Is Leesburg, Virginia Good for Airbnb Investment?

To start an Airbnb in Leesburg, Virginia, begin by researching local regulations as Loudoun County requires short-term rental operators to obtain a zoning permit and business license, with properties needing to comply with fire safety codes and occupancy limits typically set at 2 people per bedroom plus 2 additional guests. Contact Loudoun County's Department of Building and Development at 703-777-0220 to obtain the necessary Transient Occupancy Permit ($100-200 fee) and ensure your property meets zoning requirements, as some residential areas may restrict short-term rentals. Find a suitable property in Leesburg by focusing on areas near downtown historic district or close to Dulles Airport for business travelers, with average nightly rates ranging $80-150 depending on size and location. Furnish the space with quality basics including comfortable beds, linens, towels, kitchen essentials, WiFi, and local guidebooks, budgeting approximately $3,000-8,000 for a complete setup. Create your Airbnb listing with professional photos highlighting Leesburg's proximity to Washington DC (45 minutes), local wineries, and historic attractions, setting competitive pricing based on comparable properties in the area. For ongoing management, establish cleaning protocols between guests (budget $50-75 per turnover), respond promptly to inquiries, maintain the property regularly, collect and remit Virginia's 5.3% state sales tax plus Loudoun County's 2% transient occupancy tax, and consider hiring a local property management company if you live far from the property, as many charge 15-25% of rental income for full-service management.

To identify profitable STR properties in Leesburg, Virginia, focus on locations within walking distance of historic downtown, near Loudoun County Wine Trail attractions, or close to corporate centers like the Lansdowne area where business travelers frequent. Target 3-4 bedroom single-family homes or townhouses built after 1990 with modern amenities, full kitchens, parking, and outdoor spaces, as these appeal to both leisure visitors exploring wine country and corporate guests from nearby Dulles corridor companies. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against comparable properties, aiming for average daily rates between $150-250 depending on size and location, with occupancy rates typically ranging 60-75% annually in this market. Research competition by analyzing existing Airbnb and VRBO listings within 3-mile radius, identifying gaps in amenities or underserved price points, while monitoring seasonal demand patterns driven by wine tourism peaks in fall and corporate travel during weekdays. Utilize tools like Rabbu, AllTheRooms, and local MLS data through partnerships with Loudoun County realtors, while leveraging Leesburg's tourism board data and Virginia wine trail visitor statistics to understand demand drivers, ensuring properties are positioned to capture both the growing Northern Virginia corporate market and the established wine country tourism segment.

To obtain an Airbnb/STR permit in Leesburg, Virginia, you must first contact the Town of Leesburg Planning and Zoning Department at 25 West Market Street or call (703) 771-2750 to submit a Short-Term Rental Registration application. Required documents include a completed application form, proof of property ownership or lease agreement, floor plan of the rental unit, proof of liability insurance (minimum $1 million coverage), contact information for a local responsible party available 24/7, parking plan showing adequate spaces, and a $150 non-refundable application fee. You must also obtain a Town of Leesburg business license ($50 annually) and register for transient occupancy tax collection with the Commissioner of Revenue. The property must comply with zoning requirements (typically allowed in residential zones with restrictions), meet all building and fire safety codes, provide adequate parking (minimum 2 spaces), maintain occupancy limits based on bedrooms, and ensure quiet hours from 10 PM to 7 AM. The review process typically takes 30-45 days, and once approved, permits are valid for one year and must be renewed annually with a $100 renewal fee. Properties are subject to periodic inspections, and violations can result in permit revocation and fines up to $500 per day.

Short-term rentals (STRs) are legal in Leesburg, Virginia, but operate under specific regulations established by the town. As of 2023, Leesburg requires STR operators to obtain a business license and comply with zoning requirements, with rentals generally permitted in residential areas but subject to occupancy limits, parking requirements, and noise restrictions. The town prohibits STRs in certain historic districts and requires operators to maintain liability insurance, provide emergency contact information, and ensure properties meet safety standards. Recent changes around 2022-2023 included stricter enforcement mechanisms and enhanced registration requirements following community concerns about neighborhood impacts. Properties must be owner-occupied or have an on-site property manager within a certain distance, and violations can result in license revocation. The regulations aim to balance tourism revenue with residential neighborhood character preservation, with ongoing monitoring of STR density in specific areas to prevent over-concentration.

The best areas for Airbnb investment in Leesburg, Virginia include Historic Downtown Leesburg, which attracts tourists year-round with its colonial architecture, boutique shopping, restaurants, and proximity to events like the Flower and Garden Festival; the Lansdowne area near the Potomac River, popular with business travelers visiting corporate offices and conference centers while offering scenic waterfront appeal; neighborhoods near Morven Park, which draws visitors for equestrian events, mansion tours, and the annual Steeplechase races; areas close to Leesburg Corner Premium Outlets that attract shopping tourists and families; and properties near local wineries and vineyards in the broader Loudoun Wine Country region, capitalizing on the growing wine tourism industry that brings visitors for tastings, weddings, and weekend getaways, with additional appeal from proximity to Washington Dulles International Airport making it convenient for both business and leisure travelers.

In Leesburg, Virginia, Airbnb hosts are subject to both state and local lodging taxes. The Virginia state transient occupancy tax is 5.3% and applies to stays of less than 30 consecutive days. Loudoun County imposes an additional 2% transient occupancy tax, bringing the total tax rate to approximately 7.3%. The City of Leesburg may impose its own local transient occupancy tax of up to 2%, potentially making the combined rate around 9.3%. These taxes are typically collected by Airbnb directly from guests at the time of booking for participating jurisdictions, with Airbnb remitting payments to the appropriate tax authorities on a monthly basis. Hosts operating in non-participating areas must collect taxes themselves and remit them quarterly to the Virginia Department of Taxation and applicable local authorities. Exemptions generally include stays of 30 days or longer, which are considered permanent residency rather than transient occupancy, and certain government or military personnel on official business. Hosts should register with local tax authorities and maintain detailed records of all bookings and tax collections for compliance purposes.

To start an Airbnb in Leesburg, Virginia, expect total costs around $520,000-$580,000. Property purchase represents the largest expense at approximately $450,000-$500,000 based on median home prices in Loudoun County. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including furniture, bedding, kitchenware, and electronics from retailers like IKEA, Wayfair, and Amazon. Initial setup costs including professional photography, listing optimization, and welcome amenities total $2,000-$3,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits, and potential HOA approvals. Insurance premiums for short-term rental coverage run $2,000-$4,000 annually, with companies like Proper Insurance or CBIZ offering specialized Airbnb policies. Utility deposits and connections cost $500-$1,000 for electricity, gas, water, internet, and cable services. First six months operating costs including utilities ($200-$300/month), cleaning services ($75-$150 per turnover), maintenance reserves ($200-$400/month), property management software like Hostfully or Guesty ($50-$100/month), and marketing expenses total approximately $4,000-$8,000, assuming 60-70% occupancy rates typical for the Northern Virginia market.

Airbnb properties in Leesburg, Virginia demonstrate strong profitability potential with average nightly rates ranging from $120-180 for typical 2-3 bedroom homes, generating monthly revenues of $2,400-4,500 assuming 60-70% occupancy rates common in the Northern Virginia market. Operating expenses typically include mortgage payments ($1,800-2,500), utilities ($150-200), cleaning fees ($40-60 per turnover), property management (15-25% of revenue), insurance ($100-150), and maintenance ($200-300 monthly), resulting in net profit margins of 25-35% for well-managed properties. Success factors include proximity to Washington DC (45 minutes), historic downtown charm attracting weekend tourists, corporate travelers visiting local businesses like Xerox and government contractors, and seasonal demand from wine country visitors exploring nearby vineyards. Properties near downtown Leesburg or with unique features like historic character command premium rates, with some hosts reporting annual profits of $15,000-25,000 on properties valued at $400,000-600,000, though performance varies significantly based on property condition, host responsiveness, and local competition from approximately 150-200 active Airbnb listings in the area as of 2023.

Airbnb investments in Leesburg, Virginia typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on current market conditions. Properties in historic downtown Leesburg near outlets and wineries command premium nightly rates of $150-250, while suburban homes average $100-180 per night with 65-75% occupancy rates year-round. Initial investment recovery and profitability typically occurs within 18-24 months for well-positioned properties, with vacation rental management companies like Vacasa and RedAwning reporting strong performance metrics in the Loudoun County market. The proximity to Washington DC (45 minutes), Dulles Airport, and local attractions like Leesburg Corner Premium Outlets drives consistent demand, particularly during peak seasons from April through October when ROI can spike to 15-18% annually.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Leesburg, Virginia. Local real estate agents specializing in investment properties include Samson Properties, Long & Foster Real Estate, and Keller Williams Realty, with agents like those at RE/MAX Gateway focusing on vacation rental investments in the area since 2018. National services include Awning (formerly RedAwning) which has been helping investors identify profitable short-term rental markets since 2016, Mashvisor for property analysis and market research, and BiggerPockets for investor networking and deal sourcing. Local property management companies like Vacasa and RedAwning provide turnkey Airbnb management services, while AirDNA offers market analytics specifically for short-term rental investments. Investment-focused brokerages such as Roofstock and Arrived Homes have expanded into the Virginia market, and local companies like Virginia Investment Properties and Loudoun County-based investment specialists have been serving the Leesburg market since approximately 2015, capitalizing on the area's proximity to Washington DC and growing tourism sector.