Short-term rental rules
How to get a short-term rental approved in Shenandoah County, Virginia
In unincorporated Shenandoah County, a whole-home short-term rental with 4 bedrooms or fewer is allowed by right in ten zoning districts, but it still needs a $225 annual short-term rental zoning permit and a life-safety inspection by the county Building Inspector before approval. A rental with 5 or more bedrooms, or any yurt, tiny home, RV, or other non-dwelling, needs a Special Use Permit: $500 plus mailing costs, with public hearings before the Planning Commission and the Board of Supervisors. There is no owner-occupancy rule for a whole-home rental. Guests pay the county's 5% lodging tax outside towns that levy their own.
Verified against the sources below on 2026-09-23.
- Approval
- Two paths
- Permit fees
- $225 or $500
- Public hearings
- 0 to 2, by path
- Lodging tax
- 5%
Which permit you need
Annual short-term rental zoning permit2,6,7
A dwelling with no more than 4 bedrooms, or an owner-occupied homeshare, in a district that allows short-term rentals by right.
- Fee:
- $225 a year
- Decided by:
- County zoning staff, after a life-safety inspection by the county Building Inspector
- Public hearings:
- 0
- Timeline:
- Apply through the county's online permit portal. The permit is annual, and the inspection happens before approval.
Special Use Permit3,2,6,7
A dwelling with 5 or more bedrooms, or any non-dwelling short-term rental such as a yurt, tiny home, or RV.
- Fee:
- $500 plus the cost of public-notice mailings
- Decided by:
- Board of Supervisors, after a Planning Commission hearing
- Public hearings:
- 2
- Timeline:
- Pre-application contact with staff, then a Technical Review Team meeting, then the application and public hearings before the Planning Commission and the Board of Supervisors.
How the process works
- STEP 1
Feasibility check
Confirm the property is outside town limits and in one of the ten districts that allow short-term rentals, count bedrooms (5 or more means a Special Use Permit), and, on a septic system, find out what guest count VDH will support.
- STEP 2
Application
Apply for the annual short-term rental zoning permit through the county's online portal, including the business registration form. A Special Use Permit starts with staff contact and a Technical Review Team meeting.
- STEP 3
Inspection and decision
The county Building Inspector does a life-safety inspection before approval. A Special Use Permit also goes to public hearings before the Planning Commission and the Board of Supervisors.
- STEP 4
Launch
Post the emergency information and manager contact inside, confirm on-lot parking, and file the 5% lodging tax return every month, including months with no bookings.
The rules
- What counts
- A dwelling (other than an owner-occupied homeshare) rented by the room or as a whole, or a non-dwelling such as a yurt, tent, tiny home, RV, or trailer, with no meals served and no guest staying more than 30 consecutive days.1
- Where it is allowed
- C-1, RR-C, A-1, RR-A, R-1, R-2, R-3, R-4, B-1, and B-2: by right up to 4 bedrooms, by Special Use Permit at 5 or more. Non-dwelling rentals need a Special Use Permit and are not allowed in R-2, R-3, or R-4. Not a listed use in the M-1 or M-2 industrial districts.2,3
- Guest limit
- The code sets no number. County policy on public water and sewer is 2 guests per bedroom plus 2 (a 3-bedroom home allows 8). On a private septic system, staff checks septic capacity and occupancy with the Virginia Department of Health.7
- Life safety
- A visible fire extinguisher in every kitchen and cooking area, and smoke detectors per the Uniform Statewide Building Code. The county Building Inspector inspects before the permit is approved.4,7
- Sanitary facilities
- VDH-approved sanitary facilities. Portable bathrooms are prohibited.4
- Posted information
- Emergency information and the manager's contact posted inside. A non-dwelling rental also posts its 911 address.4
- Parking
- On-lot parking for 1 car per guest room, plus 1 per 10 guest rooms, plus 1 per employee on the largest shift.5,4
- Non-dwelling setback
- A yurt, tiny home, RV, or other non-dwelling rental sits at least 50 feet from adjoining property lines.4
Lodging taxes
| Tax | Rate | Filed with | When | Airbnb and VRBO collect it? |
|---|---|---|---|---|
| Shenandoah County transient occupancy tax8,7Everywhere in the county except inside a town that levies its own lodging tax, such as Strasburg or Woodstock | 5% | Commissioner of the Revenue (return) and Treasurer (payment) | Monthly, by the 20th for the prior month, even with $0 in sales. 10% penalty for the first month late, then 5% a month, capped at 25%. | Yes, on their bookings |
What sinks applications here
The fifth bedroom
A home with 5 or more bedrooms is not by right in any district. It needs a Special Use Permit and two public hearings.
Septic limits
The 2-per-bedroom-plus-2 guideline assumes public water and sewer. On a private septic system, the VDH capacity check can set a lower guest limit.
Zero returns
The monthly lodging tax return is due even when the home had no bookings that month.
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
Earn while you wait
Stays longer than 30 consecutive days: Outside the zoning definition of a short-term rental. The county lodging tax covers only stays under 30 consecutive days.1,8 A furnished mid-term lease can carry the home while the permit is pending. How mid-term rentals work.
Questions owners ask
01Do I have to live in the home?
No. Owner occupancy applies only to a homeshare. A whole-home short-term rental with 4 bedrooms or fewer is by right in the allowed districts with the $225 annual permit.
02Does the county permit apply inside Strasburg or Woodstock?
No. County zoning stops at town limits, and the county's 5% lodging tax does not apply inside a town that levies its own. Strasburg and Woodstock each have their own rules and lodging tax.
03Can I rent out a yurt or tiny home?
Only with a Special Use Permit, only in C-1, RR-C, A-1, RR-A, R-1, B-1, or B-2, and at least 50 feet from adjoining property lines.
Sources
- 1.Shenandoah County Code, Zoning definitions (Homeshare; Short-term rental), 165-4 (Ord. 2021-02, 1-26-2021; code codified through 12-9-2025). Retrieved 2026-09-23.
- 2.Shenandoah County Code, Zoning Article III district regulations, 165-11 to 165-19 (Codified through 12-9-2025). Retrieved 2026-09-23.
- 3.Shenandoah County Code, A-1 Agricultural District uses by special permit, 165-12B(3)(oo) (Codified through 12-9-2025). Retrieved 2026-09-23.
- 4.Shenandoah County Code, Supplementary standards for homeshares and short-term rentals, 165-32.4 (Ord. 2021-02). Retrieved 2026-09-23.
- 5.Shenandoah County Code, Off-street parking requirements, 165-86C(8) (Amended 1-26-2021). Retrieved 2026-09-23.
- 6.Shenandoah County Code, Fee schedule, A170-5 (Amended 6-29-2023, Ord. 2023-03). Retrieved 2026-09-23.
- 7.Shenandoah County Short-Term Rental FAQ (PDF created 3-29-2024). Retrieved 2026-09-23.
- 8.Shenandoah County Code, Transient Occupancy Tax, 146-38 to 146-46 (Article X amended 6-13-2023, Ord. 2023-02). 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 Shenandoah County? Call 540-218-8969 or send us the address.