Shenandoah County
VA · Pop. 44,630 · Suburban County
Shenandoah County, Virginia covers 508 square miles with a population of 44,630 and a density of 87.9 people per square mile. The agricultural economy is rated moderate, built on hay, corn, haylage. The median home price is $266,000, with an effective property tax rate of 0.55%. The climate sits in USDA hardiness zone 7a with a 167-day growing season, average summer highs of 83.5°F and average winter lows of 22°F. Annual rainfall averages 35.3 inches, and with drought risk rated high, water storage and irrigation planning matter. Valley Health Shenandoah Memorial Hospital is 3.4 miles away and includes an emergency room. Broadband reaches 96.4% of homes. On the hazard side, flood risk is very high, wildfire risk is very high, drought risk is high, so plan infrastructure and insurance accordingly.
Pros
- A low effective property tax rate of 0.55% holds annual carrying costs down.
- Broadband reaches 96.4% of homes, making remote work and online farm sales realistic.
- Valley Health Shenandoah Memorial Hospital, with an emergency room, is just 3.4 miles away — strong local healthcare access.
- A low unemployment rate of 3.5% reflects a stable local job base.
Cons
- Wildfire risk is very high, requiring defensible space, fire-resistant construction, and an evacuation plan.
- Flood risk is very high, so careful parcel siting and flood insurance are essential.
At a glance
Shenandoah County, VA is a solid homesteading option with some tradeoffs.
- Homestead score
- 66/100
- Median home price
- $266k
- Property tax
- 0.55%
- Growing season
- 167 days (zone 7a)
- Annual rainfall
- 35.3"
- Broadband
- 96.4%
- Nearest hospital
- Valley Health Shenandoah Memorial Hospital, 3.4 mi
Taxes & Cost of Living
Land & Building
Climate & Growing
Natural Disaster Risk
Healthcare
Infrastructure & Community
Business & Employment
Homesteading in Shenandoah County: FAQ
- What is the growing season like in Shenandoah County?
- Shenandoah County is in USDA hardiness zone 7a with a 167-day growing season, average summer highs of 83.5°F, and average winter lows of 22°F. The established crops are hay, corn, haylage.
- How affordable is land and property here?
- The median home price is $266,000 and the effective property tax rate is 0.55%. Per-acre raw-land prices vary widely by parcel here, so check active listings for current rates.
- Is broadband internet available?
- Broadband reaches 96.4% of homes, strong coverage that supports remote work for most parcels.
- How close is healthcare?
- Valley Health Shenandoah Memorial Hospital is 3.4 miles away and includes an emergency room; there is 1 hospital in the county.
Explore Virginia Resources
Partner links — we may earn a commission at no extra cost to you
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
All Virginia countiesNearby counties
The closest counties to Shenandoah 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.
Your brand here — Reach our audience of professional directory owners and boost your sales.