Inside: the seven hills
Lynchburg
The Hill City on the James: historic neighborhoods, a walkable downtown, five colleges and a short commute almost anywhere you work.
Read the Lynchburg guideLynchburg area neighborhoods · 10 guides
Where to live around Lynchburg
Ten places within about 35 minutes of downtown: a city of historic hills, county suburbs with lower taxes, small towns with real Main Streets and farmland measured in acres. Compare them here, then read the guide for the one that fits.
- Area guides
- 10
- School systems
- 5
- Farthest guide from downtown
- 35 min
Start with what matters
Find your fit
Most buyers know what they want before they know where. Pick the line that sounds like you, and start with those guides.
Walk to dinner
A real downtown or Main Street within walking distance of home.
A short drive downtown
About 20 minutes or less to downtown Lynchburg.
A lower tax bill
The region's lowest county rates, with no town tax on top. Bedford and Altavista qualify outside their town limits.
Land and acreage
Farms, wooded parcels and room between neighbors.
Something newer
Newer subdivisions and recent construction.
Side by side
The ten at a glance
| Area | What it is | Real estate tax, per $100 | To downtown Lynchburg | Schools |
|---|---|---|---|---|
| City of Lynchburg | ||||
| Lynchburg | Independent city | $0.84 | In the city | Lynchburg City |
| Bedford County | ||||
| Forest | Unincorporated community | $0.41 | About 20 min | Bedford County |
| Goode | Unincorporated community | $0.41 | 25 to 30 min | Bedford County |
| Bedford | Town and county seat | $0.41 county, $0.69 in town | 30 to 35 min | Bedford County |
| Campbell County | ||||
| Rustburg | Community and county seat | $0.45 | About 20 min | Campbell County |
| Evington | Unincorporated community | $0.45 | About 25 min | Campbell County |
| Altavista | Town | $0.45 county, $0.65 in town | About 35 min | Campbell County |
| Amherst County | ||||
| Madison Heights | Unincorporated community | $0.61 | About 10 min | Amherst County |
| Amherst | Town and county seat | $0.61, no town tax | 20 to 25 min | Amherst County |
| Appomattox County | ||||
| Appomattox | Town and county seat | $0.63 county, $0.74 in town | About 30 min | Appomattox County |
Rates as of October 5, 2026; confirm with the locality before you buy. Drive times are rounded estimates for normal traffic.
Read the line, not the label
A Lynchburg address isn't always Lynchburg
Mailing addresses follow post offices. Taxes, schools and services follow government lines, and the two often disagree. I confirm which side of the line every home sits on before you make an offer.
"Same mailing city, different taxes and schools."
- Lynchburg, on Boonsboro Road
- Often Bedford County
- Lynchburg, in Timberlake
- Usually Campbell County
- Forest, near Wyndhurst
- Sometimes the City of Lynchburg
- Evington, ZIP 24550
- Campbell County, or Bedford County
- Bedford, Altavista or Appomattox
- Town tax and services inside the limits, county only outside
By county
Ten area guides
Each guide covers neighborhoods, taxes, schools, commutes, what I check before you buy, and the homes I've sold there.
City of Lynchburg
Tax $0.84 per $100 · Lynchburg City Public Schools
Bedford County
Tax $0.41 per $100 · Bedford County Public Schools
Inside: Poplar Forest
Forest
Established neighborhoods, newer construction and Jefferson Forest schools, just west of the city.
Read the Forest guideInside: Goode's Crossing
Goode
Rolling farmland and Blue Ridge views along U.S. 221, between Forest and the town of Bedford.
Read the Goode guideInside: the D-Day Memorial
Bedford
The county seat at the foot of the Peaks of Otter, with a historic downtown and Smith Mountain Lake to the south.
Read the Bedford guideCampbell County
Tax $0.45 per $100 · Campbell County Public Schools
Inside: the 1848 courthouse
Rustburg
The county seat: a small village with its schools all on one road and room to spread out.
Read the Rustburg guideInside: Flat Creek's farmland
Evington
Farms, woods and acreage along Route 24, about 15 minutes from the airport.
Read the Evington guideInside: the Staunton River
Altavista
A planned railroad town on the Staunton River, with its own utilities, a historic downtown and a river park.
Read the Altavista guideAmherst County
Tax $0.61 per $100 · Amherst County Public Schools
Inside: the skyline across the James
Madison Heights
Directly across the James from downtown, with a county tax rate and some of the region's most affordable homes.
Read the Madison Heights guideInside: Sweet Briar and the Circle
Amherst
A small-town Main Street, Sweet Briar College just south of town and the Blue Ridge to the west.
Read the Amherst guideAppomattox County
Tax $0.63 per $100 · Appomattox County Public Schools
Inside: the McLean House
Appomattox
The county seat: a railroad town with a small Main Street, rural land all around and the place the Civil War ended just up the road.
Read the Appomattox guideQuestions
What buyers ask first
What are the best places to live near Lynchburg, VA?
It depends on what you want. For a walkable city with historic neighborhoods, Lynchburg itself. For county taxes and a short drive, Forest, Madison Heights or Rustburg. For land, Goode, Evington or Appomattox County. For a small-town Main Street, Bedford, Amherst, Altavista or Appomattox. Each guide covers taxes, schools, commutes and neighborhoods in detail.
Which areas near Lynchburg have the lowest real estate taxes?
Of the five localities around Lynchburg, Bedford County has the lowest rate, $0.41 per $100, followed by Campbell County at $0.45. Lynchburg's city rate is $0.84. The towns of Bedford, Altavista and Appomattox add their own tax on top of the county rate. Rates as of October 5, 2026; confirm with the locality.
Is Forest, VA part of Lynchburg?
No. Forest is an unincorporated community in Bedford County, just west of the city. Homes there pay Bedford County taxes and attend Bedford County schools, though some homes near Forest, around Wyndhurst, are inside the Lynchburg city limits.
Which area is closest to downtown Lynchburg?
Madison Heights, directly across the James River in Amherst County, is about 10 minutes from downtown. Forest and Rustburg are about 20 minutes away.
Which school systems serve the Lynchburg area?
Five: Lynchburg City Public Schools inside the city, and the Bedford, Campbell, Amherst and Appomattox County school divisions around it. Zoning follows the exact address, not the mailing address.
What is the difference between a town address and a county address?
In Bedford, Altavista and Appomattox, homes inside the town limits pay a town real estate tax on top of the county's and get town services such as water and sewer. The town of Amherst charges no real estate tax. Unincorporated communities like Forest, Goode, Rustburg, Evington and Madison Heights have no town government; homes there follow county taxes and services.
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Find Out Your Home's Worth
Looking to buy, sell, or invest in real estate? Whether you are serious about moving or just have questions, I would be happy to hear from you and share my expertise on the Lynchburg Market.