Amherst, VA Airbnb Market Data, Statistics, and Occupancy Rates

Amherst Short-Term Rental Market Overview

Amherst, VA is a small, rural short-term rental market with just 18 active Airbnb listings and an average annual revenue of $24,326 per property. While the average daily rate of $221 sits well below the Virginia state average of $339, occupancy at 22% also trails the state benchmark of 34%, signaling a market where selective deal sourcing and strong property positioning are essential. With year-over-year listing growth of 117%, investor interest is clearly rising, though the limited supply base means a few new entrants can significantly shift competitive dynamics.

Key Market Statistics

According to Rabbu market data, the Amherst short-term rental market shows:

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026.

Why Investors Consider Amherst

Investors are drawn to Amherst for its favorable supply-demand balance, lower acquisition costs relative to more saturated Virginia markets, and the appeal of rural getaway demand.

Expert Market Assessment

"Amherst represents a competitive but narrow opportunity for STR investors. The ROI score of 37 out of 100 reflects average revenue-to-price ratios and below-average occupancy stability, meaning returns hinge on careful property selection and operational excellence. Seasonality is noticeable—August leads with $3,065 in average monthly revenue while January dips to $1,512—so investors should plan for meaningful cash-flow swings between peak and off-peak periods. The favorable supply/demand balance is a bright spot, but the small listing pool and low overall occupancy call for realistic revenue expectations."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Amherst

Average revenue by month in Amherst

Amherst shows clear seasonality, with August topping out at $3,065 in average revenue and January bottoming at $1,512—a spread of over $1,500 between peak and trough. Secondary peaks in May ($2,449) and October ($2,478) suggest demand tied to warm-weather recreation and fall tourism.

Active Airbnb listings by property size in Amherst

The market's 18 listings are concentrated in two segments: 7 three-bedroom properties and 5 one-bedroom units, with no data on 2-bedroom or 4+ bedroom categories. This narrow supply mix could signal opportunity for investors willing to offer mid-size or larger properties that aren't yet well-represented.

Average daily rate (ADR) by property size in Amherst

ADR jumps significantly from $137 for 1-bedroom listings to $237 for 3-bedroom properties, a 73% premium that reflects the added space and group-hosting capability. For investors, the 3-bedroom tier captures meaningfully higher nightly rates, though this must be weighed against its lower occupancy.

Average RevPAN by property size in Amherst

RevPAN is relatively close across sizes, with 3-bedroom listings at $36 and 1-bedroom units at $31. The modest gap suggests that while larger properties command higher rates, their lower occupancy narrows the per-night revenue advantage after accounting for vacant nights.

Average occupancy rates by property size in Amherst

One-bedroom properties lead with 23% average occupancy versus just 15% for 3-bedroom listings, indicating that smaller units fill more consistently in this market. Investors targeting 3-bedroom properties should plan for extended vacancy periods and may benefit from flexible pricing strategies to boost bookings during slower stretches.

Average monthly revenue by property size in Amherst

Three-bedroom properties generate $2,434 per month on average, outpacing 1-bedroom units at $1,380—a roughly 76% revenue premium driven by higher nightly rates despite lower occupancy. This makes the 3-bedroom segment the clear top earner on a monthly basis, though investors should factor in the higher carrying costs of larger homes.

Average annual revenue by property size in Amherst

On an annual basis, 3-bedroom listings earn approximately $29,214 compared to $16,563 for 1-bedroom properties. The nearly $13,000 annual revenue gap makes the 3-bedroom configuration the stronger income play, though acquisition and maintenance costs for larger properties should be carefully modeled against these returns.

Most common amenities for Airbnb listings in Amherst

Backyard access, a kitchen, and parking each appear in 94% of Amherst listings, reflecting the rural, car-dependent nature of the market and guest expectations for self-sufficient stays. Outdoor-oriented amenities like patios (89%), BBQ grills (72%), and outdoor furniture (61%) dominate, signaling that guests come to Amherst for nature-focused, private retreat experiences.

Understanding Amherst's ROI Score: 37/100

Rabbu's ROI Score is a proprietary metric that evaluates short-term rental investment potential based on multiple factors.

How the ROI Score is Calculated

What This Means for Investors

Amherst's ROI score of 37 out of 100 places it in the 'Competitive Opportunity' band, where strong investor interest meets tighter margins that demand careful property selection. The score reflects average revenue-to-price ratios and market growth, below-average occupancy stability, but an above-average supply/demand balance that could reward early movers who find the right deal. Pairing this data with thorough local regulatory research and a realistic financial model will help investors determine whether Amherst fits their portfolio goals.

Short-Term Rental Regulations in Amherst

Understanding local STR regulations is essential before investing in Amherst. Here's the current regulatory landscape:

Permit Requirements

Short-term rental operators in Amherst, Virginia may need to obtain local permits or register with the county or town before listing. Investors should verify current requirements directly with Amherst County and the Commonwealth of Virginia, as rules can evolve.

Key Restrictions

Common STR restrictions in Virginia communities can include occupancy limits, minimum stay requirements, noise and parking regulations, and HOA-level prohibitions. Before purchasing, it's wise to check whether any local ordinances or homeowner association covenants restrict or cap short-term rental activity in your target neighborhood.

Tax Obligations

Virginia requires short-term rental hosts to collect and remit applicable transient occupancy taxes, and some localities impose additional local lodging or sales taxes. Major booking platforms often handle tax collection on behalf of hosts, but investors should confirm their specific obligations with state and local tax authorities.

Regulations subject to change. Always verify with local authorities before purchasing. A Rabbu partner agent specializing in Amherst can provide current regulatory guidance.

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Amherst's STR market is likely to remain seasonal and modest in scale, with August and October continuing as revenue peaks and winter months staying soft. ADR may see incremental growth in the range of 1–3% as hosts refine pricing strategies, though occupancy improvements will depend heavily on individual property appeal and marketing. The rapid pace of new listings suggests growing awareness of the market's potential, but investors should expect competition to tighten—particularly in the 3-bedroom segment—which could temper revenue gains unless demand keeps pace with supply additions."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Amherst, VA

What is the average Airbnb occupancy rate in Amherst?

The average Airbnb occupancy rate in Amherst is currently 22%, which falls below the Virginia state average of 34%. Occupancy varies by property size, with 1-bedroom listings averaging 23% and 3-bedroom properties at 15%. These figures reflect the rural, seasonal nature of the market, and individual hosts who optimize pricing and marketing may achieve higher rates.

How much do Airbnb hosts make in Amherst?

Airbnb hosts in Amherst earn an average of $2,027 per month, or approximately $24,326 per year based on trailing 12-month data. Revenue varies significantly by property size: 1-bedroom listings average $16,563 annually, while 3-bedroom properties bring in roughly $29,214. Peak months like August can push monthly revenue above $3,000, whereas winter months tend to settle around $1,500.

Is Amherst a good market for Airbnb investment?

Amherst carries an ROI score of 37 out of 100, classified as a 'Competitive Opportunity.' The market benefits from a favorable supply/demand balance and growing investor interest, but below-average occupancy and moderate revenue-to-price ratios mean returns depend on disciplined deal sourcing and strong property management. It's best suited for investors comfortable with seasonal revenue swings and willing to differentiate their listing through quality amenities and marketing.

What is the average daily rate (ADR) for Airbnb in Amherst?

The average daily rate for Airbnb listings in Amherst is $221, compared to the Virginia state average of $339. ADR scales with property size: 1-bedroom listings average $137 per night, while 3-bedroom properties command $237. The lower ADR relative to the state reflects Amherst's rural positioning and smaller property inventory.

Are short-term rentals legal in Amherst?

Short-term rentals are generally permitted in Amherst, VA, though hosts may need to comply with local registration or permit requirements. Regulations can vary at the county and town level, so investors should check with Amherst County authorities and review any applicable HOA rules before purchasing a property for STR use.

When is peak season for Airbnb in Amherst?

Peak season in Amherst runs primarily in August, when average monthly revenue reaches $3,065, followed by strong months in May ($2,449) and October ($2,478). The off-peak season spans from November through February, with January being the softest month at $1,512 in average revenue. This seasonal pattern aligns with outdoor recreation and fall foliage tourism in the Blue Ridge region.

How many Airbnbs are there in Amherst?

As of April 2026, there are 18 active Airbnb listings in Amherst. The market is split primarily between 1-bedroom properties (5 listings) and 3-bedroom properties (7 listings). Year-over-year listing growth has been notable at 117%, indicating rising investor activity despite the market's small scale.

How is Airbnb revenue calculated in Amherst?

The annual and monthly revenue figures for Amherst are derived from the trailing 12 months of historical booking performance for active comparable Airbnb listings in the market—not a forward-looking projection. Rabbu averages each comparable listing's actual revenue per available night (RevPAN) by month over the past year, removes regional outliers, and rolls the results into a market-level historical average. This approach anchors the figures to what hosts have actually earned recently while naturally reflecting seasonal peaks and slower months, since each month uses its own historical performance. Individual results can vary based on property quality, pricing strategy, and operational management.

About Rabbu Market Data

Rabbu provides Airbnb and short-term rental market data and statistics across the United States. Our mission is to empower investors with accurate insights and easy-to-use tools, so they can confidently identify and act on the best opportunities in the Airbnb market.

What this data includes

• Regularly updated active Airbnb and STR listing counts for the Amherst, VA market
• Occupancy rates, average daily rates, and RevPAN trends by property size
• Monthly and annual revenue metrics based on trailing 12-month booking data
• Amenity prevalence data across active listings to inform property setup decisions
• Home value estimates sourced from the Zillow Home Value Index (ZHVI)

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing 12-month historical averages and may not capture very recent market shifts. Local regulations, HOA rules, and tax obligations can change; investors should verify current requirements before purchasing.