1st Advantage MortgageThe median Amherst County household earns $68,724, and 11% of residents live below the poverty line. Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Who lives in Amherst County
- Rent, home values and ownership in Amherst County
- Income in Amherst County compared with Virginia
- Employment and commuting in Amherst County
- Places inside Amherst County
- Regional comparison for Amherst County
- Room for a loan payment in Amherst County
- Amherst County households compared
- Reading the Amherst County data as a borrower
- Licensing and complaints for Amherst County
- A Amherst County borrower's checklist
- Nearby and statewide guides
- Frequently asked questions
Who lives in Amherst County
Roughly 31,485 residents live in Amherst County, Virginia, 57th by population among the state's 133 counties and county equivalents. Packed into 474 square miles, that is close to 66 residents for every square mile of land. It is one of the counties that make up the Lynchburg, VA metropolitan statistical area (OMB, 2023). The Census Bureau counts 2 places in the county (1 incorporated, 1 census-designated); the largest is Madison Heights, with about 10,266 residents, or 33% of the county.
Rent, home values and ownership in Amherst County
A typical Amherst County rental runs $871 a month including utilities, which is 45% below Virginia. Rent takes 30% or more of income for 42% of renter households here. With a median value of $212,400, a typical Amherst County house costs 3.1 times what the median household earns in a year. The ownership rate is 81%.
| Amherst County | Virginia | U.S. county median | |
|---|---|---|---|
| Median gross rent | $871/mo | $1,579/mo | $877/mo |
| Median home value | $212,400 | $383,700 | $185,300 |
| Owners | 81% | 67% | 75% |
| Rent-burdened renters | 42% | 49% | 45% |
| Burdened owners | 23% | 25% | n/a |
Owners with equity have a second option. Weigh a secured line against an unsecured loan by risk as well as cost before you choose (how they compare).
Income in Amherst County compared with Virginia
Half of Amherst County households take in less than $68,724 a year and half take in more, 26% below the Virginia median of $93,170. That places it 67th among Virginia's 133 county-level areas.
| Band | Amherst County | Compared with Virginia |
|---|---|---|
| Under $35,000 | 25.6% | +7.7 pts |
| $35,000 to $99,999 | 44.1% | +8.9 pts |
| $100,000 to $199,999 | 24.1% | -5.1 pts |
| $200,000 or more | 6.2% | -11.5 pts |
The spread is wide: 30% of Amherst County households make $100,000 or more, and 26% make less than $35,000. Census counts 10.8% of Amherst County residents in poverty, against 9.9% across Virginia. If your income is irregular, as it often is with tips, gig work or seasonal jobs, plan around your leaner months rather than the Amherst County median.
Employment and commuting in Amherst County
Education and health care employs 27% of working residents, the largest share; manufacturing is next with 14%. Compared with Virginia, the county leans toward manufacturing (14% against 7%). ACS puts five-year average unemployment at 4.7% in Amherst County. 10% of commuters travel 45 minutes or more each way, and 10% work from home. 3.4% of households have no vehicle.
| Industry (employed residents 16+) | Amherst County | Gap to Virginia |
|---|---|---|
| Education and health care | 27.4% | +5.1 pts |
| Manufacturing | 14.0% | +7.0 pts |
| Retail trade | 12.6% | +2.8 pts |
| Professional and administrative services | 7.9% | -8.9 pts |
| Arts, lodging and food service | 6.7% | -1.3 pts |
| Construction | 6.5% | 0.0 pts |
A lender verifies what your own job pays. The county's industry mix tells you about the local economy, not about your application.
Places inside Amherst County
The table lists the 2 largest of 2 Census places in Amherst County, by population. Together all 2 hold about 12,131 people, so roughly 61% of residents live outside any named place. Live in one of these Amherst County communities, or between them? This is your local guide.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Madison Heights | CDP | 10,266 | $60,215 | $871 | 13 mi |
| Amherst | town | 1,865 | $70,841 | $718 | 7 mi |
Regional comparison for Amherst County
Distances run center to center, from Buena Vista city at 13 miles out to Appomattox County at 26. Income ranges from $57,833 in Buena Vista city to $84,517 in Lexington city; 2 of these neighbors top Amherst County's median.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Amherst County | - | $68,724 | $871/mo | 81% |
| Buena Vista city, VA | 13 mi | $57,833 | $1,112/mo | 56% |
| Lynchburg city, VA | 16 mi | $57,947 | $1,073/mo | 49% |
| Nelson County, VA | 18 mi | $72,589 | $946/mo | 80% |
| Lexington city, VA | 19 mi | $84,517 | $1,081/mo | 54% |
| Rockbridge County, VA | 20 mi | $65,469 | $925/mo | 79% |
| Appomattox County, VA | 26 mi | $62,853 | $855/mo | 76% |
Room for a loan payment in Amherst County
Lenders compare monthly debt payments with gross monthly income, the debt-to-income ratio. For a Amherst County household at the medians it works out like this; treat it as an illustration only.
- Median income divided by twelve: $5,727 before taxes
- Rent at the median, $871, takes 15% of that
- At 43%, room after rent is $1,592 a month
Two-income households and single earners in Amherst County land in very different places on this math, so run it for your own budget.
Amherst County households compared
25% of Amherst County adults 25 and older hold a bachelor's degree or more. 6.8% of residents have no health coverage.
| Amherst County | Virginia | U.S. county median | |
|---|---|---|---|
| Median age | 43.4 | 39.0 | 41.5 |
| Bachelor's or higher | 24.7% | 42.2% | 22.2% |
| No high school diploma | 10.3% | 8.4% | n/a |
| No health insurance | 6.8% | 6.9% | 7.8% |
| No vehicle | 3.4% | 6.1% | 5.4% |
| Work from home | 10.1% | 18.3% | 8.7% |
| Poverty rate | 10.8% | 9.9% | 13.2% |
| Unemployment (ACS) | 4.7% | 4.3% | 4.4% |
| One-way commute | Share of Amherst County workers |
|---|---|
| Under 15 min | 26.4% |
| 15 to 29 min | 43.3% |
| 30 to 44 min | 20.8% |
| 45 to 59 min | 2.5% |
| 60+ min | 7.1% |
Reading the Amherst County data as a borrower
The county's numbers point to a few situations that come up often for Amherst County borrowers.
- Paperwork. ID, proof of income and a bank account are the basics (requirements).
- Credit reports. Pull free reports at AnnualCreditReport.com and dispute errors before applying.
- Combining balances. It helps when total cost falls and the cards stay paid down (consolidation).
Licensing and complaints for Amherst County
Consumer lenders serving Amherst County are licensed by the state, not the county; in Virginia that is the Virginia Bureau of Financial Institutions. The Consumer Financial Protection Bureau accepts complaints nationwide. Statewide data and rules: Virginia guide.
A Amherst County borrower's checklist
A short checklist for Amherst County borrowers:
- Price the Amherst County expense first and borrow that amount, no more.
- Compare the total repaid on every offer, not just the payment.
- Verify the Virginia license before giving out your Social Security number.
- Confirm the first due date before setting up autopay.
Nearby and statewide guides
For statewide rules and data, see the Virginia guide.
Frequently asked questions
What does a typical Amherst County household make?
About $68,724 a year at the median (ACS 2020-24), 26% below the Virginia median.
How does Amherst County rent compare with Virginia?
$871 locally versus $1,579 for the state, 45% below.
I own my home in Amherst County. Personal loan or HELOC?
A HELOC uses the house as collateral; a personal loan usually does not. With 81% of homes owner-occupied here, many readers can compare both in writing.
What are the biggest places in Amherst County?
By population: Madison Heights, Amherst. The county has 2 Census places in all.
Are Amherst County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.