Nelson County
VA · Pop. 14,777 · Suburban County
Nelson County sits in Virginia across 471 square miles, home to 14,777 people at 31.4 per square mile, so rural land and genuine privacy are available. The agricultural economy is rated weak, built on hay, haylage, corn. A median home price of $283,000 and an effective property tax rate of 0.54% set the cost of entry. The climate sits in USDA hardiness zone 7b with a 188-day growing season, average summer highs of 85.7°F and average winter lows of 26.5°F. Annual rainfall averages 44.3 inches, and with drought risk rated very high, water storage and irrigation planning matter. Augusta Health is 21.8 miles away, though without an in-county emergency room. Broadband reaches 98.3% of homes. On the hazard side, flood risk is high, wildfire risk is high, drought risk is very high, so plan infrastructure and insurance accordingly.
Pros
- A long 188-day growing season in USDA zone 7b supports a wide range of crops and multiple plantings.
- A low effective property tax rate of 0.54% holds annual carrying costs down.
- Broadband reaches 98.3% of homes, making remote work and online farm sales realistic.
- A low unemployment rate of 3.2% reflects a stable local job base.
Cons
- Drought risk is very high, making water storage and irrigation infrastructure essential rather than optional.
- The nearest hospital, Augusta Health, is 21.8 miles away, a real consideration for medical needs.
- The agricultural economy is rated weak, so local farm markets, suppliers, and services are limited.
At a glance
Nelson County, VA is a solid homesteading option with some tradeoffs.
- Homestead score
- 60/100
- Median home price
- $283k
- Property tax
- 0.54%
- Growing season
- 188 days (zone 7b)
- Annual rainfall
- 44.3"
- Broadband
- 98.3%
- Nearest hospital
- Augusta Health, 21.8 mi
Taxes & Cost of Living
Land & Building
Climate & Growing
Natural Disaster Risk
Healthcare
Infrastructure & Community
Business & Employment
Homesteading in Nelson County: FAQ
- What is the growing season like in Nelson County?
- Nelson County is in USDA hardiness zone 7b with a 188-day growing season, average summer highs of 85.7°F, and average winter lows of 26.5°F. The established crops are hay, haylage, corn.
- How affordable is land and property here?
- The median home price is $283,000 and the effective property tax rate is 0.54%. Per-acre raw-land prices vary widely by parcel here, so check active listings for current rates.
- Is broadband internet available?
- Broadband reaches 98.3% of homes, strong coverage that supports remote work for most parcels.
- How close is healthcare?
- Augusta Health is 21.8 miles away, without an in-county emergency room.
Explore Virginia Resources
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LandWatch
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Lands of America
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AcreTrader
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More counties in Virginia
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The closest counties to Nelson County by distance, including across state lines.
Data sources
Verified
Figures are sourced from public datasets: U.S. Census Bureau — ACS 5-year & Gazetteer, USDA NASS Census of Agriculture, USDA Plant Hardiness Zone Map, NOAA NCEI U.S. Climate Normals (1991–2020), FEMA National Risk Index, FCC Broadband Data Collection, BLS Local Area Unemployment Statistics, HIFLD Hospitals. Always confirm specifics locally before relying on them. See our methodology for how the homestead score is calculated.
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