Blacksburg, Virginia Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Blacksburg, VA?

Yes, short-term rentals are explicitly allowed in Blacksburg, Virginia. As of January 1, 2017, the Town of Blacksburg permits "homestay" operations—defined as short-term rentals of residential property—subject to specific regulatory standards adopted by Town Council. However, these regulations are highly restrictive and specifically designed for owner-occupied primary residences rather than investment properties.

What do Airbnb hosts actually earn in Blacksburg?

Blacksburg hosts earn a median $25,212/year with $264 ADR and 42% occupancy.

Top performers pull in $39,832+ per year.

See the full Blacksburg market breakdown

How to Start a Short-Term Rental Business in Blacksburg

Step 1: Verify Eligibility

Primary Residence Requirement: You must own and live in the property as your primary residence for at least 6 months of the year
Owner Presence: The property owner must be the primary operator of the homestay
Property Type: Single-family residential properties only

Step 2: Apply for Homestay License

Create OpenGov Account: Register at blacksburgva.portal.opengov.com
Submit Application: Use the Homestay License Application through the online portal
Annual Renewal: Licenses run January 1 through December 31 and must be renewed annually by December 1st

Step 3: Tax Registration and Compliance

Lodging Tax Registration: Complete the Lodging Tax Registration Form
Monthly Tax Filing: Submit monthly tax forms for transient lodging taxes
Business License: Register as a business with Montgomery County

Step 4: Safety and Compliance Setup

Safety Standards: Ensure property meets all safety requirements
24/7 Availability: Designate yourself or a responsible party available by phone
Principal Guest Designation: Identify a principal guest contact for safety/behavioral issues

Required Documents, Permits, Licenses, and Guidelines

Town of Blacksburg Requirements:

Homestay License Application (online via OpenGov)
Lodging Tax Registration Form
Monthly Homestay Tax Forms
Principal Guest Contact Information
Proof of Primary Residency

Montgomery County Requirements:

Business License Registration
Special Use Permit (if property is not primary residence or for non-owner-occupied properties)
Compliance with County Zoning Regulations

Financial Requirements:

Lodging Tax Payment (monthly filing and payment)
Business License Taxes
Federal and State Tax Compliance

Specific Regulations for Short-Term Rentals

Town of Blacksburg Ordinances:

Type A vs. Type B Rentals:

Type A: No more than 2 bedrooms rented, owner present on premises (up to 90 nights per year)
Type B: More than 2 bedrooms rented OR owner not present (maximum 30 nights of the 90-night annual limit)

Key Restrictions:

Annual Night Limit: Maximum 90 total rental nights per calendar year
Type B Limit: Maximum 30 nights of Type B rentals
Occupancy Limit: Maximum 6 people per rental period
Owner Availability: Must be available by phone 24/7 to handle guest issues
Primary Residence: Must occupy property as primary residence 6+ months per year

Safety and Operational Requirements:

Emergency Preparedness: Clear evacuation plans required
Fire Safety: Compliance with fire safety regulations
24/7 Contact: Owner or designated agent must be reachable
Principal Guest: Designate a principal guest contact for town officials

Montgomery County Regulations:

Zoning Compliance:

R1 Residential: Most STRs require Special Use Permit in residential zones
Business License: Required for all commercial STR operations
Comprehensive Plan: Must align with county comprehensive planning documents

Special Use Permit Requirements (for non-conforming uses):

Application Process: Formal application to Planning Commission
Public Hearing: Required for permit approval
Compatibility Assessment: Must demonstrate compatibility with surrounding uses
Management Plan: Detailed property management and guest conduct standards

State of Virginia Regulations:

Tax Requirements:

Transient Lodging Tax: 5% state tax on lodging charges
Local Taxes: Additional local lodging taxes may apply
Federal Reporting: STR income must be reported on federal tax returns

State-Level Considerations:

Insurance Requirements: Adequate property and liability insurance recommended
Building Codes: All properties must meet Virginia building and safety codes
Fair Housing: Compliance with state and federal fair housing laws

Contact Information for Local Authorities

Town of Blacksburg

Planning Division: 540-443-1300
Finance Department: 540-443-1050
Planning and Building Department: 540-443-1300
Website: www.blacksburg.gov/departments/departments-a-k/financial-services/homestay

Montgomery County

Planning Department: 540-394-2148
Email: mcplan@montgomerycountyva.gov
Address: 755 Roanoke St. Suite 2A, Christiansburg, VA 24073

Additional Contacts:

Town Clerk: For Town Code and Ordinance Information
Fire Department: For safety inspection requirements
Police Department: For security and emergency procedures

Source Pages

Blacksburg Homestay Information: www.blacksburg.gov/departments/departments-a-k/financial-services/homestay
Homestay License Application: blacksburgva.portal.opengov.com/categories/1076/record-types/6497
Blacksburg Municipal Code - Homestay Regulations: library.municode.com/va/blacksburg/codes/code_of_ordinances?nodeId=CO_CH6BURE_ARTVIHORE
Homestay Monthly Tax Form: www.blacksburg.gov/home/showpublisheddocument/6078/636651020614900000
Lodging Tax Registration Form: www.blacksburg.gov/home/showpublisheddocument/13805/638960279375870000
Transient Lodging Tax Information Sheet: www.blacksburg.gov/home/showpublisheddocument/6082/636650996708170000
Signed Ordinance 1807: www.blacksburg.gov/home/showpublisheddocument/6076/636650997023830000
Montgomery County Planning Department: montva.com/docs/default-source/planning-gis/requests-applications/2023/sup-2023-00685_application-packet.pdf
Virginia STR Regulations Overview: www.yorkcounty.gov/DocumentCenter/View/23393/STR-Regulations-in-Virginia-Localities

Investment Considerations

Advantages:

Legal Operation: Clear regulatory framework since 2017
High Demand: Blacksburg's status as a college town creates consistent demand
Limited Competition: Restrictions limit number of legal STRs, potentially supporting higher rates
Tourism Revenue: Close proximity to Virginia Tech drives event-based demand

Challenges:

Limited Nights: Maximum 90 nights per year significantly limits revenue potential
Primary Residence Requirement: Cannot operate as pure investment property
Type B Restrictions: Additional limitations on unhosted rentals
Regulatory Complexity: Requires coordination between multiple jurisdictions

Market Positioning:

Given the restrictions, successful STR operations in Blacksburg typically focus on:

Event-Based Rentals: Football games, graduation, parent weekends
High-End Accommodations: Premium pricing for limited availability
Local Resident Revenue: Supplement primary residence expenses
House Hacking Strategy: Use STR income to offset mortgage costs

Note: This guide is for informational purposes only and does not constitute legal advice. Always consult with local authorities and qualified professionals before starting a short-term rental operation.

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Ask the AI Advisor about Blacksburg

Blacksburg, Virginia is a small but vibrant college town set in the rolling hills of southwestern Virginia's New River Valley, within Montgomery County. Home to Virginia Tech, one of the state's largest public universities, the town has a population of approximately 44,000, swelling during the academic year with students from across the country and around the world. The atmosphere is decidedly youthful, walkable, and outdoors-oriented, framed by the Blue Ridge and Alleghany Mountains. It serves as a natural gateway to some of the Mid-Atlantic's most celebrated hiking, paddling, and scenic driving, and lies about 40 miles southwest of Roanoke, the nearest major city, typically reached in around 45 minutes via Interstate 81.

The Virginia Tech campus is the cultural and architectural heart of Blacksburg, a sprawling blend of neo-Gothic limestone buildings, open green spaces known as the Drillfield, and the dramatic lanes of Lane Stadium, which fill with thousands of fans on football Saturdays each fall. Visitors come year-round to tour the campus, browse the museums and galleries associated with the university, and soak in the energy of a classic American college town.

Just a short drive from town, McAfee Knob is one of the most photographed overlooks on the entire Appalachian Trail, drawing hikers to its sweeping vista of the Catawba Valley roughly 30 minutes east of Blacksburg. The out-and-back hike is a rite of passage for locals and a bucket-list outing for visitors, especially in autumn when the foliage turns brilliant shades of red and gold.

A gentler outdoor outing awaits at Cascade Falls, a roughly 70-foot cascade tucked into a wooded gorge about 30 minutes northwest near Pembroke. The short, family-friendly trail to the falls is popular with students and families looking for a quick escape, and it pairs naturally with continued exploration of the surrounding Jefferson National Forest, where countless miles of additional trails wind through the ridges.

About 40 minutes to the west, the small community of Pembroke and the Mountain Lake Wilderness offer another layer of appeal, anchored by Mountain Lake itself, widely known as the filming location for the 1987 film "Dirty Dancing." Hikers, anglers, and anyone chasing a quieter, more cinematic stretch of Appalachian scenery tend to find this corner of the region especially rewarding.

Blacksburg's blend of university energy, walkable downtown dining, and immediate access to the Appalachian highlands makes it a compelling base for short-term rentals. Travelers can spend a morning on a celebrated overlook, an afternoon wandering campus or browsing the shops and restaurants along Main Street, and an evening at a game, a concert, or a quiet trailhead, all without ever straying far from the comforts of town.