States · Virginia · Amherst County

Amherst, Virginia.

Typical home $293,784 (+3.7% in a year). Lynchburg, VA metro.

What it costs per month · Amherst $1,542/mo

to buy the typical home at today's mortgage rate — +$837 (+119%) since Jan 2020.

What the home itself did
1 year
Up $10,599 +4%
$283,185$293,784 since Sep 2025
5 years
Up $66,129 +29%
$227,655$293,784 since Sep 2021

Monthly payment to buy the typical home

Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.

$500 $1,000 $1,500 $2,000 2002 2006 2010 2014 2018 2022 2026 Amherst $1,542 Virginia $2,164 United States $1,922
$500 $1,000 $1,500 $2,000 2002 2010 2018 2026
  • Amherst$1,542
  • Virginia$2,164
  • United States$1,922

At the last five years' pace, a typical home here doubles in price every 14 years.

Typical home values in Amherst, VA rose 3.7% over the past year — faster than the nation's +1.2%.

Living in Amherst, Amherst County, Virginia

Amherst is a town of 2,110 people in Amherst County. Unemployment in Amherst County was 3.5% in August 2026, and the county had 4.1% fewer jobs in 2025 than the year before. The most people in Amherst County work in schools and health care, then manufacturing.

People 2,110 in the 2020 census
Household income Too few homes in Amherst for the Census survey to measure.
Unemployment 3.5% Amherst County, August 2026; 3.6% a year before
Homes Too few homes in Amherst for the Census survey to measure.

Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.

What it’s like

The place. Amherst is a small town and the seat of Amherst County in central Virginia. It is a place where a typical home costs less than in much of the country, and household incomes across the county sit below the typical American level. Winters are cold but not severe, with the coldest weather in January, and summers turn hot in July. Rain and melted snow fall steadily through the year.

Work. Most residents work in schools, hospitals and social care, with manufacturing, shops and professional and business services also employing many people. Among the largest workplaces in town are Amherst County Public Schools and Hill Valley Healthcare. Across Amherst County, there were fewer jobs last year than the year before, though unemployment has stayed close to where it stood a year earlier. Fewer adults hold a four-year degree than in the country as a whole, and the typical commute is a short one.

Things to do. The Buffalo River runs in or beside town, and the Piney River is a short drive away. A longer drive brings you to Crabtree Falls, one of the best known waterfalls in the area, and to James River State Park, a protected area along the river. History is close by as well, at Appomattox Court House National Historical Park, also a longer drive away.

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  • 865households
  • 26%of adults have a degree
  • 9%below the poverty line
  • 20 mintypical commute
  • 15%work from home

What people in Amherst County work in

  • Schools, hospitals and social care27%
  • Manufacturing14%
  • Shops (retail)13%
  • Professional and business services8%
  • Restaurants, hotels and entertainment7%
  • Building trades6%

Employed residents by industry, from the Census survey. Amherst County had 7,835 jobs in 2025, 4.1% fewer than the year before (Bureau of Labor Statistics).

Weather through the year

Average daily high and low for each month: coldest in January, 48° and 26°; warmest in July, 87° and 66° 20° 40° 60° 80° J 48° 26° F M A M J J 87° 66° A S O N D
Average daily high and low for each month: coldest in January, 48° and 26°; warmest in July, 87° and 66° 20° 40° 60° 80° J 48° 26° F M A M J J 87° 66° A S O N D

Coldest in January, with highs near 48° and lows near 26°; warmest in July, with highs near 87° and lows near 66°. About 46 inches of rain and melted snow a year.

Average daily high and low, 1991–2020, at the Tye River Southeast weather station, 8 miles away (NOAA).

Largest workplaces in Amherst

  1. Amherst County Public SchoolsSchool district682FTE
  2. Hill Valley HealthcareNursing homes155
  3. Horizon Wellness Center AmherstMental health centers and clinics, outpatient35
  4. AmherstMail and parcel delivery22

Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 4 workplaces with 20 or more staff, 1,101 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.

Natural hazards

  1. Strong windRelatively high
  2. LightningRelatively high
  3. Inland floodingRelatively moderate
  4. Winter weatherRelatively moderate

FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Amherst’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.

From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Amherst County and the Lynchburg, VA metro.

Amherst home values

Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.

$200,000 $300,000 $400,000 2018 2020 2022 2024 2026 Amherst $293,784 Virginia $412,252 United States $366,157
$200,000 $300,000 $400,000 2018 2022 2026
  • Amherst$293,784
  • Virginia$412,252
  • United States$366,157
Property tax, 2026 roll $995/yr median bill inside Amherst, effective 0.40% of estimated value — current assessment rolls, AssessorSearch Data Lab, quality-gated against the county's official figures

Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.

Sellers are cutting prices on about 1 in 4 Amherst listings — the market is cooling.

When this market ran hot

Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.

JFMAMJJASOND
2026
2025
2024
2023
2022
2021
2020
2019
2018
falling flat warming hot overheating runaway

Market heat, inside the city limits

Share of listings with a price cut

The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.

10% 20% 30% 2023 2024 2025 2026 Amherst 28.22% United States 26.90%
10% 20% 30% 2023 2024 2025 2026
  • Amherst28.22%
  • United States26.90%

Homes for sale

Active for-sale inventory. More supply hands power to buyers.

20 40 60 80 2018 2019 2020 2021 2022 2023 2024 2025 2026 Amherst 45
20 40 60 80 2018 2022 2026
  • Amherst45

New listings per month

Sellers arriving at the market.

5 10 15 2026 Amherst 9
5 10 15 2026
  • Amherst9

Zip codes with a Amherst address

A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Amherst — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.

Zip codes in Amherst