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County · Virginia
971 square miles of Valley farms and mountain forest, wrapped around two independent cities
County
Augusta County is a 971-square-mile Shenandoah Valley county of 77,487 people, with Staunton and Waynesboro as independent cities in its borders. Its county seat moved to Verona in 2026. Most recent Bright MLS sales, as of October 2026, fell between $310,000 and $535,000, with a median near $380,000.
Life here
Augusta County is big enough to behave like several places. At 971 square miles, it is the second-largest county in Virginia by total area, behind only one other. It was cut from Orange County in 1738, and its present borders date to 1790. Staunton and Waynesboro sit inside it as independent cities, not part of the county for taxes, schools or services, so mailing addresses and jurisdiction do not always match.
The land is mostly rural. The Valley floor is farmland and rolling pasture, the Blue Ridge forms the eastern wall, and mountain ridges rise to the west. Public land is large: the George Washington National Forest, Shenandoah National Park and the Blue Ridge Parkway all reach into the county. Natural Chimneys Regional Park near Mount Solon, owned by the county, has seven limestone towers 65 to 120 feet tall, a campground on the North River and a jousting tournament held every August since 1821.
The towns and communities have distinct personalities. Craigsville is an incorporated town, and Grottoes is shared with Rockingham County. Fishersville, Verona, Stuarts Draft, Weyers Cave, Churchville, Mount Sidney, Crimora and others are unincorporated, so county services and taxes apply. The largest employers include the school division, Augusta Medical Center, Hershey and McKee Foods, and the county has its own pages for Fishersville, Verona and Stuarts Draft.
Neighborhoods & homes
Recent Bright MLS closed sales in Augusta County, as of October 2026, included 68 houses and one townhome. Most fell between $310,000 and $535,000, with a median near $380,000. The typical sold home was built around 1993, holds about 1,890 square feet and sits on roughly half an acre. Current Bright listings are 22 houses and 6 land parcels, most priced from $300,000 to $500,000. Bright holds only a slice of local listings, so this is a snapshot, not a county total.
The largest group of sales are single-family houses on lots near half an acre, built mostly from the 1970s to the 2000s, in communities such as Verona, Fishersville and Stuarts Draft. Public water and sewer are available in parts of these areas, but not everywhere.
Beyond the growth areas, the county is farmland, with houses on several acres to a few hundred. Ask about wells, septic, drainage, access roads, fencing, farm-use tax assessment and whether neighbors' livestock or spraying affect the property.
Western and eastern edges of the county run toward national forest land. Lots there can be steep and remote, and winter road access, internet service and emergency response times vary by address.
Six land parcels appear in current Bright listings, and thirteen sold recently. Confirm zoning, soils, flood zones and utility availability before assuming a lot can be built on.
For Sale
80 AVENUE OF TREES Staunton, VA 24401
$179,900
For Sale
336 BALD ROCK RD Verona, VA 24482
$1,195,000
For Sale
593 HILLTOP DR Staunton, VA 24401
$354,900
For Sale
413 DINWIDDIE AVE Waynesboro, VA 22980
$255,000
For Sale
336 GEORGE HOME RD Waynesboro, VA 22980
$439,900
For Sale
1917 HERMITAGE RD Waynesboro, VA 22980
$279,900
For Sale
96 RIDGETOP DR Weyers Cave, VA 24486
$995,000
For Sale
80 TEABERRY PL Fishersville, VA 22939
$315,000
Shortcuts
Lower-priced homes for first-time buyers and investors.
Easy-care homes that are simple to run.
Houses with room to spread out.
Building lots, raw land and rural parcels.
Homes built in 1940 or earlier.
Homes built in 2025 or later.
Things to do
Give Staunton a day: the Blackfriars Playhouse, the Woodrow Wilson Presidential Library, Gypsy Hill Park and the Frontier Culture Museum are all just inside the county's borders. Staunton is its own city, but the county surrounds it and shares its sightseeing loop.
Spend the other day outside town. Walk the Augusta Springs Wetlands Trail, a handicap-accessible loop with two ponds and 185 reported bird species. Drive the part of the Blue Ridge Parkway that lies in the county for views toward the Valley, or camp at Natural Chimneys. In August, watch the jousting tournament, held on the third Saturday.
Getting around
I-81 runs north-south through the county and I-64 crosses it east to west, meeting near Staunton and Fishersville. Route 250 and U.S. 11 serve as the main alternatives. Shenandoah Valley Regional Airport, in Weyers Cave, has limited commercial service, and Charlottesville and Richmond offer more flights. Distances vary widely within the county: Craigsville and Churchville are far from the interstate. Drive times are typical, off-peak.
Schools
Augusta County Public Schools serves the county from its offices at 18 Government Center Lane in Verona. It has five high schools: Buffalo Gap, Fort Defiance, Riverheads, Stuarts Draft and Wilson Memorial in Fishersville. Staunton and Waynesboro operate their own city divisions, so confirm the school division for any address.
Before you buy
Staunton and Waynesboro are independent cities, Craigsville and Grottoes are towns, and most communities are unincorporated. Taxes and services differ, so confirm jurisdiction on any property.
Rural properties usually rely on private wells and septic systems. Test water quality and inspect the system before closing.
Parts of the county sit along the North River, Middle River and other streams. Check flood maps and insurance for any property near water.
Internet options vary by location, and some ridge and hollow addresses have limited service. Ask providers about a specific address.
Much of the Valley floor is limestone, and sinkholes can open in karst. Ask about past ground movement before buying low-lying ground.
Western and mountain addresses can sit a long way from shopping, hospitals and the interstates. Time the drive yourself.
Verona. The county moved its courts and county seat from Staunton in June 2026 after about 281 years. The new courthouse is about 124,000 square feet, and the county government offices are at 18 Government Center Lane.
No. At 971 square miles it is the second-largest by total area and third by land area.
No. They are independent cities located inside the county's borders, with their own governments, taxes and school divisions. Addresses can be confusing, so confirm the jurisdiction for each property.
Recent Bright MLS sales, as of October 2026, mostly fell between $310,000 and $535,000, with a median near $380,000. Bright holds only a slice of local listings, so ask for a search that includes every feed.
Options include the George Washington National Forest, Shenandoah National Park, the Blue Ridge Parkway, Natural Chimneys Regional Park and the Augusta Springs Wetlands Trail. Check each for current conditions and access.
Nearby
Staunton i
Verona i
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Joanne Knauf can walk you through Augusta County homes, prices and what to check before you buy. Call (540) 607-0682.
