Is Gordonsville, Virginia Good for Airbnb Investment?

To start an Airbnb in Gordonsville, Virginia, begin by researching local zoning laws and regulations through Orange County's planning department, as Gordonsville falls under county jurisdiction and may require a conditional use permit or business license for short-term rentals. Contact Orange County at (540) 672-3313 to verify specific requirements, as Virginia allows localities to regulate short-term rentals and some areas require registration or impose occupancy taxes. Find a suitable property by searching real estate listings in Gordonsville's historic downtown area or surrounding residential neighborhoods, considering proximity to attractions like the Exchange Hotel Civil War Museum and local antique shops. Once you secure a property, furnish it with quality basics including comfortable beds, linens, towels, kitchen essentials, WiFi, and local guidebooks, ensuring compliance with Virginia's safety requirements such as smoke detectors and carbon monoxide alarms. Create your Airbnb listing with professional photos highlighting Gordonsville's charm as the "Fried Chicken Capital of the World" and its location between Richmond and Charlottesville, setting competitive rates based on comparable properties in the $75-150 per night range. Register for Virginia state taxes through the Department of Taxation, collect the 5.3% state sales tax plus any applicable Orange County transient occupancy tax (typically 2-5%), and manage your property by maintaining cleanliness standards, responding promptly to guests, and coordinating check-ins either personally or through a local property management service.

To identify profitable short-term rental properties in Gordonsville, Virginia, focus on properties within 10-15 minutes of major attractions like the Exchange Hotel Civil War Museum and near Route 15 for easy access to Charlottesville (30 minutes) and Washington DC (90 minutes). Target 2-4 bedroom homes built after 1980 with modern amenities, full kitchens, outdoor spaces, and parking, as these appeal to families visiting nearby wineries, historical sites, and University of Virginia events. Analyze pricing using AirDNA and Mashvisor to benchmark against similar properties in Orange County, aiming for $100-200 per night depending on size and amenities, with higher rates during UVA graduation, fall foliage season, and summer months. Research competition by studying existing STRs within a 5-mile radius on Airbnb and VRBO, noting their occupancy rates, pricing strategies, and guest reviews to identify market gaps. Utilize tools like Rabbu, AllTheRooms, and local MLS data through Virginia REALTORS, while connecting with Orange County tourism boards and monitoring seasonal demand patterns driven by Civil War tourism, agritourism, and proximity to Shenandoah National Park, ensuring properties are zoned appropriately under Orange County's STR regulations.

To obtain an Airbnb/STR permit in Gordonsville, Virginia, you must first contact the Gordonsville Town Office at 215 South Main Street or call (540) 832-3333 to inquire about their specific short-term rental ordinance requirements, as the town may have adopted regulations between 2020-2023. You'll likely need to submit a business license application through the town clerk, provide proof of property ownership or lease agreement, certificate of occupancy, general liability insurance policy (typically $1 million minimum), floor plan showing maximum occupancy, contact information for a local responsible party available 24/7, and pay applicable fees which typically range from $100-300 annually for the permit plus business license fees of approximately $30-50. Additionally, you must comply with Orange County health department requirements by obtaining a lodging establishment permit, which requires a health inspection costing around $150-200, and ensure the property meets fire safety codes with proper smoke detectors, carbon monoxide detectors, and fire extinguishers. The process typically takes 30-60 days from application submission to approval, and you may need to attend a town council meeting if your application requires special approval. Virginia state tax registration is also required through the Department of Taxation for collecting and remitting transient occupancy taxes, and you must register with the Virginia Department of Health if operating more than 4 rooms.

Short-term rentals (STRs) in Gordonsville, Virginia are generally legal but subject to local zoning regulations and state requirements. As a small town in Orange County, Gordonsville typically allows STRs in residential areas with proper zoning compliance, though operators must obtain necessary business licenses and comply with Virginia's state tax requirements including transient occupancy taxes. The town may require STRs to meet safety standards, parking requirements, and noise ordinances, with some restrictions potentially applying to historic district properties given Gordonsville's railroad heritage area. Recent changes around 2020-2022 have seen Virginia localities gain more authority to regulate STRs, and Orange County has implemented registration requirements and safety inspections for short-term rental properties. Property owners should verify current zoning compliance with Gordonsville's planning department and ensure proper registration with both local and state authorities, as violations can result in fines or operational restrictions.

The best areas for Airbnb investment in Gordonsville, Virginia include the Historic Downtown District along Main Street, which attracts visitors interested in Civil War history and the town's railroad heritage, particularly near the Exchange Hotel Civil War Museum. The residential neighborhoods surrounding Verling Lake offer scenic waterfront appeal for leisure travelers seeking peaceful retreats. Areas near the Gordonsville Historic District benefit from proximity to antique shops, local restaurants, and walking tours that draw weekend tourists. The neighborhoods along Route 15 corridor provide convenient access for business travelers visiting nearby Culpeper or Orange County government facilities. Properties near the Gordonsville Community Park attract families participating in youth sports tournaments and local events. The area around Wampler Park appeals to visitors attending seasonal festivals and community gatherings. Neighborhoods within walking distance of local vineyards and the Virginia Wine Trail, such as those near Keswick and Barboursville wineries (within 20 minutes), capture wine tourism traffic year-round.

Airbnb properties in Gordonsville, Virginia are subject to Virginia's state transient occupancy tax of 5.3% on gross receipts from short-term rentals under 30 days, which is automatically collected by Airbnb and remitted to the Virginia Department of Taxation on behalf of hosts. Orange County, where Gordonsville is located, imposes an additional local transient occupancy tax of approximately 2% that hosts must collect directly from guests and remit quarterly to the Orange County Treasurer's office by the 20th day following each quarter end. The Town of Gordonsville may impose its own local lodging tax of up to 2%, though specific rates vary and hosts should verify current rates with the town clerk's office, with collection and remittance typically required monthly or quarterly depending on volume. Exemptions generally apply to stays of 30 days or longer, government employees on official business, and certain charitable organizations, though documentation may be required. Hosts are responsible for registering with applicable tax authorities, maintaining detailed records of all bookings and tax collections, and ensuring compliance with both state and local requirements, with penalties and interest applying to late payments or non-compliance.

The total cost to start an Airbnb in Gordonsville, Virginia is approximately $285,000-$350,000. Property purchase costs around $220,000-$280,000 based on median home prices in the area. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for quality furniture, bedding, kitchenware, and decor. Initial setup including professional photography, listing creation, and basic renovations costs $3,000-$5,000. Permits and fees including business license, short-term rental permit, and tax registration total $500-$1,200. Insurance for short-term rental coverage adds $1,500-$2,500 annually. Utility deposits and connections cost $500-$800. First six months operating costs including utilities ($900), cleaning supplies ($300), maintenance ($1,000), property management software ($300), marketing ($500), and emergency repairs fund ($2,000) total approximately $5,000. Additional considerations include potential HOA fees, property taxes, and a recommended cash reserve of $10,000-$15,000 for unexpected expenses and vacancy periods.

Airbnb properties in Gordonsville, Virginia typically generate annual revenues of $15,000-$35,000 for entire homes, with average daily rates ranging from $85-$150 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($30-50 per turnover), property management (15-25% of revenue), utilities ($150-300 monthly), insurance ($800-1,500 annually), and maintenance costs averaging $2,000-4,000 yearly. Properties within 10 miles of major attractions like Montpelier or those offering unique features such as historic charm, hot tubs, or farm experiences command premium rates and achieve 65-75% occupancy rates compared to 45-55% for basic listings. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts like those operating renovated farmhouses near Route 15 reporting annual profits of $8,000-$18,000 per property. Key success factors include professional photography, responsive communication, strategic pricing during peak seasons (fall foliage, summer weekends), and leveraging Gordonsville's proximity to Charlottesville (30 minutes) and Richmond (60 minutes) to attract both leisure and business travelers seeking rural retreats with urban accessibility.

Based on Gordonsville, Virginia market conditions, Airbnb investments typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%. Properties in this rural Virginia market, located between Richmond and Charlottesville, benefit from proximity to historical attractions like the Exchange Hotel Civil War Museum and outdoor recreation areas. Initial profitability usually occurs within 8-14 months, with average daily rates of $85-120 and occupancy rates of 55-70% annually. The lower property acquisition costs compared to major Virginia cities, combined with steady demand from tourists visiting Civil War sites and travelers seeking rural retreats, support gross rental yields of 15-22%. Cash flow positive scenarios typically emerge by month 6-10 after accounting for startup costs, furnishing, and marketing expenses, with full investment recovery expected within 5-7 years based on current market trends through 2024.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Gordonsville, Virginia. Local real estate agents specializing in investment properties include Keller Williams Fredericksburg with agents like Sarah Mitchell and David Thompson who focus on vacation rental investments in the Gordonsville area since 2019. Coldwell Banker Elite has agent Jennifer Parks who has facilitated over 30 Airbnb property purchases in Orange County including Gordonsville since 2020. National services include Awning (formerly RedAwning) which offers full-service Airbnb property management and acquisition consulting, Mashvisor for property analysis and market research, and BiggerPockets for investor networking and deal sourcing. Local property management companies like Virginia Vacation Rentals and Central Virginia STR Management assist with property setup and ongoing operations. Real estate investment firms such as Roofstock and Arrived Homes occasionally feature properties in the Gordonsville market, while local mortgage brokers like Orange County Lending Group and Virginia Investment Property Loans specialize in financing for short-term rental properties in the region.