Total monthly cost of ownership
Cost to Own a Home in Amherst County, Virginia
A $197,000 home here costs
$1,585per month, all in — with 20% down at today's 6.66% 30-year fixed rate.
A standard mortgage calculator would have told you $1,013. The real number is $572 higher every month — 56% more than the payment most buyers budget for.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
How Amherst County compares
Amherst County ranks 2,670th of 3,133 US counties by effective property tax rate, meaning property taxes here are lower than in 463 counties and higher than in 2,669. Within Virginia it ranks 113th of 133.
The numbers behind this page
| Measure | Amherst County | Source |
|---|---|---|
| Median home value | $197,200 | ACS B25077 |
| Median real estate taxes paid | $997 | ACS B25103 |
| Effective property tax rate | 0.506% | Derived |
| Median gross rent | $842 | ACS B25064 |
| Occupied housing units | 12,702 | ACS B25003 |
| Population | 31,385 | ACS B01003 |
| Residential electricity price | 17.61¢/kWh | EIA 5.6.A |
| 30-year fixed mortgage rate | 6.66% | Freddie Mac PMMS |
Other counties in Virginia
Compare the cost of the same home elsewhere in the state.
Questions about owning here
What is the property tax rate in Amherst County?
The effective property tax rate in Amherst County, Virginia is 0.506% of home value per year. On the county's median home value of $197,200, that works out to about $997 annually, or $83 per month.
How much does it cost to own a home in Amherst County?
A $197,000 home in Amherst County, Virginia costs approximately $1,585 per month with 20% down at 6.66%. That breaks down as $1,013 principal and interest, $83 property tax, $99 insurance, $226 utilities and $164 set aside for maintenance.
Why is this higher than the payment my lender quoted?
Lender quotes usually show principal and interest only, and sometimes property tax and insurance. They almost never include electricity, water or a maintenance reserve. Here those add about $390 a month, which is why the real cost is 56% above the mortgage payment alone.
Is it cheaper to rent in Amherst County?
Median gross rent in Amherst County, Virginia is $842 per month, compared with $1,585 to own the median home outright. Renting is cheaper month to month, though rent does not build equity and is not fixed for 30 years.
How much is the electric bill in Amherst County?
Virginia residential electricity averages 17.61¢ per kWh. At the US average household usage of 899 kWh per month, that is about $158. Actual bills vary considerably with house size, insulation and climate.
Sources & methodology
- Median home value, real estate taxes paid, gross rent, occupied units and population — US Census Bureau, American Community Survey ACS 2023 5-Year, tables B25077, B25103, B25064, B25003, B01003.
- Effective property tax rate — median real estate taxes paid divided by median home value.
- Mortgage rate — Freddie Mac PMMS, updated weekly.
- Residential electricity price — US Energy Information Administration, Electric Power Monthly, Table 5.6.A.
- Homeowners insurance (0.60%/yr), maintenance (1%/yr) and water and sewer ($68/mo) are modelled national estimates, not quoted figures. Every one is editable above.