HOPEWELL · 23860 Serving the Wonder City

Property management at the confluence
of the rivers.

Hopewell sits where the Appomattox River meets the James, on land that's been continuously inhabited since 1613 — the second-oldest English settlement in America after Hampton. We manage 20+ homes here — tied with Church Hill for our largest neighborhood concentration — across the City Point Historic District, the DuPont-built A and B villages, and the residential streets that grew when Hopewell exploded from 400 residents in 1916 to over 20,000 in a few short months.

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— The Hopewell rental market

Numbers from our portfolio, not third-party guesses.

These figures come from the homes we actively manage in ZIP 23860 — averaged across our Hopewell portfolio. No Zillow estimates, no public-record approximations. The numbers we use to price your rental.

20_homes

Currently managed in Hopewell.

$1,250_avg

Average monthly rent across our Hopewell portfolio. Single-family and multi-unit combined.

23_days

Average days to lease a Hopewell vacancy.

7.0_%

Annual rent growth in our Hopewell portfolio.

— PORTFOLIO SNAPSHOT, Q2 2026 · UPDATED QUARTERLY

— About the neighborhood

About Hopewell.

What makes Hopewell distinctive — historically, architecturally, and as a rental market.

— The history

Where Grant ran the Civil War, 1864-65.

Hopewell's footprint includes City Point, established by Sir Thomas Dale in 1613 as "Bermuda Cittie" — the second-oldest continuously inhabited English settlement in America after Hampton. (Jamestown was the first, but it's no longer inhabited.) City Point was incorporated as a town in 1826 and annexed by Hopewell in 1923.

The city's strategic position at the confluence of the James and Appomattox Rivers made it pivotal in the Civil War's Siege of Petersburg (1864-65). General Ulysses S. Grant established his headquarters at Appomattox Manor at City Point and directed the war's final ten months from there. President Lincoln visited in 1864 and 1865. Today the site is preserved as part of the Petersburg National Battlefield.

Modern Hopewell was built by DuPont in 1914 as a guncotton manufacturing town. The population exploded from 400 to 20,000 in a few months — earning Hopewell the nickname "the Wonder City." DuPont built three planned villages: A Village (management housing), B Village (white workers), and South B / South City (Black workers). Aladdin kit homes from the era still stand. After DuPont left following WWI, Tubize Corporation, Allied Chemical, and Hercules Chemical took over the industrial sites. Hopewell was incorporated as an independent city in 1916.

Appomattox Manor at City Point, the Civil War headquarters of Lt. General Ulysses S. Grant during the 1864-65 Siege of Petersburg — Appomattox Manor — Grant's HQ at City Point. Lincoln stayed three weeks here in April 1865.

Virginia state historical marker for City Point: first settled as Bermuda Cittie by Sir Thomas Dale in 1613, annexed to Hopewell in 1923 — City Point — first settled 1613, annexed to Hopewell 1923.

— The contemporary

A city actively rediscovering itself.

Hopewell has been working through a long economic transition since the mid-20th century — most of its middle class moved to Prince George and Chesterfield counties during the suburban expansion of the 1960s and 70s, and several major plants closed. But the city has been actively revitalizing: a renovated marina, a state-of-the-art public library, and the restored 1928 Beacon Theatre (now hosting acts from Vanilla Ice to Loretta Lynn).

The City Point Historic District is the architectural heart — 85 contributing buildings on a peninsula at the confluence of two rivers, including Appomattox Manor (1763), St. John's Episcopal Church (1840), and the South Side Railroad Depot. The DuPont-era A Village preserves Aladdin kit houses and other early-20th-century industrial-town housing.

Hopewell is on the National Park Service's Petersburg National Battlefield circuit and draws Civil War heritage tourism. The city also has one of the most distinctive birding profiles in Virginia — its riverside parks regularly produce vagrant warblers and rare gulls.

The restored Beacon Theatre in downtown Hopewell, Virginia, with its vertical marquee and historic brick façade — The restored Beacon Theatre — downtown Hopewell.

— Who Hopewell is for

Two kinds of people we work with most in Hopewell.

Every Richmond neighborhood has its own renter and owner profile. Hopewell's profile is distinct enough that we've built our approach around it.

— FOR OWNERS

Investors who understand industrial-town economics.

Hopewell rentals work for owners who understand the city's specific economics: smaller homes (DuPont built a lot of compact worker housing), affordable acquisition prices relative to Richmond, steady rental demand from local industrial employment (Honeywell, Evonik, WestRock paper mill, and the surrounding chemical plants), and Fort Gregg-Adams (formerly Fort Lee) just across the city line.

We've been managing here long enough to understand the housing stock — the DuPont-era A Village kit houses have specific maintenance characteristics, the City Point Victorians need historic-construction expertise, and the post-war neighborhoods have their own profile. Generic Richmond property managers don't make the trip down to Hopewell, which is part of why our 20-home portfolio here is one of our largest concentrations.

— FOR RESIDENTS

Renters who want more for less, close to Fort Gregg-Adams.

Our Hopewell residents are often military families and personnel from Fort Gregg-Adams, employees at the local industrial plants and paper mill, Richmond commuters who wanted larger homes than Richmond offers at the same price, and longtime Hopewell families. The city has a tight-knit feel that residents either love or feel doesn't fit them.

If you need walking-distance to Richmond's restaurant scene, this is the wrong city. If you want a 1920s Aladdin kit house, a Victorian on a street that overlooks two rivers, or a postwar bungalow with a real yard — for meaningfully less than equivalent Richmond inventory — Hopewell is exactly that.

— Common questions

Hopewell property questions, answered.

What does it cost to rent in Hopewell?

Our Hopewell portfolio averages around $1,250/month — among the most affordable markets we manage. Smaller homes and apartments can run $850-$1,100. Larger 3+ bedroom Victorians or restored DuPont-era homes can command $1,400-$1,700. Hopewell offers genuinely more square footage per dollar than equivalent Richmond markets.

Tell me about the City Point Historic District.

City Point is the historic heart of Hopewell — 85 contributing buildings on a peninsula at the confluence of the James and Appomattox Rivers, listed on the National Register of Historic Places in 1979. It's where Grant ran the Civil War from 1864-65 and where Lincoln visited. Today it's a residential neighborhood with a mix of 19th-century homes, the Petersburg National Battlefield's City Point Unit, and waterfront access.

What about the DuPont kit houses I keep hearing about?

DuPont built three planned villages here in 1915-16 to house the workers at their guncotton plant — A Village (management), B Village (white workers), and South B (Black workers). Many of the homes were Aladdin kit houses (mail-order homes shipped by rail). The buildings have specific maintenance characteristics that come from kit construction. We have direct experience managing these properties.

How is Fort Gregg-Adams (formerly Fort Lee) for the rental market?

Fort Gregg-Adams is a major military installation just across the city line, and military families and personnel are a significant portion of our Hopewell rental demand. Renamed in 2023 in honor of Lieutenant General Arthur Gregg and Lieutenant Colonel Charity Adams. The base supports stable rental demand, and we work with families on standard military-friendly lease terms.

Is Hopewell safe?

Like most cities, it depends on the neighborhood. The City Point Historic District, A Village, and the established residential blocks have low crime and engaged civic associations. Some adjacent areas have been in transition longer. We can speak to any specific street based on direct experience there.

Why do you have so many properties in Hopewell?

Two reasons. First, Hopewell offers strong fundamental rental economics: affordable acquisition, steady demand from Fort Gregg-Adams and local industrial employment, and homes with character at non-Richmond prices. Second, most Richmond property managers won't drive down here — which means we have less competition and better local relationships. We've grown our Hopewell portfolio deliberately because the math works.

Property management at the confluence
of the rivers.

Numbers from our portfolio, not third-party guesses.

About Hopewell.

Where Grant ran the Civil War, 1864-65.

A city actively rediscovering itself.

Two kinds of people we work with most in Hopewell.

Investors who understand industrial-town economics.

Renters who want more for less, close to Fort Gregg-Adams.

Available rentals in Hopewell right now.

Loading Hopewell rentals…

Hopewell property questions, answered.

Looking to buy, rent, or list in Hopewell?

Property management at the confluenceof the rivers.

Numbers from our portfolio, not third-party guesses.

About Hopewell.

Where Grant ran the Civil War, 1864-65.

A city actively rediscovering itself.

Two kinds of people we work with most in Hopewell.

Investors who understand industrial-town economics.

Renters who want more for less, close to Fort Gregg-Adams.

Available rentals in Hopewell right now.

Loading Hopewell rentals…

Hopewell property questions, answered.

Property management across the metro.

Looking to buy, rent, or list in Hopewell?

Property management at the confluence
of the rivers.