From Overlooked to Profitable: The Real Opportunity in Amherst County Tax Sales

Amherst County, Virginia might not be on everyone’s radar, but it’s a great spot for real estate investors who are looking to buy properties through tax deed sales. If you’re after land or houses at below-market prices, this county has good opportunities—especially if you’re prepared and act at the right time.

This guide breaks down how tax deed sales work in Amherst County and gives you all the details you need to get started.

Brief Overview of Tax Deed Investing in Virginia

Virginia uses tax deed sales, not tax lien certificates. That means if a property owner doesn’t pay their taxes, the county can sell the property itself—not just a lien. Once the court approves the sale, you get ownership of the property.

Unlike some states with fixed sale dates, Virginia holds tax deed auctions only when needed, so you’ll need to check the local calendar or speak with the Treasurer’s Office.

Important Details for Amherst County, VA Tax Deed Sales

Detail	Information
Tax Sale Type	Tax Deed Sales
Typical Sale Date	Varies by need (not on a fixed schedule)
Redemption Period	Property owner can redeem before the sale date only
Interest Rate	Not applicable (deed sale, not lien)
Bid Procedure	Live in-person bidding; the Special Commissioner can reject bids or pull properties
Deposit Requirement	10% of purchase price, paid by certified funds (cashier’s check, money order, or wire)
Auction Location	Courthouse of Amherst County, 113 Taylor Street, Amherst, Virginia
Full Balance Due	Within 30 days of court approval
Deed Type	Special Commissioner’s Deed with Special Warranty of Title
Redemption Rights	Owners can pay off taxes and stop the sale anytime before auction
Buyer Responsibilities	Buyers must handle their own title searches, due diligence, and closing costs
Official Auction Info	Tax Sale Info PDF
County Website	Amherst County Website
Treasurer’s Office	Amherst Treasurer’s Office
Auction Calendar	County Events Calendar

Fun Facts About Virginia and Amherst County

• Amherst County was founded in 1761 and named after British officer Sir Jeffrey Amherst.
• It was carved from Albemarle County and has a rich Native American history.
• Population: Around 30,000 people.
• Historic twist: Sir Amherst never actually visited Virginia despite being appointed governor.
• Virginia uses a judicial process for tax deed sales—so every sale is backed by a court order.

Attractions and Economic Highlights

Popular Attractions

Amherst County has plenty of historic landmarks, hiking trails, and parks. Nearby Blue Ridge Parkway and George Washington National Forest offer great weekend getaways for nature lovers.

Transportation Infrastructure

Amherst is connected by major roads and is close to Lynchburg, which has Amtrak service, bus routes, and Lynchburg Regional Airport. It’s a quiet, driveable area with easy access to larger cities.

Economic Development

Local industries include agriculture, timber, light manufacturing, and small business. With low property costs, it’s a good fit for investors looking to enter the market affordably.

Community Appeal

People enjoy quiet neighborhoods, open spaces, and a mix of historical and outdoor attractions. It’s a great area for long-term rentals, vacation homes, or even land banking.

Why Virginia is Ideal for Tax Deed Investors

Virginia’s legal process protects investors by requiring court involvement in each sale. This makes the transfer of property ownership clear and official, helping reduce risk.

You’re buying real property—not just a lien—and that makes your investment more direct and potentially more profitable.

What Makes Amherst County Tax Deeds a Smart Investment

High Returns with Low Risk

You could end up owning a house or land for much less than its market value. There’s no post-sale redemption period, so once the court approves your purchase, it’s yours.

Auction Process

• Auctions happen in person at the courthouse
• You must register in advance
• Bring a 10% deposit in certified funds
• Final payment due within 30 days
• The court must approve the sale before you receive the deed

Maximum Potential Returns

If you get a property in a growing area or one that just needs minor work, the return on your investment can be excellent—either through resale or rental income.

Open to All Investors

Anyone can participate—whether you’re from Virginia, another state, or even another country. This is a global investment opportunity with no residency requirement.

Understanding the Amherst County Tax Deed Sale Process

How the Auction Works

1. Sale is announced online or in local papers
2. Properties are listed by tax map, file number, and description
3. Bidders must register and attend in person
4. Sale occurs at the Amherst County Courthouse
5. Winning bidders pay 10% that day
6. Remaining balance due after court approval
7. Deed is issued with Special Warranty Title

Expected Returns on Tax Deed Certificates

Because you own the property outright (not just a lien), the full value is yours once the court approves the sale. This makes the investment yield potentially much higher compared to other real estate plays.

Foreign Investor Participation

There are no restrictions on international buyers. You can own property in Amherst as long as you follow the rules, pay on time, and complete the purchase. Hiring a U.S.-based real estate attorney or agent can help.

Importance of Due Diligence in Virginia Tax Deed Investing

What Due Diligence Entails

• Visit or view the property location online or in person
• Search the title for any extra liens or legal issues
• Understand zoning laws and neighborhood conditions
• Check for access, utilities, and land quality

Risks of Skipping Due Diligence

Buying without research might leave you with a damaged house, landlocked property, or a site with unexpected cleanup costs. Always know what you’re bidding on.

Buying Over-the-Counter (OTC) Tax Deeds in Virginia

How to Purchase OTC Tax Deeds

If a property doesn’t sell at auction, it may be available afterward over the counter. This is done directly through the Special Commissioner or county office.

Benefits of OTC Purchases

• No bidding competition
• Fixed price
• More time to research
• Same deed and transfer process

Why Virginia is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

• Strong economy across agriculture, tech, and small business
• Low property taxes
• Central location on the East Coast
• High demand in growing areas

Real Estate Market Overview

Amherst offers affordable entry points, making it easier to start investing. Land, small homes, and rentals are often available at prices far below larger markets.

Conclusion

Amherst County offers a real chance to invest in real property through a clear and legal process. If you stay informed, do your research, and follow the auction rules, there’s serious investment potential here.

But remember: smart investors always check everything before they bid. Doing your homework can save you time, money, and stress.

Pro Tips

• Register early—don’t wait until auction day
• Drive by the property if possible
• Check the auction calendar often
• Keep your deposit ready in certified funds
• Don’t skip the title search

FAQs

Can anyone buy at a tax deed auction in Amherst County?
Yes, both U.S. and foreign investors are welcome.

Do I need to live in Virginia to bid?
No. Anyone can bid if they meet the registration and payment rules.

Can I get financing?
No. You must pay a deposit on the day of the auction and the balance within 30 days—no loans or payment plans.

What if the property still has liens?
Some liens might remain. That’s why a title search is important before bidding.

How do I know when the next auction is?
Check the Amherst County Events Calendar or call the Treasurer’s Office.

Useful Links

• Amherst County Official Website
• Amherst Treasurer’s Office
• Tax Sale Notice PDF
• Learn How to Profit from Virginia Real Estate Auctions 
• Let’s talk about Tax Deeds and how you can profit from them!
• Discover Tax Deeds and how you can find property for as little as $50! 

Don’t Miss Your Investment Opportunity!

Amherst County tax sales could be your next opportunity! Check out our auction calendar and get prepared with our free resources. Need advice? Book a call with an expert. Need extra help? Book a call with an expert to get the best insights.

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About Dustin Hahn

Dustin Hahn is a Tax Lien & Deed investor with over 22 years of experience and hundreds of deals under his belt. He created Tax Lien School.com to help you buy Tax Deeds up to 90% off mortgage free and earn up to 36% ROI with Tax Liens. This site was voted the “Most Useful Resource” for new investors. Dustin’s YouTube Channel is the #1 Channel on Tax Liens & Deeds with over 98,000 Subscribers and 3600 videos to help you start. “The Best Time To Start Real Estate Investing Was 20 Years Ago, The Second Best Time Is TODAY!”

20+yrs

5–10deals/mo

2009TLS founded