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Reedville, VA

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STR Regulations for Reedville, Virginia

Overview: Are Short-Term Rentals Allowed?

Yes. Short-term rentals are allowed in Reedville, VA, but only under county rules. Reedville is an unincorporated community in Northumberland County; there are no separate city ordinances that apply. In Northumberland County, STRs require a Conditional Use Permit (CUP) and county registration (and remittance of transient occupancy tax). Practically, this means investors should plan for a zoning entitlement (CUP), followed by a county registration, and then operational compliance (tax and any local conditions). Source: Northumberland County Building & Zoning page and News on the Neck coverage of the county’s CUP approvals and conditions.

What do Airbnb hosts actually earn in Reedville?

Reedville hosts earn a median $31,114/year with $308 ADR and 47% occupancy.

Top performers pull in $48,739+ per year.

See the full Reedville market breakdown

How to Start a Short-Term Rental Business in Northumberland County (Reedville area)

Below is a practical, end-to-end roadmap based on county requirements and the county’s published application process.

  1. Confirm eligibility with zoning and CUP requirement
  • Confirm the subject property’s zoning. STRs are not a matter of right countywide; they require a Conditional Use Permit (CUP) in appropriate districts.
  • If a CUP is needed, apply through the county’s normal conditional use process. The Board of Supervisors approves CUPs after public notice and hearing.
  • Expect neighborhood input; anticipate conditions, as the Board has imposed community-specific rules in subdivisions such as Chesapeake Beach Estates (see “Specific Regulations…” below).
  • For zoning confirmation, CUP process questions, or parcel-specific advice, contact Building & Zoning (see Contact section).
  • Source: Building & Zoning; News on the Neck (CUP approvals and conditions).
  1. Prepare and submit the STR application packet to Building & Zoning
  • Complete the Northumberland County Short Term Rental Application (PDF).
  • Submit the required documents to Building & Zoning:
    • Short Term Rental Application (PDF)
    • Northumberland County Code for Short Term Rental Registry (PDF)
    • Northumberland County Code for Transient Occupancy Tax (PDF)
    • State Transient Occupancy Tax Return (PDF)
  • All Building & Zoning forms/queries are coordinated through Odessa J. Samuels, Administrative Assistant — email the completed packet and all required documents to her. Do not mail checks unless instructed.
  • Note: The county’s online page also references “State Transient Occupancy Tax Return Form.” If you prefer to complete and file the state-level return for TOT, follow the instructions on that form; otherwise, use the county’s TOT code and return process to remit locally. Source: Short Term Rental Application page.
  1. Obtain approvals and finalize registration
  • After your CUP is approved, your STR application will be processed by Building & Zoning.
  • Keep copies of your approvals and any imposed conditions on file for ongoing compliance (particularly subdivision-specific restrictions, see below). Source: County Building & Zoning page and News on the Neck report.
  1. Set up tax collection and remittance
  • Collect transient occupancy tax (TOT) from guests on stays under 90 days (county code governs; see TOT code PDF).
  • File and remit TOT per county instructions. Use the county’s Transient Occupancy Tax return process and/or the state TOT form, as directed in the STR documentation.
  • Checks are payable to “Northumberland County Treasurer,” with remittance to: Commissioner of Revenue, P.O. Box 309, Heathsville, VA 22473.
  • Consult Building & Zoning if you have questions about filing cadence or online payment options. Source: TOT code; STR application page.
  1. Operationalize the STR with compliance baked in
  • Implement guest communications and house rules aligned with county code and any CUP conditions (e.g., golf cart bans, beach/amenity restrictions, pet control, noise/garbage rules).
  • Ensure your listing and marketing materials disclose local rules and any access limitations tied to HOA/civic club amenities or deeded rights.
  • Maintain occupancy, parking, trash, and noise controls consistent with local expectations to reduce complaints and protect your permit. Source: News on the Neck; Northumberland County Code for Short Term Rental Registry.

Required Documents, Permits, Licenses, and Guidelines

  • Conditional Use Permit (CUP): Required for STRs; approved by the Board of Supervisors after public hearing.
  • Northumberland County Short Term Rental Application: Core application (PDF).
  • Northumberland County Code for Short Term Rental Registry: Local rules for registry/operations (PDF).
  • Northumberland County Code for Transient Occupancy Tax: Tax collection/remittance requirements (PDF).
  • State Transient Occupancy Tax Return: State-level TOT form if applicable (PDF).
  • Supporting Documentation: May include property information, site plans, floor plans, proof of insurance, and a list of amenities and rules as required by the application.
  • Contact for submission: Odessa J. Samuels, Building & Zoning Administrative Assistant (email preferred for all forms and questions).
  • Remittance address for TOT (if paying by check): Northumberland County Treasurer, c/o Commissioner of Revenue, P.O. Box 309, Heathsville, VA 22473.
  • Source: Short Term Rental Application page.

Specific Regulations — County, Subdivision/Community, and State

County-level (Northumberland County)

  • Permit requirement: STRs require a Conditional Use Permit (CUP).
  • Registry and operations: Governed by the Northumberland County Code for Short Term Rental Registry (PDF).
  • Transient Occupancy Tax (TOT): Required for stays under 90 days; follow the county TOT code and remit via the county return process or state TOT form as instructed (PDFs provided).
  • Submission: All STR-related forms and the application are handled through Building & Zoning. Email submissions are accepted for all forms/permits to Odessa J. Samuels.
  • Source: Building & Zoning Short Term Rental Application page.

Community/Subdivision-specific (Chesapeake Beach Estates; potential parallels elsewhere)

  • The Board of Supervisors has imposed conditions specific to subdivisions where conflicts arose. Conditions reported include:
    • Ban on short-term tenants using golf carts within the subdivision.
    • Prohibition on use of Chesapeake Beach Civic Club amenities (public beach, clubhouse).
    • Pet control requirements.
    • Additional behavioral expectations (e.g., noise, garbage, fireworks).
  • Legal note: Owners in some subdivisions (e.g., Chesapeake Beach Estates) have deeded rights to use community beaches/amenities independent of civic club membership. Whether tenants may exercise those deeded rights is a legal question beyond county authority; the Board has indicated that a court would need to resolve disputes about enforceability of civic club bylaws against tenants. Investors should consult counsel when subdivision covenants/bylaws intersect with deeded rights.
  • Expect similar conditional terms in other subdivisions if complaints drive regulatory scrutiny.
  • Source: News on the Neck article documenting actual approvals and imposed conditions.

State-level (Virginia)

  • Transient Occupancy Tax: Virginia allows localities to levy TOT on lodging for fewer than 90 days. Local procedures apply; use Northumberland County’s code/return process for local compliance and the state TOT form if directed.
  • Business registration and sales tax: Depending on the business structure and revenue, you may need state business registration and to address sales tax applicability for any taxable charges (consult your tax advisor).
  • Building/life safety: Standard state building and life-safety codes apply; ensure smoke detectors, egress, and safety standards for transient guests.
  • Source: State Transient Occupancy Tax Return (PDF) and general state frameworks referenced by county materials.

Note on Reedville-specific local rules

  • There are no separate municipal rules for Reedville; Northumberland County rules control for STRs in this area.

Contact Information — Local Authority in Charge of STRs

Northumberland County Building & Zoning (STRs, CUPs, and forms)

  • Address: P.O. Box 129, 72 Monument Place, Heathsville, VA 22473
  • Phone: (804) 580-8910
  • Fax: (804) 580-8082
  • Office Hours: Monday–Friday, 7:30 a.m. to 5:00 p.m.
  • Forms/Submissions/Questions: Odessa J. Samuels, Building & Zoning Administrative Assistant
  • TOT remittance (if paying by check):
    • Make payable to: Northumberland County Treasurer
    • Remit to: Commissioner of Revenue, P.O. Box 309, Heathsville, VA 22473
  • Source: Short Term Rental Application page.

Links to Source Pages (As Available)

Action checklist for investors

  • Confirm zoning and CUP eligibility for your parcel before purchase or lease.
  • Prepare the STR application packet and CUP materials; email Building & Zoning to initiate.
  • Build guest rules that mirror county code and any community-specific conditions.
  • Set up TOT collection, reporting, and remittance; pay by check only if directed, otherwise follow county instructions.
  • Keep a compliance file: CUP approval, application, TOT records, and community notices.

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Reedville

Market Saturation Score

036912
Oversaturated
11/ 12
months with declining YoY revenue
11–12 declining months: sustained YoY revenue decline - market is oversaturated.
View Full Reedville Market Analysis

Photos of Reedville

Overview of Reedville

Reedville is a tiny waterfront community tucked into the Northern Neck of Virginia, sitting on the western shore of the Chesapeake Bay in Northumberland County. With only a few hundred year-round residents, the village has a quiet, end-of-the-road feel, its shoreline dotted with grand Victorian-era mansions that stand as reminders of the wealth generated by the menhaden fishing industry in the late 1800s. Today Reedville is best known as a departure point for cruises to Tangier Island and as a laid-back base for exploring the Bay and the surrounding rural peninsula. It lies roughly 100 miles southeast of Washington, D.C., and about 90 miles northeast of Richmond, with the larger Northern Neck town of Kilmarnock only about 15 minutes to the north.

The Reedville Fishermen's Museum is the heart of the community's storytelling. Housed in a former 1875 fish-processing house on Main Street, the museum traces the rise of the menhaden industry, displays historic boats and fishing gear, and preserves the legacy of the immigrant and African American workers who built the town. It is an easy walk from anywhere in the village and gives visitors a clear sense of what shaped Reedville's distinctive character.

A short drive or boat ride from Reedville leads to Tangier Island, one of the Chesapeake Bay's most singular destinations. The island is reachable by passenger ferry from Reedville-area docks during the warmer months and is famous for its tight-knit watermen's community, soft-shell crab industry, and a slow pace of life that has earned it a place in regional folklore. Day-trippers can walk the small grid of streets, sample local seafood, and hear the islanders' distinctive dialect before catching the boat back to the mainland.

Just up the road, the Northern Neck region offers a string of historic small towns, working farms, and Chesapeake Bay overlooks. Heathsville, the Northumberland County seat about 20 minutes inland, has a small historic district and a handful of antique shops, while the surrounding countryside is threaded with country roads leading to public landings, vineyards, and the Rappahannock River shoreline. The area is also a recognized birding and paddling destination, particularly during the fall migration and in summer on the Bay's quieter creeks.

Reedville's appeal for short-term rental owners lies in its combination of small-town quiet and surprisingly rich visitor draw. The village's preserved architecture, waterfront setting, and proximity to Tangier Island, the Northern Neck's historic sites, and the broader Chesapeake Bay give guests a distinct experience they cannot easily find in Virginia's more developed coastal destinations, while the off-season stillness and summer boating traffic create a natural rhythm of demand that rewards well-placed rentals.

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