Best Places to Buy Rental Property in Virginia (2026)
We ranked all 76 Virginia counties that have both a median home price and a median rent, ordered by the cap rate a median-priced rental would produce. Danville City leads at 6.9%, with a median price of $135,583.
Virginia counties ranked by cap rate
| # | Market | Cap rate | Median price | Median rent | Cash flow | Analyze |
|---|---|---|---|---|---|---|
| 1 | Danville City, VA | 6.9% | $135,583 | $1,192 | $64 | Run numbers |
| 2 | Martinsville City, VA | 6.2% | $119,923 | $950 | -$11 | Run numbers |
| 3 | Bristol City, VA | 5.8% | $183,577 | $1,361 | -$78 | Run numbers |
| 4 | Mecklenburg County, VA | 5.3% | $213,154 | $1,450 | -$175 | Run numbers |
| 5 | Petersburg City, VA | 5.1% | $203,315 | $1,339 | -$195 | Run numbers |
| 6 | Westmoreland County, VA | 4.9% | $315,529 | $1,997 | -$356 | Run numbers |
| 7 | Henry County, VA | 4.9% | $142,970 | $904 | -$162 | Run numbers |
| 8 | Campbell County, VA | 4.8% | $276,073 | $1,685 | -$352 | Run numbers |
| 9 | Greene County, VA | 4.7% | $386,319 | $2,331 | -$510 | Run numbers |
| 10 | Pulaski County, VA | 4.7% | $226,056 | $1,350 | -$308 | Run numbers |
| 11 | Hopewell City, VA | 4.7% | $220,732 | $1,318 | -$300 | Run numbers |
| 12 | Hampton City, VA | 4.6% | $282,712 | $1,681 | -$389 | Run numbers |
| 13 | Portsmouth City, VA | 4.6% | $269,515 | $1,599 | -$373 | Run numbers |
| 14 | Roanoke City, VA | 4.6% | $225,072 | $1,321 | -$321 | Run numbers |
| 15 | Radford City, VA | 4.4% | $265,319 | $1,495 | -$419 | Run numbers |
| 16 | Prince Edward County, VA | 4.4% | $241,495 | $1,358 | -$384 | Run numbers |
| 17 | Isle of Wight County, VA | 4.4% | $387,233 | $2,163 | -$624 | Run numbers |
| 18 | Colonial Heights City, VA | 4.3% | $286,282 | $1,598 | -$462 | Run numbers |
| 19 | Norfolk City, VA | 4.3% | $315,671 | $1,736 | -$526 | Run numbers |
| 20 | Botetourt County, VA | 4.2% | $319,401 | $1,730 | -$550 | Run numbers |
| 21 | Newport News City, VA | 4.2% | $295,885 | $1,590 | -$517 | Run numbers |
| 22 | Lynchburg City, VA | 4.2% | $247,599 | $1,330 | -$433 | Run numbers |
| 23 | Louisa County, VA | 4.2% | $424,780 | $2,279 | -$745 | Run numbers |
| 24 | Rockingham County, VA | 4.1% | $364,289 | $1,933 | -$653 | Run numbers |
| 25 | Orange County, VA | 4.1% | $387,299 | $2,054 | -$695 | Run numbers |
| 26 | Staunton City, VA | 4.1% | $291,887 | $1,535 | -$532 | Run numbers |
| 27 | Fluvanna County, VA | 4.1% | $382,529 | $1,994 | -$709 | Run numbers |
| 28 | Salem City, VA | 4.0% | $295,104 | $1,531 | -$552 | Run numbers |
| 29 | Suffolk City, VA | 4.0% | $392,055 | $2,008 | -$750 | Run numbers |
| 30 | Waynesboro City, VA | 4.0% | $299,447 | $1,525 | -$579 | Run numbers |
| 31 | Frederick County, VA | 3.9% | $432,111 | $2,137 | -$876 | Run numbers |
| 32 | Amherst County, VA | 3.9% | $267,250 | $1,322 | -$542 | Run numbers |
| 33 | Buena Vista City, VA | 3.9% | $191,764 | $950 | -$388 | Run numbers |
| 34 | Harrisonburg City, VA | 3.8% | $332,156 | $1,632 | -$680 | Run numbers |
| 35 | Gloucester County, VA | 3.8% | $380,109 | $1,865 | -$780 | Run numbers |
| 36 | Washington County, VA | 3.8% | $260,753 | $1,278 | -$536 | Run numbers |
| 37 | Poquoson City, VA | 3.8% | $471,047 | $2,305 | -$971 | Run numbers |
| 38 | Virginia Beach City, VA | 3.8% | $430,158 | $2,076 | -$906 | Run numbers |
| 39 | Chesapeake City, VA | 3.8% | $429,571 | $2,066 | -$909 | Run numbers |
| 40 | Montgomery County, VA | 3.8% | $346,984 | $1,669 | -$734 | Run numbers |
| 41 | Williamsburg City, VA | 3.7% | $418,586 | $2,000 | -$894 | Run numbers |
| 42 | Shenandoah County, VA | 3.7% | $345,496 | $1,620 | -$758 | Run numbers |
| 43 | Lexington City, VA | 3.6% | $359,259 | $1,683 | -$789 | Run numbers |
| 44 | Warren County, VA | 3.6% | $401,011 | $1,868 | -$888 | Run numbers |
| 45 | Roanoke County, VA | 3.6% | $342,773 | $1,588 | -$765 | Run numbers |
| 46 | Augusta County, VA | 3.6% | $372,170 | $1,721 | -$832 | Run numbers |
| 47 | Spotsylvania County, VA | 3.5% | $461,009 | $2,095 | -$1,055 | Run numbers |
| 48 | Chesterfield County, VA | 3.5% | $416,117 | $1,890 | -$953 | Run numbers |
| 49 | Henrico County, VA | 3.5% | $403,549 | $1,830 | -$926 | Run numbers |
| 50 | Winchester City, VA | 3.5% | $363,487 | $1,642 | -$838 | Run numbers |
Showing the top 50 of 76 ranked counties.
Looking for every county in the state, including those without rent data? Browse the full Virginia market directory.
How this ranking is calculated
We scored 76 counties in Virginia and ranked them by capitalization rate, calculated as annual net operating income divided by median home price. Markets without both a median home price and a median rent are excluded, because cash flow cannot be estimated without both.
Every figure assumes a median-priced home rented at the local median rent, financed with 20 percent down on a 30-year loan at 6.85%, with closing costs at 3 percent of price and operating costs at 35 percent of rent. Operating costs cover taxes, insurance, maintenance, vacancy, and management.
These are modeled estimates for comparing markets, not quotes on a specific property. A real deal turns on the individual property, its condition, and the actual rent it can command. Run any market that interests you through the calculator with real numbers before you make an offer.
National rankings
Compare Virginia against the rest of the country.
Best Cash Flow Markets for Rental Property
US counties ranked by estimated monthly cash flow on a median-priced rental, after mortgage and operating costs.
Highest Cap Rate Markets for Rental Property
US counties ranked by estimated cap rate on a median-priced rental, using local median rent and a 35 percent operating cost assumption.
Best Rental Markets Under $200,000
US counties with a median home price under $200,000, ranked by estimated cap rate on a median-priced rental.
Cheapest Markets With Positive Cash Flow
The lowest-priced US counties where a median-priced rental still covers its mortgage and operating costs.
Best Appreciation Markets for Real Estate Investors
US counties ranked by appreciation score, blending recent home price growth with the risk of an overheated market.
Best Overall Real Estate Markets to Invest In
US counties ranked by overall investment score, blending cash flow, appreciation, stability, and affordability.
Other states
States with fewer than 5 counties reporting both price and rent are omitted, because a ranking that short would not be meaningful.
Run the numbers on a Virginia property
Start from Danville City median values and replace them with a real listing price and rent to see whether the deal actually works.