How to host an Airbnb or Short Term Rental in Ablemarle County, Virginia
What’s the Deal with “Homestays”?
Remember how Mr. Jefferson liked to name things in his own special way? The City of Charlottesville follows in his footsteps. If you look up Short Term Rentals, you’ll be directed to “Homestays”— the special Cville word for home sharing.
In Albemarle County, a “homestay” is basically a short-term rental — you’re renting out part or all of your home for fewer than 30 consecutive days.
Key point: You must live in the home (as your primary residence) to use it as a homestay.
The Big Rules to Know
Here are the major requirements you’ll want to check off before you list:
Zoning Clearance: You must obtain a “Homestay Zoning Clearance” (or “Homestay Clearance”) from the county’s Community Development department.
Business & Tax Requirements:
Obtain a business license (because you’re operating a lodging business).
Collect & remit the Transient Occupancy Tax (TOT) when you rent for fewer than 30 days. Albemarle’s rate is 9% effective July 1, 2024.
Primary Residence Requirement: Your place must be your full-time home (“primary residence”) and the use as a homestay must be accessory to that residence.
If you’re renting out part of your home: You (or someone you designate) generally must be present or oversee the operation (depending on the rules for “whole house” vs “hosted” stays).
Zoning Ordinance Section: The underlying zoning rules are in Section 5.1.48 of the Albemarle County Zoning Ordinance (“Homestays”).
Why All These Rules?
There’s a method to the (sometimes long) list of rules. Here’s the “why” behind them:
Preserving neighborhoods: When people live in a home and occasionally host guests, it tends to stay more like a home-neighborhood rather than a full-blown hotel.
Housing availability: If all homes became short-term rentals, fewer would be available for long-term residents.
Fair tax/tourism treatment: If you’re offering lodging for fewer than 30 days, you’re enjoying a tourist-type use — so the TOT and business licensing apply.
Safety & oversight: By requiring zoning clearance, business licensing, and occupancy taxes, the county can track and ensure that homes used as homestays meet safety, parking, noise and neighborhood impact standards.
What This Means for You If You’re Hosting
Here’s a quick checklist to get you started right:
Confirm the home is your primary residence (you live there, it’s your main home).
Secure the Zoning Clearance for a Homestay before listing.
Get your business license via the county.
Set up to collect & remit the 9% Transient Occupancy Tax when you host stays under 30 days.
Ensure you comply with any local requirements: parking, number of guest rooms, building/safety codes, responsible agent/contact info, etc.
Review your listing to make clear you’re in compliance (host-present vs host-away, primary residence, etc).
Keep all your records: guest stays, taxes remitted, etc — you may be asked for proof.
One Little “Heads Up”
If you plan to rent out a whole house that you don’t live in, you’re walking into more restricted territory. The rules in Albemarle County emphasize that the home must be your residence. So if you bought a house purely to host short-term rentals without living there, you likely won’t qualify under the “homestay” regulations.
You can try to work in the “Mid-term” market, though, and host stays of 30 days or more. These stays work especially well when the property is pretty basic, and affordable.
A Final Thought
Hosting a short-term rental in Albemarle County is quite doable — and can be a fun way to share your community and home — but it works best when done by someone who lives in the home and follows the rules. This way, guests get the “local home” experience, you get the extra income, and neighborhoods stay balanced.
Your short-term rental journey in Albemarle County deserves care, expertise, and joy. As an Airbnb Superhost Ambassador and mentor who’s helped hundreds of hosts launch and thrive, I’ve mastered the art of standout listings—right down to the light in the photos, the flow of guest communication, and the zoning-to-taxes path that many hosts trip on. I’ll guide you from the first permit form to your first guest check-in, ensuring your listing is legal, beautiful, and profitable. If you’re ready to host confidently and intentionally—let’s chat, and we’ll make your space the place that guests can’t wait to book.
My next blog post breaks down how to legally host in Albemarle— you don’t want to miss it!
