Do I need to register with the county if a property manager lists the home?

The registry excludes persons represented by a real estate licensee. If you manage it yourself, register with the Commissioner of the Revenue by January 31 each year, or face a $500 fine per unregistered offering.

Does this apply in the Town of Washington?

No. The town has its own zoning, and the county lodging tax is not levied in the town while the town levies its own.

How many guests can I host?

A tourist home is limited to 10 guests in 5 lodging units, and the Board can cap adults at twice the number of units.

Short-term rental rules

How to get a short-term rental approved in Rappahannock County, Virginia

Rappahannock County zones a whole-home short-term rental as a tourist home. In the C, A, RR-5, R-2, and RV districts, where most homes sit, it needs a $1,200 special exception approved by the Board of Supervisors after a Planning Commission hearing, and the county will not accept the application until you have owned the parcel for at least 2 years. A tourist home is capped at 10 guests in 5 lodging units. Hosts register with the Commissioner of the Revenue every January and collect a 10% lodging tax, filed quarterly.

Verified against the sources below on 2026-09-23.

Approval: Public hearings required
Permit fee: $1,200,
Public hearings: 2
Lodging tax: 10% (was 4% before 7-1-2026)

Request a feasibility check Find a local manager

The permit you need

Special Exception^2,3,4

A tourist home in the C, A, RR-5, R-2, or RV district, where the applicant or owner has owned the parcel at least 2 years.

Fee:: $1,200, payable to the Rappahannock County Treasurer
Decided by:: Board of Supervisors, after a Planning Commission recommendation
Public hearings:: 2
Timeline:: Planning Commission public hearing (third Wednesday), then Board of Supervisors public hearing (first Monday), with newspaper notice and notice to adjoining owners. The Zoning Administrator will not present an incomplete application.

How the process works

STEP 1
Feasibility check
Confirm the zoning district, that you have owned the parcel at least 2 years, the septic and Health Department capacity for your guest count, the road type (Type II standard for private roads), and room for screened parking outside the front yard.
STEP 2
Application
File the tourist home special exception application with the $1,200 fee, the deed, a statement of the proposed use, scaled drawings, the adjoining-owner list, and proof that any past lodging taxes are paid.
STEP 3
Public hearings
The Planning Commission holds a hearing and recommends, then the Board of Supervisors holds a hearing and decides, and may add conditions such as insurance or posted emergency information.
STEP 4
Launch
Get the VDOT entrance permit and Health Department approval, register with the Commissioner of the Revenue by January 31, and file the 10% lodging tax each quarter.

The rules

What counts: A tourist home: transient lodging for under 30 consecutive days for no more than 10 persons in no more than 5 lodging units, rented to a single party, with no resident manager and no meals.¹
Where it is allowed: By special exception in C, A, RR-5, R-2, and RV. Listed as permitted in CV, CG, I, and HC. Not allowed in MHP.²
Two-year ownership: The Zoning Administrator will not accept a tourist home special exception application unless the applicant or owner has owned the parcel for at least 2 years.^3,4
Occupancy: No more than 10 transient occupants in no more than 5 lodging units. The Board may cap adults at twice the number of lodging units.³
Parking: As required by Article IX, not in the required front yard, and effectively screened.³
Roads and entrance: A private road, or a public road that is not primary or secondary, must meet the county's Type II road standard. A VDOT entrance permit is required.^3,4
Health Department: The special exception is conditioned on any required Health Department lodging license and on evidence that all state and local health requirements are met. The application is routed to the Health Department.^3,4
Appearance: New buildings in residential and resource districts are no more than 2 stories and keep a single-family appearance.³
Possible conditions: The Board may require a noise notice, posted emergency information, smoke and carbon monoxide alarms, and $500,000 in liability insurance (or platform coverage).³
Back taxes: If the home was rented before you apply, the application must document that all lodging taxes owed have been paid.⁴
County registry: Register each rental with the Commissioner of the Revenue by January 31 each year, or within 30 days of starting. Offering an unregistered rental is a $500 fine per violation, and more than 3 violations can bar the property. Real estate licensees and owners represented by one are excluded.⁵

Lodging taxes

Tax	Rate	Filed with	When	Airbnb and VRBO collect it?
Rappahannock County transient occupancy tax^5,6Outside the Town of Washington while the town levies its own lodging tax	10% (was 4% before 7-1-2026)	County Treasurer	Quarterly, by the 20th of January, April, July, and October for the prior quarter. Collectors keep 3% when not delinquent. Late payment: 10%, plus interest after one month.	Yes, on their bookings

What sinks applications here

New purchases wait two years

The county will not accept a tourist home application until the parcel has been owned for 2 years, so a buyer cannot plan on short-term rental income in the first two years.

Stale tax rate

Many sites still show a 4% lodging tax. The rate has been 10% since 7-1-2026, and it is filed quarterly, not monthly.

Renting before approval

Any lodging tax owed from earlier rentals must be paid and documented before the application is accepted.

Earn while you wait

Stays of 30 days or more: Outside the tourist home definition, which covers transient lodging of under 30 consecutive days.¹ A furnished mid-term lease can carry the home while the permit is pending. How mid-term rentals work.

Management pricing

Short-term (under 30 days)

20%

Of nightly accommodation revenue. Guest cleaning fees are not included in the fee. Sign up online

Mid-term (30 days or more)

15%

Of rent collected, including stays while your permit is pending. Mid-term rentals

Long-term (12-month leases)

7% to 10%

Of rent collected: 10% for one to four doors, down to 7% at twenty-five or more. Long-term rentals

Questions owners ask

01Do I need to register with the county if a property manager lists the home?
The registry excludes persons represented by a real estate licensee. If you manage it yourself, register with the Commissioner of the Revenue by January 31 each year, or face a $500 fine per unregistered offering.
02Does this apply in the Town of Washington?
No. The town has its own zoning, and the county lodging tax is not levied in the town while the town levies its own.
03How many guests can I host?
A tourist home is limited to 10 guests in 5 lodging units, and the Board can cap adults at twice the number of units.

Sources

1.Rappahannock County Code, Zoning definitions (Tourist home), 170-8B (eCode360 updated 2026-05-04). Retrieved 2026-09-23.
2.Rappahannock County Code, Zoning use table, 170-36 (Amended through 3-2-2026). Retrieved 2026-09-23.
3.Rappahannock County Code, Special exception standards for tourist homes, 170-66.K (eCode360 updated 2026-05-04). Retrieved 2026-09-23.
4.Rappahannock County Special Exception Application for a Tourist Home and Bed and Breakfast (Rev. 7/8/25). Retrieved 2026-09-23.
5.Rappahannock County Code, Transient occupancy tax and short-term rental registry, 151-72, 151-73.C, 151-75, 151-76, 151-80, 151-84 (151-72 amended 5-4-2026; 10% effective 7-1-2026). Retrieved 2026-09-23.
6.Rappahannock County Commissioner of the Revenue Tax Rates. Retrieved 2026-09-23.

Local rules change. We recheck these sources on a schedule and before every filing; if you spot a change, tell us at info@propmanageplus.com. This page is general information, not legal advice.

Questions about a property in Rappahannock County? Call 540-218-8969 or send us the address.