Housing Market Report
Amherst County, VA
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$253,361
▼ 1.6% year-over-year
Days to Pending
--
Homes For Sale
92
Avg Rent/Month
$1,139
The Amherst County, VA housing market is showing signs of cooling. The average home value is $253,361, down 1.6% year-over-year as of February 2026. 0.1% of active listings have had a price cut.
There are currently 92 homes for sale in the county, with 21 new listings hitting the market each month.
The average asking rent in Amherst County is $1,139 per month. For investors, the gross rent multiplier on a median-priced home is approximately 18.5, indicating moderate cash flow potential.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Amherst County with 10% down is $1,572. That is $434 more per month than the average rent, making renting the more affordable short-term option.
Bottom-tier homes (under the 33rd percentile) are currently valued at $159,916, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Amherst County Housing Market at a Glance
Key metrics for Amherst County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $252,631 | $252,827 | $253,361 | ▲ 0.3% |
| Single Family Value | $252,917 | $253,116 | $253,648 | ▲ 0.3% |
| Median List Price | $337,667 | $339,300 | $333,767 | ▼ 1.2% |
| Avg Rent/Month | $1,187 | $1,167 | $1,139 | ▼ 4.0% |
| Homes For Sale | 102 | 99 | 92 | ▼ 9.8% |
| New Listings | 28 | 25 | 21 | ▼ 25.0% |
| % Listings w/ Price Cut | 0.3% | 0.2% | 0.1% | ▼ 51.9% |
Home Values
Amherst County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Amherst County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $263,298 in Amherst County. 1-bedroom units start at $138,462.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $138,462 | ▲ 0.6% | ▼ 3.8% |
| 2 Bedrooms | $175,983 | ▲ 0.2% | ▼ 3.6% |
| 3 Bedrooms | $263,298 | ▲ 0.2% | ▼ 1.4% |
| 4 Bedrooms | $332,584 | ▲ 0.2% | ▼ 0.2% |
| 5+ Bedrooms | $403,189 | ▲ 0.1% | ▲ 1.1% |
The table above reflects average home values and rent in Amherst County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Amherst County, bottom-tier homes are valued at $159,916.
Bottom Tier
Under 33rd percentile
$159,916
▼ 4.0% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$253,361
▼ 1.6% YoY
Typical buyer range
Top Tier
Over 67th percentile
$387,726
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Amherst County.
Homes For Sale
92
21 new/month
% Listings w/ Price Cut
0.1%
Median List Price
$333,767
Affordability
Monthly Cost to Own in Amherst County
Estimated mortgage payments on the median-priced home at current rates. Compare against the average rent of $1,139/month to evaluate buy vs. rent.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $1,998/mo |
| 10% down | $1,911/mo |
| 20% down | $1,567/mo |
Avg rent in this market: $1,139/month · Mortgage estimates based on Zillow data at prevailing rates
Rental Market
Rent Trends in Amherst County
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. At current prices, the price-to-rent ratio is 18.5x annual rent.
Avg Asking Rent
$1,139
Year-over-Year
--
Month-over-Month
-2.4%
▼ 2.4%
Price-to-Rent Ratio
18.5x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Amherst County vs. Lynchburg
How Amherst County compares to the broader Lynchburg metropolitan area.
| Metric | Amherst County | Metro Avg |
|---|---|---|
| Avg Home Value | $253,361 | $279,264 |
| Days to Pending | -- | -- |
| % Sold Below List | -- | 0.6% |
| Avg Rent/Month | $1,139 | $1,325 |
By Neighborhood
Home Values in Amherst County by ZIP Code
Compare home values and price trends across neighborhoods in Amherst County. Click any ZIP to see its full market report.
Nearby Markets
Other Counties in VA
Explore home values and trends in other VA counties. Compare markets to find investment opportunities.
Accomack
$236,874
▼ 2%Last year
Albemarle
$544,769
▲ 2%Last year
Rent: $1,997/mo
Alexandria City
$673,561
▲ 1%Last year
Rent: $2,212/mo
Alleghany
$173,555
▲ 1%Last year
Amelia
$315,037
▲ 5%Last year
Appomattox
$277,704
▲ 8%Last year
Arlington
$810,771
▲ 0%Last year
Rent: $2,576/mo
Augusta
$349,153
▲ 4%Last year
Rent: $1,410/mo
Frequently Asked Questions
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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