Regulations >
Virginia >
Leesburg

Want to see how Leesburg compares to other top cities in Virginia?  Explore all city regulations in Virginia. →

B

Leesburg, VA

Generally Investor Friendly

Local STR Agent

Local STR Agent

Leesburg STR Expert
Leesburg, Virginia skyline

STR Regulations for Leesburg, Virginia

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

Yes, short-term rentals are explicitly allowed in Leesburg, Virginia, subject to specific regulations at the city, county, and state levels. Leesburg classifies these rentals as "Homestay Rentals" and operates under both town-specific ordinances and Loudoun County regulations. The Virginia State Code § 15.2-983 provides the foundational legal framework, defining short-term rentals as accommodations for fewer than 30 consecutive days in exchange for compensation.

Investors must navigate a dual regulatory environment: Loudoun County's short-term rental ordinances apply county-wide, while the Town of Leesburg has its own homestay rental regulations that supersede county rules within town limits. Both systems require registration, permits, and compliance with zoning requirements.

What do Airbnb hosts actually earn in Leesburg?

Leesburg hosts earn a median $38,139/year with $254 ADR and 53% occupancy.

Top performers pull in $62,117+ per year.

See the full Leesburg market breakdown

How to Start a Short-Term Rental Business in Leesburg

Initial Assessment and Planning

Before listing your property, conduct a comprehensive zoning analysis using Loudoun County's online mapping system to determine which zoning ordinance applies to your specific property. This will dictate whether you follow the current (2023) Loudoun County Zoning Ordinance or the 1972 ordinance (primarily applicable to Sterling's Countryside community).

Verify whether your intended rental model—whole house, room rental, or accessory structure—complies with local zoning requirements. Some configurations may require minor special exceptions or special exceptions, which involve additional legislative review processes.

Town of Leesburg Process

  1. Apply for Homestay Home Occupation Permit

    • Submit application through the eTRAKiT portal
    • Provide required documentation (detailed below)
    • Pay $50 permit fee
    • Submit in January or during the calendar year of intended operation

  2. Pre-Inspection Scheduling

    • Town staff will contact you to schedule a mandatory pre-inspection
    • Property must demonstrate compliance with safety and zoning requirements

  3. Business License Registration

    • Contact the Business Tax Office to obtain your business license
    • Complete any additional tax registrations required

Loudoun County Process (for properties outside Leesburg town limits)

  1. Annual Registration

    • Register online by July 1 of each calendar year (no fee)
    • Submit confirmation documentation for records

  2. Zoning Permit Application

    • Complete appropriate zoning permit application based on your property's ordinance
    • Submit required documentation package
    • Pay $165 application fee

  3. Business Tax Registration

    • Register with Commissioner of the Revenue for annual reporting
    • File required business taxes annually by March 1

Required Documents, Permits, Licenses, and Guidelines

Town of Leesburg Requirements

Homestay Home Occupation Permit Application:

  • Local authorized agent contact information (if applicable)
  • Signed property owner consent form
  • Sketch plan showing entire lot, house, and parking areas
  • Homestay location specification (principal dwelling, basement, or accessory dwelling)
  • Number of rental bedrooms
  • $50 permit fee

Additional Town Requirements:

  • Town of Leesburg Business License (contact Business Tax Office)
  • Annual permit renewal (free) by January 31 each year
  • Pre-inspection completion prior to permit issuance

Loudoun County Requirements

Annual Property Registration:

  • Online registration form
  • Confirmation email documentation
  • Compliance with registration deadline (July 1)

Zoning Permit Application Package:

  • Completed zoning permit application (appropriate to property's ordinance)
  • Parking diagram showing dwelling location and required parking (minimum 1 off-street space)
  • Floor plan showing rented rooms and safety compliance
  • Individual Sewage Disposal System Capacity Verification (if not on public sewer)
  • For commercial whole house: Roads/Access documentation for properties without frontage on Class I or II roads
  • $165 application fee

Business Tax Documentation:

  • Business registration with Commissioner of the Revenue
  • Business Personal Property Tax annual filing
  • Transient Occupancy Tax compliance (8% of gross rental revenue)
  • Business License Tax filing (if more than 7 overnight rooms available)

State-Level Requirements

Virginia Code § 15.2-983 Compliance:

  • Adherence to state-defined short-term rental parameters
  • Understanding of exemptions to registration requirements
  • Compliance with transient occupancy tax obligations

Specific Regulations for Short-Term Rentals

Town of Leesburg Homestay Rental Regulations

Operational Limits:

  • Maximum 6 guests per night (may be reduced to meet building code requirements)
  • Maximum stay less than one 30-day period
  • No more than one homestay use per lot or parcel

Property Use Restrictions:

  • Primary residential dwelling (whole or partial) may be rented
  • Accessory structures permitted as homestay rentals
  • No exterior signage advertising the rental property

Parking Requirements:

  • No additional parking required if entire principal dwelling is used
  • Minimum 1 off-street parking space (maximum 2) if basement or detached accessory structure is used
  • On-street parking may satisfy requirements for H-1 Overlay District properties with established residential parking permits

Compliance and Enforcement:

  • Pre-inspection required before permit issuance
  • Annual permit renewal mandatory
  • Zoning Administrator may modify parking requirements under specific circumstances
  • Failure to register results in immediate termination of unregistered use
  • Civil penalties apply for violations

Loudoun County STR Regulations

Registration Requirements:

  • Annual registration by July 1 (free)
  • $500 fine for failure to register

Zoning Compliance:

  • Zoning permit required for all STRs
  • Some whole house rentals require minor special exception or special exception
  • Address assignment required for public safety response (911 access)

Business Operations:

  • Equipment in rental spaces subject to Business Personal Property Tax
  • 8% Transient Occupancy Tax applies
  • Business license taxes apply for operators with more than 7 overnight rooms
  • Annual tax filings required by March 1

Additional Considerations:

  • Environmental health permits required for bed and breakfast operations serving up to 18 guests with food service
  • Compliance with applicable HOA regulations
  • Town-specific regulations supersede county rules within incorporated areas

Contact Information for Local Authorities

Town of Leesburg

Community Development Department - Zoning Division

Business Tax Office

Public Works Department (Parking Permits)

  • Phone: 703-771-2791

Town Main Contact

  • Phone: 703-777-2420
  • Address: 25 West Market Street, Leesburg, VA 20176

Loudoun County

Building & Development Department

  • Phone: 703-777-0220
  • Address: 1 Harrison Street S.E., P.O. Box 7000, Leesburg, VA 20177-7000
  • Online Portal: LandMARC system for zoning permit applications

Commissioner of the Revenue - Business Tax Division

  • Phone: 703-777-0260
  • Email: Business Tax Division

Loudoun County General Contact

  • Phone: 703-777-0100
  • Mailing Address: P.O. Box 7000, Leesburg, VA 20177
  • Government Center: 1 Harrison St. SE, Leesburg, VA 20175

Environmental Health Department

  • Phone: 703-777-0234
  • Email: Health Department

Links to Source Pages

Primary Regulatory Sources

Application Portals

Legal and Regulatory Documents

Business and Tax Resources

Helpful Tools and Maps

This comprehensive guide provides investors with the essential regulatory framework for operating short-term rentals in Leesburg, Virginia. Success requires careful attention to both county and town requirements, proper permit acquisition, and ongoing compliance with all applicable regulations.

Next step

Found a property in Leesburg?

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 Leesburg

Free brief

Get the free Leesburg STR Investment Brief

Revenue data, top neighborhoods, seasonal trends, and the key regulations for Leesburg, Virginia in one email.

Leesburg

Market Saturation Score

036912
Mild Saturation
4/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full Leesburg Market Analysis

Photos of Leesburg

Overview of Leesburg

Leesburg is the seat of Loudoun County in northern Virginia, set among the rolling hills roughly 35 miles northwest of Washington, D.C. The town has a population of about 53,000, giving it a small-town feel even as the Washington metropolitan area presses in around it. Brick sidewalks, preserved eighteenth- and nineteenth-century architecture, and a compact historic core give the town an unhurried, traditional Virginia character. Leesburg is perhaps best known as a gateway to Loudoun's celebrated wine country, its rolling horse country, and the foothills of the Blue Ridge Mountains, and it draws visitors who want a quieter, more pastoral experience within easy reach of the capital.

Downtown Leesburg anchors the experience, with its tree-lined streets, locally owned shops, breweries, and restaurants clustered around the Loudoun County Courthouse. The historic district is walkable and dense with restored Federal- and Victorian-era buildings, making it a natural gathering point for visitors exploring the area. Just outside the town center, the Washington and Old Dominion Railroad Regional Park, a paved multi-use trail that runs more than 45 miles from Arlington out through Loudoun County, offers a flat, scenic route for cyclists and walkers passing directly through town.

A few miles west of downtown lies Morven Park, a roughly one-thousand-acre historic estate that includes a museum complex, formal gardens, walking trails, and active equestrian facilities. The grounds host a range of events throughout the year, from equestrian competitions to seasonal garden tours, and offer visitors a glimpse of the county's Gilded-Age country-house tradition. South of Leesburg, about a ten-minute drive, Oatlands Historic House and Gardens preserves a Greek Revival mansion surrounded by terraced gardens and farmland, providing a quieter, more contemplative stop that complements the busier in-town attractions.

Loudoun's wine country radiates outward from Leesburg in nearly every direction, with dozens of tasting rooms and vineyards scattered through the surrounding countryside within about a fifteen- to thirty-minute drive. Routes 9, 15, and 7 thread through tasting destinations, many of which pair their wines with vineyard views of the Blue Ridge to the west and horse country estates to the north. Together, these surroundings make Leesburg a flexible base for travelers who want a historic, walkable town paired with countryside, vineyards, and easy access to both the Shenandoah foothills and the broader Washington, D.C. region.

Want to know if a property in Leesburg is a good investment?

Enter an address to get instant revenue potential and comps.