Communities
HarrisonburgRockingham CountyStauntonWaynesboroAugusta CountyFishersvilleShenandoah CountyPage CountyAll communitiesValley Guide
Home types by town, what each locality charges in tax, and what to check on land, water and floodplain
The short answer
Valley homes range from bluestone houses and townhomes in the cities to subdivision lots, farms and mountain cabins in the counties. Real estate tax is set per $100 of assessed value by each locality and billed twice a year. Harrisonburg's rate is $1.01 for fiscal 2026-27. Rural buyers should check wells, septic, karst and flood maps.
Valley Guide
Home types follow geography. Cities have older grid streets and townhomes, nearby counties have subdivisions on lots of a quarter to half an acre, and the outer edges have farms, river land and mountain parcels. The price ranges below are where most recent Bright MLS sales fell as of October 2026, not a forecast, and individual homes land outside them.
Harrisonburg
Late-1800s to mid-1900s houses sit beside downtown and the university, with townhomes, condos and newer subdivision houses toward the edges. Most recent sales fell between $285,000 and $390,000.
Staunton
Victorian and Greek Revival houses fill the historic districts, while ranch and split-level houses dominate the rest. Most recent sales fell between $245,000 and $475,000, so condition and age drive price.
Waynesboro
Townhomes make up a large share of recent sales, alongside newer detached houses on small lots and older grid streets near downtown. Most recent sales fell between $285,000 and $430,000.
Rockingham and Augusta counties
Subdivisions around Penn Laird, Verona, Fishersville and Stuarts Draft sit beside farmettes, acreage and the Massanutten resort. Most recent sales fell between $315,000 and $525,000 in Rockingham and $310,000 and $535,000 in Augusta.
Shenandoah and Page counties
Town houses in Woodstock, Strasburg, Luray and Shenandoah sit alongside river parcels, farmettes and mountain cabins. Most recent sales fell between $270,000 and $430,000 in Shenandoah County and $240,000 and $410,000 in Page County, with cabins and acreage listing higher.
Valley Guide
Each Virginia locality sets its own rate per $100 of assessed value, usually once a year with its budget. Independent cities, counties and incorporated towns each bill separately, so a house inside a town may carry both a county and a town bill. Reassessments change the picture: a county can cut its rate and homeowners can still pay more if values rose. Always confirm the current rate with the locality before you budget.
Harrisonburg
The city lists $1.01 per $100 of assessed value for July 1, 2026 to June 30, 2027. Bills are split into halves due December 5 and June 5, with a 10 percent late penalty and interest after that.
Shenandoah County
The county's tax page lists $0.64 per $100 for 2025 and says a general reassessment took effect January 1, 2026, so the rate on 2026 bills differs. Bills are due June 5 and December 5. Town residents also get separate town bills.
Page County
Property is assessed as of January 1, the Board of Supervisors sets the rate each year, and payments are due June 5 and December 5 to the Treasurer in Luray. Tax relief programs for the elderly and veterans are listed on the county site.
Rockingham County
The Commissioner of the Revenue at 20 E. Gay St., Harrisonburg handles real estate records, tax relief for the elderly or disabled (application by April 1) and the Land Use program. Payments are due June 5 and December 5.
Staunton, Waynesboro, Augusta County
Each posts its adopted rate through its Commissioner of the Revenue, Treasurer or budget documents. Ask the office for the rate in effect for the current tax year and the date of the last reassessment before comparing homes.
Valley Guide
Outside city and town water lines, the land itself is part of what you are buying. Limestone bedrock under much of the Valley floor, private wells and septic systems, and river bottoms all deserve a look before you make an offer. Most of these checks are inexpensive compared with the cost of a surprise afterward.
Counties
Where a locality has adopted it, farm and forest land can be taxed on use value instead of market value. State code sets generally five acres for agricultural use and open space and 20 for forest. If the use changes, rollback tax covers the five most recent complete years where no sliding scale applies.
Rural addresses
The Virginia Department of Health oversees onsite sewage systems and private wells. It offers a combined septic and well application, searchable records for existing systems and a Be Well Informed Virginia water tool. Request records and a water test on any rural purchase.
Valley floor
Most people in the Valley live on limestone, dolostone and shale, a landscape prone to sinkholes. Dramatic collapses are uncommon, though Staunton had one in 1910 that damaged several homes. Virginia Energy publishes sinkhole mapping along the Interstate 81 and U.S. 11 corridor.
River and creek lots
Search any address on the FEMA Flood Map Service Center, then order a flood zone determination and an insurance quote. The South Fork gauge near Luray lists flood stage at 14 feet, 25 floods since 1896 and fall as the most common season.
Valley Guide
Statewide loan programs and local zoning both matter here, especially for buyers planning to rent a home part of the year. Rules for short-term stays are local, and tax is collected separately. Programs and terms change, so confirm current details directly with the lender or locality.
Statewide
Programs include conventional, FHA, VA and USDA loans, a Down Payment Assistance Grant, a Closing Cost Assistance Grant and a Plus Second Mortgage. Many require a free homebuyer course. Listed minimums run from 620 to 640 credit score.
Harrisonburg
A homestay is allowed by right for fewer than 90 nights a year. A full short-term rental needs a special use permit from City Council. Both require annual registration, owner occupancy and a business license.
Page County
Homes, cabins and cottages rented for fewer than 30 days owe a 10 percent lodging tax on gross receipts, due the 20th of the following month. Providers register with the Commissioner of the Revenue.
Staunton
Staunton regulates short-term rentals through its city code, including registration with the Commissioner of the Revenue. Confirm zoning with city planning and check HOA covenants before you buy a home to use as a rental.
Three cities
Harrisonburg, Staunton and Waynesboro each have a redevelopment and housing authority that administers rental assistance. Contact the authority for current waitlists and eligibility rules.
Before you move
Real estate tax is billed to the owner as of January 1, with the liability attaching to the land. Buyer and seller split it at settlement, and your settlement attorney works out what is due. Ask whether a bill is outstanding before you close.
A house inside an incorporated town may owe both county and town real estate tax, billed separately. Confirm the town boundary on the county tax map, because a mailing address in a town name does not guarantee town limits.
Shenandoah County's general reassessment took effect January 1, 2026, and the county page lists the 2025 rate separately from the new one. A new assessed value changes the bill even when the rate holds steady. Ask when the last reassessment happened and when the next is due.
Before you offer on a rural home, request the septic permit and pump-out record, a water test and the well location. A failed system can cost far more than the inspection that finds it. A lender may ask for these too.
A property outside a mapped flood zone can still flood, and a property inside one may need coverage if a lender requires it. Get an insurance quote before the inspection period ends, not after closing.
The city lists $1.01 per $100 of assessed value for July 1, 2026 to June 30, 2027. Taxes are billed in two halves, due December 5 and June 5. A $300,000 assessment at that rate comes to about $3,030 a year before any relief programs.
Often yes. Shenandoah County notes that residents of incorporated towns receive separate bills from the town in addition to the county bill. Independent cities such as Harrisonburg, Staunton and Waynesboro are not part of a county and send a single city bill.
It lets a locality tax qualifying farm, forest, horticultural and open space land on its use value instead of market value. State code sets generally five acres, or 20 for forest. If the land is taken out of the program, rollback tax is due for the five most recent complete years in localities without a sliding scale.
Enter the address on the FEMA Flood Map Service Center for the official map, then ask a lender or surveyor for a flood zone determination and get an insurance quote. Low ground along the Shenandoah River forks and creeks is where to look first.
It depends on the locality. Harrisonburg allows homestays by right for under 90 nights and requires a special use permit for other short-term rentals. Page County taxes stays under 30 days at 10 percent. Check zoning, business license, tax registration and any HOA rules before you buy.
This guide is a starting point for newcomers. Hours, programs, providers and boundaries change, so confirm details with the organization. A listing here is not an endorsement.