Highland View, Richmond, KY — A Neighborhood Guide

By Jason Smith, REALTOR® — Keller Williams Legacy Group, Richmond, KY

What it's like to live in Highland View

Highland View is one of Richmond's established in-town neighborhoods, sitting on the east side of the city along Irvine Road (U.S. 52) in ZIP 40475. Where the Marcum Woods guide covered Richmond's newest street, this is the opposite end of the spectrum: a settled, lived-in neighborhood whose core streets — Highland View Drive and the Irvine View streets — were built out over decades. The setting is classic Richmond: single-story homes on real yards, mature trees, and a location that keeps you plugged into town. Head west on Irvine Road and you're in downtown Richmond; head east and the city gives way to the countryside toward Waco.

The homes and what they cost

This is ranch country. The neighborhood's housing stock is mostly one-story single-family homes — brick ranches and brick-veneer ranches are the norm — with roots in the late 1950s and 1960s and later homes added into the 1970s and early 2000s. Floor plans tend to be practical: roughly 1,000 to 1,700 square feet, most with one or two bathrooms, and lots that range from in-town parcels to about a half acre on Highland View Drive. Prices follow the size and condition. Recent activity in and around the neighborhood runs from the low $170,000s up to about $275,000: a four-bedroom ranch on Highland View Drive sold for $270,000 in July 2026, and I currently have two Irvine Road listings in the neighborhood — 1709 Irvine Road at $171,000 (3 bed, 1 bath, 1,080 sq ft, all-brick ranch on a double lot of about 0.44 acre with a full unfinished basement) and 1711 Irvine Road next door at $175,000 (2 bed, 1 bath, 1,232 sq ft). At these numbers, Highland View is one of the most accessible ways into a Richmond address.

What's nearby

Day-to-day Richmond is close at hand. Downtown — the courthouse square, local restaurants, and West Main Street — is a few minutes west, and Eastern Kentucky University is roughly a 10-minute drive — in the orbit of campus life without being student housing. The Lake Reba Recreational Complex — the lake, trails, Paradise Cove Water Park, and Gibson Bay Golf Course — is just minutes away on the northeast side of town, and listings in the neighborhood regularly call out that proximity. Grocery stores, pharmacies, and everyday shopping are spread along the Eastern Bypass and E Irvine Street corridor, and Irvine Road itself feeds into the Robert R. Martin Bypass, which connects you to I-75 (Exits 87 and 90) and the run north to Lexington.

Schools

Highland View is served by Madison County Schools. Per the MLS school information shown for Highland View Drive and Irvine View Street addresses, that's Daniel Boone Elementary School, Clark-Moores Middle School, and Madison Central High School. Attendance zones can shift as the county grows, so confirm the assignment for your specific address with the district before you buy — I'm glad to walk you through it.

The honest tradeoffs

An established neighborhood asks different questions than a new build. Homes here date from the late 1950s forward, so condition varies house to house — some have been updated, others are sold as-is and priced with work in mind, and one-bathroom floor plans are common at this price point. Irvine Road is a working through-road (U.S. 52), so homes fronting it see more traffic than the side streets behind them. The flip side is value: you're buying an in-town Richmond location, a real yard, and a one-story floor plan at a price the newer subdivisions can't touch — which is exactly why this pocket draws both first-time buyers and investors.

Highland View FAQ

Where exactly is Highland View in Richmond, KY?

Highland View is an established subdivision on Richmond's east side, around Highland View Drive and Irvine Road (U.S. 52), ZIP 40475. Downtown Richmond is a few minutes west, and the road east runs toward Waco and the Madison County countryside.

How much do homes cost in Highland View?

Recent listings and sales in the neighborhood run from the low $170,000s to about $275,000, depending on size, lot, and condition. My two current listings there — 1709 and 1711 Irvine Road — are priced at $171,000 and $175,000.

What schools serve Highland View?

Per MLS listings for Highland View Drive and Irvine View Street addresses, the schools are Daniel Boone Elementary School, Clark-Moores Middle School, and Madison Central High School. Confirm your specific address with Madison County Schools, since boundaries can change.

What kind of homes will I find in Highland View?

Mostly one-story ranches — many of them brick — built from the late 1950s through the early 2000s, typically 1,000 to 1,700 square feet. Lots range from in-town parcels to about a half acre, and full basements show up in some of the Irvine Road homes.

How far is Highland View from downtown Richmond, EKU, and I-75?

Downtown Richmond is a few minutes west on Irvine Road, and Eastern Kentucky University is roughly a 10-minute drive. Irvine Road connects to the Robert R. Martin Bypass for I-75 access at Exits 87 and 90 and the drive north to Lexington.

Also see our Marcum Woods neighborhood guide — Richmond's newest neighborhood, with brand-new homes on one-acre lots on the northeast side of town.

Thinking about a home in Highland View — or curious what your current home is worth in this market? I'm glad to help either way.

Jason Smith, REALTOR® — Keller Williams Legacy Group · (859) 358-5563 · www.RichmondKYHomes.com

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