Updated 2025 Tax Year

Amherst County
Property Tax Guide

Everything you need to know about property taxes in Amherst County, VA. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources

8 min read

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Quick Facts

Tax Rate

$0.57 per $100 assessed value (base rate), varies by special taxing districts

1st Due

Dec 5

Exemptions

4+ Available

Section 1

How Property Tax Works

Amherst County, Virginia operates on an annual property tax system that serves as a primary funding source for essential county services including schools, public safety, infrastructure maintenance, and general government operations. Property owners in Amherst County pay taxes based on the assessed value of their real estate, with the county conducting regular reassessments to maintain current market valuations.

The effective tax rate varies depending on your specific location within Amherst County due to special taxing districts that may impose additional levies for services like fire protection, water and sewer, or other municipal services. Property owners should verify their exact tax rate based on their property's location and any applicable district assessments. The county's property tax system follows Virginia state guidelines while maintaining local control over tax rates and assessment procedures.

Section 2

What Makes Up Your Tax Bill

Component	Rate (per $100)	Description
County Real Estate Tax	$0.610	Base county tax rate for FY 2025
Special District Taxes	Varies	Additional rates may apply based on location
Town of Amherst	Additional Rate	Properties within town limits subject to municipal taxes

Note: The $0.610 per $100 of assessed value represents the base county rate for FY 2025. Properties located within special taxing districts such as service districts, town boundaries, or other municipal areas may be subject to additional tax rates. Property owners should verify their total effective rate by checking with the Amherst County Commissioner of Revenue or reviewing their tax bill for all applicable district taxes.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Amherst County, property taxes are due in two installments:

First Installment

Dec 5

Delinquent after Dec 10

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.

Section 4

Supplemental Tax Bills

Supplemental taxes in Amherst County are additional tax bills issued when there are changes to property ownership, value, or classification that occur after the annual assessment date. Common triggers include new construction completion, property transfers that remove exemptions, additions or improvements that increase property value, or corrections to previous assessments.

Supplemental taxes are calculated using the current tax rate applied to the change in assessed value, prorated from the effective date of the change through the end of the tax year. For example, if a $50,000 addition is completed and assessed in January, the supplemental tax would be $50,000 ÷ 100 × $0.610 × remaining months in the tax year ÷ 12 months. These supplemental bills are typically issued within 30-60 days of the triggering event and have separate due dates from regular annual tax bills.

Example Calculation

$300,000 Property:

Assessed Value: $300,000
Less: Homestead Credit (if eligible): Variable based on income
Net Taxable Value: $300,000 (assuming no credits applied)
Annual Tax: $300,000 ÷ 100 × $0.610 = $1,830
Monthly (if escrowed): $152.50

$600,000 Property:

Assessed Value: $600,000
Less: Homestead Credit (if eligible): Variable based on income
Net Taxable Value: $600,000 (assuming no credits applied)
Annual Tax: $600,000 ÷ 100 × $0.610 = $3,660
Monthly (if escrowed): $305.00

$1,000,000 Property:

Assessed Value: $1,000,000
Less: Senior/Disability Credit (if eligible): Requires application and income qualification
Net Taxable Value: $1,000,000 (assuming no credits applied)
Annual Tax: $1,000,000 ÷ 100 × $0.610 = $6,100
Monthly (if escrowed): $508.33

Note: Tax credits require separate applications and income/age qualifications. Credits are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Amherst County require property tax escrow accounts for borrowers with less than 20% equity. Your lender collects monthly payments equal to your estimated annual property tax divided by 12, plus a cushion amount (typically 2 months of payments) as required by federal regulations. The escrow account ensures timely payment of your property taxes and protects the lender's security interest in the property.

Lenders typically pay Amherst County property taxes directly from your escrow account before the March 1 due date. After payment, you should receive an annual escrow analysis showing the previous year's activity and any adjustments needed for the coming year. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted. You can verify that taxes were paid correctly by checking with Amherst County's online tax records or contacting the Treasurer's office directly.

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Section 6

Frequently Asked Questions

Q: When are Amherst County property taxes due for FY 2025? A: Property taxes are due March 1, 2025. This is also the deadline for personal property tax filings and tax-exempt property form submissions.

Q: What tax credits are available and do I need to apply? A: Virginia offers various tax credits including homestead credits for qualifying householders, senior/disability credits, and veteran exemptions. All credits require separate applications and are not automatically applied. Contact the Commissioner of Revenue for specific applications and deadlines.

Q: How does the homestead credit work? A: The homestead credit limits annual assessment increases rather than reducing market value. It requires annual filing and income qualification. This credit caps how much your assessment can increase each year, providing tax relief for qualifying owner-occupied properties.

Q: How often does Amherst County reassess properties? A: Virginia law requires reassessment at least every six years. Amherst County follows a regular reassessment schedule. Property owners receive assessment notices and have appeal rights during designated appeal periods.

Q: What are the penalties for late payment? A: Late payments typically incur interest charges and penalties as specified in the county code. Contact the Treasurer's office for current penalty rates and payment options if you've missed the due date.

Q: Can I pay property taxes online? A: Check the Amherst County website or contact the Treasurer's office directly for current online payment options and accepted methods.

Q: Do I pay additional taxes if I live within Town of Amherst limits? A: Yes, properties within incorporated town boundaries are subject to both county and municipal tax rates. Your total effective rate will include both components.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed during the designated appeal period following reassessment notices. Contact the Commissioner of Revenue for appeal forms, deadlines, and procedures specific to the current assessment cycle.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

County

Tax Rates for County, City, Town, and Districts. TY 2024tax.virginia.gov

Town of Amherst FY 25 Budgetamherstva.gov

TC-Agenda-251210.pdfamherstva.gov

Tax Doc

INFORMATION FOR AMHERST TAX PAYERSamherstma.gov

County

August-12-2025-BOS-Packet-reduced.pdf - Nelson Countynelsoncounty-va.gov

State

Real Estate Assessment – TOWN OF AMHERSTamherstva.gov

Chapter 2. Homestead Exemption of Householderlaw.lis.virginia.gov

Tax Doc

Tax Exemptions | Virginia Department of Veterans Servicesdvs.virginia.gov

Ruff, Frank M. (S) Legislation - Bill Searchlis.virginia.gov

AMHERST TOWN COUNCIL AGENDAamherstva.gov

All sources verified as of 2025 Tax Year

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Amherst CountyProperty Tax Guide