Amherst, Virginia Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Amherst, VA?

Yes, short-term rentals are explicitly allowed in Amherst, VA, but with significant restrictions and requirements. According to the Town of Amherst's regulations, short-term rentals are permitted in commercial zoned areas as well as R-1 and R-2 residential districts, but only after obtaining a Special Use Permit and receiving final approval from the Town Council.

The town defines a short-term rental as "any rental less than 30 days" and has established a comprehensive regulatory framework that includes application processes, management requirements, and enforcement mechanisms.

What do Airbnb hosts actually earn in Amherst?

Amherst hosts earn a median $22,176/year with $151 ADR and 51% occupancy.

Top performers pull in $31,655+ per year.

See the full Amherst market breakdown

How to Start a Short-Term Rental Business in Amherst, VA

Starting a short-term rental business in Amherst requires following a multi-step regulatory process:

Step 1: Understand Zoning Requirements

Commercial zones: STRs are permitted
R-1 and R-2 residential districts: STRs are allowed only with a Special Use Permit
All districts: Must apply for Special Use Permit regardless of zone

Step 2: Special Use Permit Application Process

Submit Application: Available at Town Hall or online at www.amherstva.gov
Pay Application Fee: $300 fee associated with the application and review process
Attend Public Hearings: The process requires:
- Advertisement for public hearing
- Review and discussion at Planning Commission meeting
- Final approval process at Town Council meeting

Step 3: Required Documentation and Plans

Management Plan (detailed requirements below)
Floor Plans designating all rooms
Site Plan showing parking arrangements and property boundaries
Resident Owner Signature acknowledging understanding of all terms and conditions

Step 4: Business License Requirements

Obtain business license before making any accommodations
Report as "retail" category under Section 58.1-3706 of Virginia Code
Annual renewal required by May 1st

Required Documents, Permits, Licenses, and Guidelines

Special Use Permit Requirements

Application Form (available from Town Hall or website)
Application Fee: $300
Management Plan (see detailed requirements below)
Public Hearing Process: Must be advertised and reviewed through Planning Commission and Council

Business License Requirements

License Type: "Retail" category classification
Annual Fee: Based on gross receipts from STR operations
Renewal Deadline: May 1st annually
Reporting Requirements: Annual review to maintain permit validity

Management Plan Requirements

Your management plan must include:

Floor Plans designating all rooms
Site Plan for parking arrangements and property boundaries
Emergency Contact Information for responsible party
Occupancy Requirements and limitations
Business Insurance Policy (general liability and property damage)
Fire Safety Equipment Documentation: Proof of fire extinguishers and appropriate detectors
Guest Registry: Digital or paper format to track guests

Safety and Compliance Documentation

Fire Extinguisher Documentation and maintenance records
Smoke Detector Documentation and maintenance records
Proof of Insurance for general liability and property damage
Emergency Contact Information posted prominently

Specific Regulations for Short-Term Rentals

Operational Restrictions

Parking: No renter/guest on-street parking allowed
Events: No outside events after 10:00 PM
Sound: No amplified sound outside the property
Occupancy Limits:
- Overnight occupancy cannot exceed advertised number of guests or beds
- If no "guest" number is advertised, occupancy cannot exceed number of furnished bed spaces
Age Requirement: No rental shall be made to guests under 21 years of age
Trash Management: Provider responsible for refuse removal and ensuring receptacles are emptied during weekly pickup

Tax Obligations

Transient Occupancy Tax (Lodging Tax):

Filing Deadline: 20th of each month for the previous month
Payment Responsibility: Owner is ultimately responsible for collection and remittance
Third-Party Platforms: If using Airbnb, VRBO, etc., they remit payments but owner must submit tax documentation
Multiple Filing Scenarios: Different reporting requirements based on whether you use intermediaries

Enforcement and Penalties

Permit Revocation: Council can remove Special Use Permit for violations
Three-Strike Rule: 3 violations result in permit revocation for 2 years
Expansion Violations: Expanding STR without new permit subjects owner to fines
Unpermitted Operations: Operating without a permit results in fines
Compliance Failure: Failure to renew business license or comply with requirements results in cease and desist orders

Additional Requirements

Contact Information: Must provide point-of-contact information to Town and keep current
Annual Review: Yearly review process to determine continued eligibility
Neighborhood Considerations: Additional restrictions may be imposed based on neighborhood concerns or unique conditions

State-Level Regulations (Virginia)

Business Classification

Virginia Code Section 58.1-3706 classifies short-term rentals under the "retail sale" category for business license purposes
Must be reported as retail business for tax purposes

Transient Occupancy Tax

Virginia localities are authorized to charge transient occupancy tax
Amherst requires monthly filing and remittance
Ultimate responsibility lies with property owner, even when using third-party platforms

Contact Information

Town of Amherst

Physical Address: 174 S. Main Street, Amherst, VA 24521
Mailing Address: P.O. Box 280, Amherst, VA 24521
Phone: (434) 946-7885
Fax: (434) 946-2087
Website: www.amherstva.gov

Planning Commission and Town Council

Application Process: Applications available at Town Hall
Meeting Schedule: Planning Commission meetings (check website for current schedule)
Public Hearings: Required for all Special Use Permit applications

Source Links

Amherst Planning Commission Meeting Agenda: https://amherstva.gov/wp-content/uploads/general/PC-Agenda-231206.pdf
Amherst County Code (Site Plan Review): https://amherstva.gov/wp-content/uploads/general/PC-Agenda-231206.pdf (same document)
Facebook Post Reference: https://www.facebook.com/NewEraProgress/posts/a-special-exception-permit-for-a-short-term-rental-of-dwelling-at-146-garrett-fa/1373344178128382/

Important Notes for Investors:

The regulatory framework is comprehensive and requires significant compliance effort
Annual renewals and reviews create ongoing administrative requirements
Enforcement is actively pursued with meaningful penalties
The $300 application fee plus business license costs should be factored into startup expenses
Given the restrictions on occupancy, parking, and events, STR properties must be carefully managed to avoid violations

Next step

Found a property in Amherst?

Paste any address and get estimated revenue, cash-on-cash return, and comparable STR performance in under 5 minutes. 3 free analyses per day.

Ask the AI Advisor about Amherst

Amherst is a small, quiet town serving as the county seat of Amherst County in the central Piedmont of Virginia, nestled in the foothills of the Blue Ridge Mountains. With a population of approximately 2,200, the town has a relaxed, historic small-town character rooted in its 19th-century architecture and its setting amid rolling countryside. Amherst is best known as a gateway to the outdoor recreation of the surrounding Blue Ridge Mountains, the Blue Ridge Parkway, and the James River, which flows nearby. The nearest major city is Lynchburg, situated roughly 15 miles to the south.

The Blue Ridge Parkway traces the crest of the mountains just a few miles west of Amherst, and the nearest scenic overlooks and access ramps are only a short drive from town. This celebrated roadway winds roughly 469 miles from Virginia's Shenandoah National Park to the Great Smoky Mountains in North Carolina, offering travelers panoramic views, hiking trailheads, and a leisurely pace through some of the most scenic terrain in the eastern United States.

A bit further north along the parkway lies the Peaks of Otter recreation area, situated about 30 miles from Amherst. The area is anchored by Sharp Top and Flat Top mountains, with the picturesque Abbott Lake nestled between them. Visitors come for the moderately steep Sharp Top trail, the easy loop around the lake, and the visitor center that interprets the natural and cultural history of the region.

The James River, which cuts through the Blue Ridge just east of Amherst, provides an entirely different kind of outdoor experience within minutes of town. Its bends through the foothills make it a popular destination for tubing, kayaking, and smallmouth bass fishing, and several public river accesses are scattered along the nearby stretch, giving guests a refreshing alternative to a day on the parkway.

A final notable draw is the proximity to the historic and cultural attractions of the greater Piedmont. Monticello, Thomas Jefferson's mountaintop home and one of America's most visited presidential landmarks, is roughly an hour to the northeast near Charlottesville, making it a feasible day trip for visitors staying in the Amherst area.

Amherst makes a compelling base for short-term rentals because of its blend of small-town charm and access to an unusually rich range of regional attractions. Travelers can spend the day hiking a Blue Ridge peak, floating the James, or touring a presidential landmark, then return to a quiet community with easy regional connections, a walkable historic core, and four distinct seasons of mountain scenery that keep the appeal of the area strong throughout the year.