Amherst's composite score of 76.5 significantly exceeds the national median of 50.0, placing it in the upper tier of American counties by livability. The county demonstrates strength across affordability and tax dimensions.
2 / 5
Top performer among Virginia counties
At 76.5, Amherst scores above Virginia's state average of 70.3, ranking among the Commonwealth's strongest counties overall. This performance puts it ahead of most peer jurisdictions statewide.
3 / 5
Excellent affordability and low taxes
Amherst excels in housing affordability (cost score: 80.1) with median home values of $197,200 and rents at just $842/month, plus strong tax treatment (tax score: 88.0, effective rate 0.506%). This combination delivers exceptional purchasing power.
4 / 5
Modest incomes require budget discipline
The income score of 27.3 reflects a median household income of $67,298, below state standards. Independent research on school quality, health services, and safety would strengthen livability assessment.
5 / 5
Excellent for modest-income families
Amherst best serves middle-income families and retirees prioritizing affordability and low taxes in a small-town environment. The county's combination of low costs and reasonable taxes maximizes livability for budget-conscious households.
Amherst's composite score of 76.5 significantly exceeds the national median of 50.0, placing it in the upper tier of American counties by livability. The county demonstrates strength across affordability and tax dimensions.
Top performer among Virginia counties
At 76.5, Amherst scores above Virginia's state average of 70.3, ranking among the Commonwealth's strongest counties overall. This performance puts it ahead of most peer jurisdictions statewide.
Excellent affordability and low taxes
Amherst excels in housing affordability (cost score: 80.1) with median home values of $197,200 and rents at just $842/month, plus strong tax treatment (tax score: 88.0, effective rate 0.506%). This combination delivers exceptional purchasing power.
Modest incomes require budget discipline
The income score of 27.3 reflects a median household income of $67,298, below state standards. Independent research on school quality, health services, and safety would strengthen livability assessment.
Excellent for modest-income families
Amherst best serves middle-income families and retirees prioritizing affordability and low taxes in a small-town environment. The county's combination of low costs and reasonable taxes maximizes livability for budget-conscious households.
Score breakdown
5 dimensions have live data. 3 more coming as vertical sites launch.
🏛88
Property Tax
Effective property tax rate vs national benchmarks
At 0.506%, Amherst County's effective property tax rate sits notably below the national median of 0.71%, ranking it in the bottom 30% of U.S. counties. The median tax of $997 is less than 37% of the national median of $2,690, reflecting both lower rates and modest property values.
Amherst ranks among Virginia's most affordable counties
At 0.506%, Amherst's effective rate is 25% below Virginia's state average of 0.671%, placing it in the bottom tier statewide. The median tax of $997 is roughly half the state median of $1,960, making Amherst one of Virginia's most tax-friendly rural counties.
Amherst offers lower taxes than surrounding Piedmont areas
Amherst's 0.506% rate compares favorably to most Central Virginia neighbors, offering steady tax affordability for rural property owners. Median home values near $197,200 align with regional norms, but Amherst's lower rate provides genuine savings.
Amherst homeowners typically pay under $1,000 yearly
A median-value home at $197,200 generates approximately $997 in annual property taxes at Amherst's 0.506% rate. Those with mortgages pay $1,056, while owners without mortgages pay $940.
Amherst residents can appeal if overassessed
Despite low effective rates, individual properties in Amherst can still be overvalued on the assessment roll. Homeowners who believe their properties are assessed above fair market value should file an appeal—a process that could further reduce their annual tax obligation.
Amherst residents spend just 15.0% of household income on rent, well below the national average of 18.6%, with median rent of only $842 and household income of $67,298. This mountain county offers some of Virginia's most generous housing-to-income ratios.
Virginia's second-most affordable county
Amherst's rent-to-income ratio of 15.0% ranks among Virginia's very best, 3.6 percentage points below the state average of 18.6%. The median gross rent of $842 is the second-lowest in the state, beaten only by nearby Alleghany County.
Rivals Alleghany for best rural value
Amherst's $842 rent edges out Appomattox ($883) and Amelia ($972) while falling just above Alleghany's $774, offering comparable affordability among central Virginia's best options. Its rent-to-income ratio of 15.0% trails only Alleghany's 16.8%.
Balanced housing costs on modest incomes
Renters pay $842 monthly while homeowners pay $867—nearly identical burdens—on a median household income of $67,298. Together, housing consumes just 15% of income, exceptional value for working families seeking stability.
Amherst suits affordability-first families
If you're relocating with a household income around $65,000 and want to minimize housing costs, Amherst offers some of Virginia's best value alongside solid local schools and community stability. The county's proximity to Lynchburg adds educational and employment opportunities.
Amherst County's median household income of $67,298 runs about 10% below the national median of $74,755, placing the county slightly below the U.S. average. Households here earn roughly $7,457 less annually than the typical American family.
Slightly below Virginia's income mean
Amherst's median household income of $67,298 is about 10% below Virginia's state average of $74,957. The county's per capita income of $36,275 is close to the state average of $39,155, indicating fairly distributed earnings.
Amherst compares solidly to surrounding counties
Amherst's $67,298 median income is comparable to nearby rural Virginia counties and slightly above the lowest-earning Appalachian peers. This middle-tier position reflects a mix of agricultural, manufacturing, and service-sector employment.
Strong affordability for housing
Amherst's rent-to-income ratio of 15.0% is among the best in the state, indicating housing costs consume just 15% of median income. The median home value of $197,200 is highly accessible, making Amherst an affordable place to build home equity.
Capitalize on housing savings to invest wisely
Amherst's exceptional housing affordability frees up income for long-term investing and retirement savings. Consider setting up automatic transfers to an IRA or 401(k), exploring employer matches, and consulting a financial advisor about strategies that align with your timeline and goals.
Amherst County residents live to 75.5 years—about 3.8 years below the U.S. average of 79.3 years. At 18.2%, the poor/fair health rate exceeds the 17% national average, though only modestly, suggesting moderate health challenges.
Tracking near Virginia's state average
Amherst's 75.5-year life expectancy closely mirrors Virginia's state average of 75.1 years, placing the county at the midline of state health outcomes. The 18.2% poor/fair health rate sits above the state average, suggesting room for improvement.
Mid-range health outcomes for region
Amherst residents live longer than those in nearby Amelia (73.6 years) but shorter than Appomattox (77.2 years). The county's 22 primary care providers per 100K falls well below Albemarle (139 per 100K), indicating rural capacity constraints.
Moderate access challenges remain
With 22 primary care providers per 100,000 residents, Amherst offers limited capacity compared to urban centers. At 7.8%, the uninsured rate sits just below the state average of 7.9%, though insured residents still navigate limited local provider networks.
Secure and review your coverage
Review your current plan at healthcare.gov or call 1-800-318-2596 to ensure continuous coverage. For uninsured residents, explore Medicaid and marketplace options tailored to rural Virginia needs.
Amherst County's composite risk score of 20.99 rates as very low and falls significantly below Virginia's state average of 33.27. The county's piedmont location provides natural insulation from coastal and seismic extremes.
Very low risk in Virginia's middle tier
Amherst ranks among Virginia's safest 25 percent of counties with a score of 20.99, well removed from the state's higher-risk coastal and urban centers. The county maintains stable low-risk profile across multiple hazard categories.
Slightly elevated compared to nearest peers
Amherst's 20.99 score sits between rural Appomattox (5.09) and Albemarle (78.15), reflecting its piedmont position. The county enjoys similar safety margins to Amelia (11.96), though wildfire risk (45.13) is notably higher.
Wildfire and flood pose manageable risks
Amherst's wildfire risk (45.13) and flood risk (41.57) represent the county's most significant hazard exposures, though both remain moderate. Tornado, earthquake, and hurricane risks all stay well below state averages.
Focus on fire safety and drainage
Maintain defensible space around structures with cleared vegetation to reduce wildfire vulnerability, and ensure proper grading and drainage around foundations. Standard homeowners insurance should cover most local risks.