Montgomery County
VA · Pop. 99,159 · Mixed County
Montgomery County is a mixed rural-suburban county in Virginia, spanning 387 square miles with 99,159 residents at a density of 256.2 people per square mile, a more developed setting where truly rural parcels are scarcer. The agricultural economy is rated weak, built on hay, haylage, corn. The median home price is $284,000, with an effective property tax rate of 0.77%. The climate sits in USDA hardiness zone 7a with a 161-day growing season, average summer highs of 80.8°F and average winter lows of 22.9°F. Annual rainfall averages 40.9 inches, and with drought risk rated high, water storage and irrigation planning matter. Lewisgale Hospital Montgomery is 1.5 miles away and includes an emergency room. Broadband reaches 91.9% of homes. On the hazard side, flood risk is very high, drought risk is high, so plan infrastructure and insurance accordingly.
Pros
- A low effective property tax rate of 0.77% holds annual carrying costs down.
- Broadband reaches 91.9% of homes, making remote work and online farm sales realistic.
- Lewisgale Hospital Montgomery, with an emergency room, is just 1.5 miles away — strong local healthcare access.
- A low unemployment rate of 3.7% reflects a stable local job base.
Cons
- Flood risk is very high, so careful parcel siting and flood insurance are essential.
- A 161-day growing season limits crop diversity and calls for season-extension tools.
- A poverty rate of 23.8% reflects a constrained local economy with limited off-farm income options.
- The agricultural economy is rated weak, so local farm markets, suppliers, and services are limited.
- At 256.2 people per square mile, this is a developed area where finding truly rural acreage is harder and pricier.
At a glance
Montgomery County, VA is a mixed homesteading prospect — weigh the tradeoffs.
- Homestead score
- 53/100
- Median home price
- $284k
- Property tax
- 0.77%
- Growing season
- 161 days (zone 7a)
- Annual rainfall
- 40.9"
- Broadband
- 91.9%
- Nearest hospital
- Lewisgale Hospital Montgomery, 1.5 mi
Taxes & Cost of Living
Land & Building
Climate & Growing
Natural Disaster Risk
Healthcare
Infrastructure & Community
Business & Employment
Homesteading in Montgomery County: FAQ
- What is the growing season like in Montgomery County?
- Montgomery County is in USDA hardiness zone 7a with a 161-day growing season, average summer highs of 80.8°F, and average winter lows of 22.9°F. The established crops are hay, haylage, corn.
- How affordable is land and property here?
- The median home price is $284,000 and the effective property tax rate is 0.77%. County-level per-acre prices aren't published, so compare current local listings for raw land.
- Is broadband internet available?
- Broadband reaches 91.9% of homes, strong coverage that supports remote work for most parcels.
- How close is healthcare?
- Lewisgale Hospital Montgomery is 1.5 miles away and includes an emergency room; there are 2 hospitals in the county.
Explore Virginia Resources
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LandWatch
Browse rural land, farms, and ranches for sale across every state.
Lands of America
The largest listing site for rural property — farms, ranches, hunting land, and timberland.
AcreTrader
Invest in farmland online — vetted properties with passive income potential.
More counties in Virginia
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The closest counties to Montgomery 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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