Locations / Chesterfield County / Moseley, VA
Custom Home Builder in Moseley, VA
One ZIP code, two counties. A Moseley address can sit in Chesterfield or in Powhatan, and which one it is changes your tax bill, your permit office and your rules.
Why Moseley
Why Build in Moseley?
Moseley is an unincorporated area west of Richmond that spans two counties. The 23120 ZIP code covers parts of both Chesterfield and Powhatan, so two houses a few minutes apart can be under different tax rates, different permit offices and different rules about what you may build. It is the first thing we check on a Moseley lot, and it is the thing most buyers do not know to ask.
- 01
The County Line Runs Through the ZIP Code
A 23120 address tells you the post office, not the jurisdiction. Chesterfield charges $0.89 per $100 of assessed value for 2026; Powhatan charges $0.77. On a $700,000 assessment that is $6,230 a year against $5,390 — an $840 annual difference decided by which side of a line your parcel falls on. We confirm the county against the parcel before you make an offer.
- 02
Two Very Different Building Markets
Chesterfield permitted 1,845 single-family homes in 2024 at an average reported construction value of $208,232. Powhatan permitted 115 at $266,579. Same ZIP code, and the two sides could not be less alike: one is among the busiest building markets in Virginia, the other is quiet, rural and mostly build-on-your-lot.
- 03
Utilities Depend on the Side, Too
The Chesterfield side of Moseley carries the master-planned communities and generally the public utilities that come with them. Powhatan has essentially no public water or sewer, so a parcel there means well and septic, a Health Department soil evaluation, and a design that follows the drainfield. Neither is better. They are different projects.
- 04
We Already Build Here
Summer Lake is in Moseley, on the Chesterfield side, and we build there — see Summer Lake. Magnolia Green, Westerleigh and FoxFire are neighbours. If you are choosing between a community lot and raw land further west, we will walk you through what each actually costs to build on.
- 05
Master-Planned or Genuinely Rural, in the Same Search
Because Moseley covers both, a search for it returns finished neighbourhoods and open acreage side by side. Be clear with yourself about which you want before you fall for a lot — the build, the budget and the timeline differ far more than the listings suggest.
- 06
A Railroad Stop That Became a Suburb
Moseley began as a Chesterfield railroad stop on land bought from William Moseley, carrying freight from the western foothills to the James. Most of what is here now went up after the late twentieth century, which is why the area reads as new even though the name is not.
How We Build Here
Two Ways to Build in Moseley
Which one applies to you is decided by the county your parcel sits in, not by preference.
- 01
On the Chesterfield Side — Community or Infill Lot
Public utilities are usually available, lot sizes are tighter, and the rules come from Chesterfield. This is the side with the master-planned communities, Summer Lake among them, and the side where most Moseley homes get built.
- 02
On the Powhatan Side — Build on Your Lot
Essentially no public water or sewer, so you are on well and septic with a Health Department evaluation driving the site plan. Powhatan requires a land disturbance permit above 10,000 square feet, though a single-family dwelling can file an Agreement in Lieu of a Plan instead if disturbance stays under an acre.
- 03
We Confirm the County Before You Commit
A parcel lookup takes minutes and settles the tax rate, the permit office and the utility question in one go. Doing it before an offer rather than after is the single most useful thing you can do on a Moseley lot.
- 04
Then One Contract, Either Way
Whichever side you land on, site work, utilities, the house and the finishes run as a single contract with one schedule and one point of contact.
Frequently Asked Questions
Building in Moseley — Common Questions
Is Moseley in Chesterfield or Powhatan County?+
Both. Moseley is an unincorporated area and the 23120 ZIP code spans the two counties, so a Moseley address can be in either. It matters: Chesterfield’s 2026 real estate tax rate is $0.89 per $100 and Powhatan’s is $0.77, and the permit office, utility availability and rules differ as well. We confirm the county against the parcel before you make an offer.
What does it cost to build a custom home in Moseley?+
It depends which side you are on. Chesterfield’s 2024 permits averaged $208,232 in reported construction value across 1,845 single-family homes; Powhatan’s averaged $266,579 across 115 (U.S. Census Bureau). Both figures are the structure only, before land, site work and utilities — and on the Powhatan side, well, septic and driveway are real money that the figure excludes.
Does Keel build at Summer Lake?+
Yes. Summer Lake is in Moseley on the Chesterfield side and we build there — see Summer Lake. We also build on raw land elsewhere in Moseley, including the Powhatan side.
Will I need well and septic in Moseley?+
On the Powhatan side, almost certainly — the county has essentially no public water or sewer, and the Virginia Department of Health issues both permits. On the Chesterfield side, public utilities are usually available, particularly within the master-planned communities. It is parcel by parcel, and we check it up front.
What is the tax rate in Moseley?+
Whichever county your parcel is in. Chesterfield is $0.89 per $100 of assessed value for 2026 — $6,230 a year on a $700,000 assessment. Powhatan is $0.77, or $5,390.
Sources
Where These Numbers Come From
Every figure on this page comes from a public record, linked below. Tax rates are adopted each spring and we re-check them then; permit data is released annually by the Census Bureau. If a number here is out of date, tell us and we will correct it.
Chesterfield County real estate tax rate
Chesterfield County — Board of Supervisors adopts FY2026 budget (chesterfield.gov) · 2026 rate
Powhatan County real estate tax rate
Powhatan County — Tax Rates (powhatanva.gov) · 2026 rate
Single-family permit counts and average construction value
U.S. Census Bureau — Building Permits Survey, annual county file (www2.census.gov) · 2024 release
Average construction value is reported valuation divided by units — the structure as declared on the permit. It excludes land and is not a sale price.
Moseley is an unincorporated area spanning Chesterfield and Powhatan counties
Wikipedia — Moseley, Virginia (en.wikipedia.org)
Take the Next Step
Talk With Us
Book 15 minutes to answer your home building, financing, or land search questions.
Walk Your Lot
We walk the property with you and flag access, soil, septic, and build constraints.
Plan Your Build
Two ways to get your bearings before you talk to anyone.
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