A solid choice for building in Shenandoah Valley. Defined zoning, low flood risk, and very affordable land.
📊66/100AcreScore
💰$10KLand $/acre
🏠$250KHome Value
👥76,363Population
📈+1.5%Growth (10yr)
🌊7%Flood RiskLow
🌡️Mixed HumidClimateZone 4A
🏗️ Can You Build Here?
Augusta County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Augusta County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Virginia requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Augusta County Building Department
Staunton, VA
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 7% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
7%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Affordable land market. At roughly $10,000 per acre, Augusta County offers good value for builders looking for rural acreage.
$10K
Median $/acre
$250K
Median Home Value
$120–200
Build Cost $/sqft
0.65%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Augusta County Assessor
🏔️ Why People Love Living Here
Augusta County sits in the heart of Shenandoah Valley. Staunton is 5 min away. Virginia has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $10,000/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population76,363
10-Year Growth+1.5%
County SeatStaunton
State Income TaxYes
ClimateMixed Humid (Zone 4A)
How Close Is Everything?
Staunton5 min
SHD15 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Augusta County land uses well water and septic systems. Municipal utilities are available near Staunton. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageGood
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Augusta County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Augusta County?
Check with the Augusta County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Augusta County?
Median price is approximately $10,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Augusta County eligible for USDA Rural Development loans?
Yes — most of Augusta County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Augusta County?
The effective property tax rate is approximately 0.65%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Augusta County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Virginia, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.