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Virginia county rules

Amherst County, VA vacation rental rules and taxes

Amherst County allows “short-term tourist rentals” by right in its A-1, R-1, and V-1 districts only on a home with its own driveway onto a state road and at least 500 feet from the nearest house; otherwise, and in R-2 and R-3, you need a special exception. Every rental needs a county-approved site plan before its zoning permit, two adults per bedroom, and septic pumped or inspected every three years. Stays pay 5.3% sales tax plus a 5% lodging tax.

Checked against official sources November 7, 2026
Market
Amherst 44 Airbnb listings
By right
A-1, R-1, V-1 with conditions
Single driveway onto a state-maintained road, 500 feet from the nearest dwelling; in R-1 and V-1 the neighbors are notified. Also by right in B-2.Source
Special exception
Everything else
Including all of R-2 and R-3.Source
Site plan
Required before the zoning permit
Approved by the Planning Commission or zoning administrator.Source
Guests
2 adults per bedroom
Adults are over 16. Bedrooms per the health permit or certificate of occupancy.Source
Taxes
5.3% sales + 5% lodging tax
The Town of Amherst also reports 5%.Source

We read the county code through a secondary publisher; the use list was last amended in 2024 and 2025. It doesn’t list a permit fee or local-contact rule. Confirm with Amherst County Planning before you list.

The Town of Amherst sets its own zoning; see its page.

What to do

  1. Check whether you need a special exception

    In A-1, R-1, and V-1, a rental is allowed by right only if the home has a single driveway onto a state-maintained road and is at least 500 feet from the nearest dwelling (and, in R-1 and V-1, the adjoining owners are notified). Otherwise, and in R-2 and R-3, apply for a special exception; the notice is posted on the property before the hearing.Source

  2. Get a site plan approved

    Before the county issues the building and zoning permit, submit a site plan with a maintenance schedule for approval by the Planning Commission or the zoning administrator. Mark the property boundaries or guest areas clearly.Source

  3. Meet the operating rules

    Keep guests to two adults per bedroom, park all guest cars in the driveway or a parking area (never along the road) and boats and trailers on the lot, and have the septic pumped or inspected every three years.Source

  4. Taxes on each stay

    Stays under 90 days owe 5.3% sales tax, and stays under 30 days also owe the local transient occupancy tax. Airbnb collects both on its bookings. If guests pay you directly, file sales tax with Virginia Tax. Amherst County’s lodging tax is 5%. For direct bookings, ask the Commissioner of the Revenue how to register and file.Source

Inspection checklist

What the inspector looks for, from Amherst County, Virginia’s published checklist.

  • Fire extinguisher2-pound minimum, ABC-rated, working.Source
  • Smoke detectorsIn every bedroom and on each floor outside the bedrooms.Source
  • SepticPumped out or inspected every three years.Source

House rules for guests

Parking
Driveway or parking area only
No guest vehicles along roads at any time.Source
Appearance
No outside changes
Source

Towns

Full guide

Amherst

We found no short-term rental rules for Amherst. Stays owe 5.3% sales tax + 5% town lodging tax; Airbnb collects these on its bookings.

Sources

A plain-language summary to help you prepare, not legal advice. Rules and fees change; confirm with the office before you apply. Spot something out of date? Email hello@licensedrental.com.