EstablishedNear the river
- Homes
- Ranches, two-story homes and older houses close to the bridges
- Best for
- The quickest drive into downtown Lynchburg
The neighborhoods closest to the James put you minutes from downtown, Riveredge Park and the river.
Madison Heights, Virginia · Area guide
Madison Heights
Amherst County living directly across the James River from downtown Lynchburg: a short commute, a county tax rate and some of the region's most affordable homes.
- Population
- 10,893
- 2020 Census
- Real estate tax
- $0.61
- per $100 (Amherst County)
- School system
- Amherst County Public Schools
- ZIP code
- 24572
Across the James from Lynchburg
Living in Madison Heights
Madison Heights sits on the north bank of the James River in Amherst County, directly across from downtown Lynchburg. It is an unincorporated community, not a town, with its own ZIP code, 24572, and about 10,900 residents at the 2020 Census.
Its appeal is easy to explain. From much of Madison Heights, downtown Lynchburg is a short drive across the river, yet homes here are in Amherst County, with the county's lower real estate tax rate and Amherst County schools. It is also one of the more affordable places to buy in the Lynchburg area, which makes it a natural fit for first-time buyers and anyone who wants more house for the money.
Most homes are single-family: established neighborhoods of ranches and two-story homes close to the river, and larger lots farther out toward the county.
Downtown Lynchburg is right across the river. The tax bill is Amherst County's.
Across the river
Lynchburg's skyline, from across the James
The best view of downtown Lynchburg might be from Madison Heights. At Riveredge Park on Rocky Hill Road, the city skyline rises across the water, clearest in winter and best at sunset. The park has a public boat ramp, river access for canoes and kayaks, a short paved path, a playground and signs telling the story of the James River batteau, the flat-bottomed cargo boat first built in Amherst County. The James River Association has worked with the county to expand river access there and to turn the park building into an environmental education center.
The John Lynch Bridge links Madison Heights and Lynchburg, and its new pedestrian walkway was completed in 2026. Amherst County's long-term vision is a trail loop from Riveredge Park to the James River Heritage Trail across Percival's Island and back over the bridge, though there is no official plan or timeline yet.
Upriver, the former Central Virginia Training Center campus covers about 350 acres along the James. The state facility closed in 2020. Its history is painful, including Virginia's forced sterilization program in the 1900s. Today the state is preparing the site for redevelopment, and a 2022 master plan, adopted into Amherst County's comprehensive plan, envisions a walkable mixed-use neighborhood with homes, shops and offices. Demolition of the first buildings is expected by fall 2027.
County or city
Madison Heights or Lynchburg?
Madison Heights (Amherst County)
Real estate tax$0.61 per $100
Annual tax on a $250,000 home*about $1,525
SchoolsAmherst County Public Schools
Local governmentAmherst County
Lynchburg (city)
Real estate tax$0.84 per $100
Annual tax on a $250,000 home*about $2,100
SchoolsLynchburg City Public Schools
Local governmentCity of Lynchburg
*Illustration only, assuming the assessed value equals $250,000. Your actual bill depends on the assessment.
For buyers who work in Lynchburg, that combination of a short drive and a county tax bill is often the reason to look across the river.
Rates per $100 of assessed value, as of October 5, 2026. Confirm with the locality.
Neighborhoods
Madison Heights neighborhoods
EstablishedMixed
Along U.S. 29
- Homes
- Established subdivisions near shopping
- Best for
- Easy access to U.S. 29 north toward Amherst and south into Lynchburg
The U.S. 29 corridor runs through the heart of Madison Heights, with shopping, groceries and quick highway access.
NewerNewer subdivisions
- Homes
- Single-family homes, some with HOAs
- Best for
- A newer home at a lower price than comparable new construction in the city
Newer neighborhoods have filled in around the established core over the years.
MixedToward the county
- Homes
- Homes on larger lots and acreage
- Best for
- Space and privacy
Head away from the river and the lots get bigger. Out here, expect private wells and septic systems on many properties.
Drive times
Getting around Madison Heights
- Downtown Lynchburgabout 10 minutes across the river
- Liberty University and Wards Roadabout 20 minutes
- The town of Amherstabout 15 minutes north on U.S. 29
- Charlottesvilleabout 1 hour north on U.S. 29
- Lynchburg Regional Airportabout 25 minutes
- AmtrakKemper Street Station in Lynchburg, about 10 to 15 minutes
Census data
Madison Heights by the numbers
These figures cover the Madison Heights census-designated place. The 24572 ZIP code covers a wider area, so some homes with a Madison Heights address fall outside them.
Population10,8932020 CensusSource: U.S. Census Bureau (Madison Heights CDP)
Median household income$60,215ACS 2020 to 2024Source: U.S. Census Bureau (Madison Heights CDP)
Homeowners71.4%of homes are owner-occupiedSource: U.S. Census Bureau (Madison Heights CDP)
Average commute24.2 minACS 2020 to 2024Source: U.S. Census Bureau (Madison Heights CDP)
Bachelor's degree or higher17.4%of adults 25 and overSource: U.S. Census Bureau (Madison Heights CDP)
Census median home value$191,300Owner estimates from the 2020 to 2024 survey, which trail current sale prices.Source: U.S. Census Bureau (Madison Heights CDP)
River and mountains
Parks and the outdoors in Madison Heights
Riveredge Park
a boat ramp, a put-in for canoes and kayaks, a paved path and skyline views of Lynchburg.
The James River Heritage Trail
across the river, from Percival's Island through downtown Lynchburg.
The Blue Ridge
the mountains of western Amherst County are an easy drive north and west.
Local favorites
What people love about Madison Heights
The view
downtown Lynchburg's skyline from the riverbank at sunset.
Paddling the James
a put-in right in the community at Riveredge Park.
Value
more house for the money than many neighborhoods across the river.
Proximity
downtown Lynchburg, the colleges and the hospitals are a short drive away.
What's next
a redevelopment plan for the former training center site that could add a new walkable neighborhood on the river.
Schools
Madison Heights schools
Madison Heights is served by Amherst County Public Schools. Schools in the community include:
- Elementary
- Amelon, Elon and Madison Heights elementary schools
- Middle
- Monelison Middle School
- High
- Amherst County High School, in the town of Amherst
Zoning follows the exact address, so I confirm it for every home.
Employers
Where people work in Madison Heights
About24minute average commute
Most Madison Heights residents work across the river in Lynchburg, at Liberty University, Centra's hospitals, BWX Technologies, Framatome and the region's other large employers. The commute is short for most, and U.S. 29 makes the town of Amherst and points north an easy drive as well.
- Liberty UniversityLynchburg
- CentraLynchburg's hospitals
- BWX TechnologiesLynchburg
- FramatomeLynchburg
Before you commit
Buying in Madison Heights: what I check
County, not city
Madison Heights homes pay Amherst County taxes and attend Amherst County schools, whatever the mailing address suggests.
Water and sewer
some homes are on public water and sewer and others on a private well and septic system. I confirm which, and what inspections that calls for.
Older homes
many homes near the river are decades old. I look closely at roofs, wiring, plumbing and heating. Homes built before 1978 come with a lead-based paint disclosure.
Flood zones
a few low-lying areas near the James fall in FEMA flood zones, which affects insurance. I check the map for every home.
Loan options
at Madison Heights price points, buyers often compare FHA, VA and other low-down-payment loans. I make sure your offer is structured for the loan you are using.
Selling
Selling in Madison Heights
The homes that sell best here are priced from real comparable sales in Madison Heights, not across the river, prepared well and presented beautifully. For homes under $250,000, Egan Kemp, REALTOR® with LPT Realty, Inc., offers full service at a lower fee. My minimum fee can be more than a typical commission in that range, but you can still hire me.
FAQ
Questions about Madison Heights
Is Madison Heights part of Lynchburg?
No. Madison Heights is an unincorporated community in Amherst County, across the James River from Lynchburg. Homes there follow Amherst County taxes and schools.
What is the real estate tax rate in Madison Heights?
Madison Heights is in Amherst County: $0.61 per $100 of assessed value (Amherst County, as of October 5, 2026). Confirm the current rate with the county before you buy.
Which schools serve Madison Heights?
Amherst County Public Schools. Elementary schools in the community include Amelon, Elon and Madison Heights Elementary, along with Monelison Middle School. High school students attend Amherst County High School in Amherst. Confirm zoning for the exact address.
How far is Madison Heights from downtown Lynchburg?
About 10 minutes across the James River for much of Madison Heights. The John Lynch Bridge links the two and now has a pedestrian walkway.
What is happening with the old Central Virginia Training Center?
The state facility closed in 2020. The state is preparing the roughly 350-acre site for redevelopment under a 2022 master plan for a walkable mixed-use neighborhood, with the first demolitions expected by fall 2027.
Who handles homes under $250,000 in Madison Heights?
Egan Kemp, REALTOR® with LPT Realty, Inc., represents buyers and sellers under $250,000 with full service at a lower fee. You can still hire me in that range; my minimum fee can be more than a typical commission there.
From the blog
Guides for Madison Heights
Updated
The Best Neighborhoods in Lynchburg, VA
Lynchburg has a downtown hub and many neighborhoods to think about, both in Lynchburg and the surrounding areas like Forest, Madison Heights, and Rustburg.
Moving to Lynchburg VA: Complete Relocation Guide
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Virginia Closing Costs: Who Pays What (2026 Guide)
Virginia closing costs run 2% to 5% for buyers and about 3.13% for sellers. This 2026 guide breaks down who pays what in Virginia, fee by fee.
Sources
Updated October 2026
- U.S. Census Bureau QuickFacts, Madison Heights CDP, Virginia (2020 Census; ACS 2020 to 2024)
- Madison Heights, Virginia (Wikipedia; status, ZIP, schools, history)
- Public schools in ZIP 24572 (SchoolDigger)
- Riveredge Park (Macaroni KID Lynchburg)
- James River Association, Riveredge Park river access
- WSET, John Lynch Bridge walkway and Amherst County trail plans (September 2026)
- Cardinal News, Central Virginia Training Center redevelopment (May 2026)
Drive times are rounded estimates for normal traffic.Mason Kiffmeyer · LPT Realty, Inc.
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