Frequently Asked Questions

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The CAC is looking to develop an actionable plan, one that is constantly used and referenced and not just a document that checks a box but rather something that truly represents the beliefs and desires of the community and provides reasonable avenues to working towards those goals and objectives.

Check out our template for the chapters in the Plan section (PDF).

Right now! View And Comment On The Full First Draft Here.

Want to just look at the draft and not comment? View the PDF version.

Nearly five years. The CAC has been gathering public input on the current plan which expires in 2025 and the community in general for the past four years, with the last year being devoted to writing.

The CAC will be attending local festivals and have in person input opportunities and will also accept input online.

The plan does not represent individual ideas, but the ideas of the community. If you have one you feel should be in the new plan, please reach out and we'd be more than happy to talk to you.

2045. While we assume the folks working on the plan then will start early perhaps in 2039 like the CAC did in 2019 for this rewrite.

Everyone's opinion matters, this is your community as much as anyone else.

Comprehensive plans are reviewed and updated every five years so they remain relevant. While it won't be a complete rewrite like we are doing now, there will be a chance to update and amend aspects so the plan continues to represent the community, be relevant, and be useful.

Every property has a specific set of usage rights that are specific to the property. This set of rights can be explained by the picture on the left of a bundle of sticks, which represent a bundle of property rights. Easements are used in many ways from developing roads, sidewalks, and driveways, to power, water, and internet lines. When an easement of any kind is created, a stick may be broken in half, or sold or donated entirely. This means that rights may be lessened or sold or donated away so they may not be used, while ultimately the remaining sticks or rights in the bundle are retained. This means that specific rights of use on property can be sold without actually selling the property or all of its uses.

A Conservation Easement is the sale or donation of certain sticks or parts of sticks from the bundle, while the owner retains the remaining sticks or rights of use on a property. The agency that buys or receives the donated sticks or rights is known as the Conservation Easement holder as they hold the rights or sticks. Since each easement and property is unique, Conservation Easements are able to be tailored to meet the owner and holders' needs.

To start, you can reap significant income tax and estate tax benefits by simply donating a Conservation Easement. If the Conservation Easement is sold, then you would receive additional payments based on the reduction in fair market value due to the Conservation Easement on the land. Most landowners will donate their Conservation Easements as the funds needed to purchase Conservation Easements tend to be in short supply.

No you would still own the land no matter if you donated or sold the Conservation Easement. You would be donating or selling the uses that you agree to remove from the property such as mining, building in certain locations, clear-cutting forests, and many other uses of the land, or sticks from your bundle of property rights.

This is not true. As stated earlier, Conservation Easements are made to be tailored to the landowner and property's needs. While each holder that you may engage with may require certain uses to be placed in the Conservation Easement, this does not mean that your hands are tied to that holder as there are many agencies, land trusts, and groups that help with holding Conservation Easements throughout the Commonwealth. We advise that you look at multiple options prior to entering into any agreements that you are unsure of making.

Forever. Conservation Easements are permanent and run with the land from owner to owner. With this in mind, you must take into consideration how the Conservation Easement will work for you in perpetuity. This means that you may want to add clauses for building sites for new farms or living structures to meet your, and your family's, needs, as well as provisions for new types of agriculture and agritourism.

To start the process with Shenandoah County, we ask that you fill out a Conservation Determination Sheet (PDF), and give our Staff a call to talk the idea over. You can reach our Staff at 540-459-6185.

Once you have submitted a Conservation Determination Sheet (PDF), our Program Administrator will score the potential Conservation Easement to see if you qualify. If you qualify you will be placed on the agenda of the next CEA meeting for the CEA to determine whether or not the proposed Conservation Easement meets their standards and guidelines and that they would accept the Conservation Easement. If approved, then you will work with County Staff, the County Attorney, any Co-Holders, and any Conservation Professionals you have to draft a deed of easement and final application. Once the deed is completed it will be presented in front of the CEA for recommendation for approval, and then the Board of Supervisors will take up the request and make a final determination.

Learn more about the process: Steps for Conveying an Easement (PDF).

• The Family Assessment and Planning Team
• Interagency group responsible at the individual "case" level for carrying out the CSA
• Reviews service plans for children and recommends child-specific expenditures (Section 2.2-5209)
• Assesses strengths and needs of troubled youth and families
• Promotes family engagement
• Members of FAPT shall include supervisory level employees appointed by Department heads, a private provider, and a parent representative.

FAPT Members, who determine CSA eligibility, then discuss and vote to approve funding for services. In Shenandoah County, those are:

• FAPT Case Manager for Shenandoah County Public Schools (SCPS)
• Family Services Program Manager from Shenandoah County Department of Social Services (SCDSS)
• Shenandoah County Child/Youth and Family Supervisor for Northwestern Community Services Board (NWCSB)
• Juvenile Court Services Unit (CSU) Supervisor for Shenandoah County
• Private Provider (currently the Executive Director of Family Promise of Shenandoah County
• Parent Representative, a parent committed to serve who resides in Shenandoah County

Parents/Guardians, who participate in the meeting discussion as experts on the "case" and have the right to agree or disagree with services recommended and approved by the FAPT. While the Shenandoah County FAPT strives to promote family voice and choice, a family always has the right to appeal the FAPT's decision.

Community providers - both providers funded by FAPT as well as other resources, to report on progress and discuss family strengths and additional needs (ex. outpatient therapist, mentor, case manager, etc.).

FAPT case manager - the provider presenting the case to FAPT. In Shenandoah County, those typically are Child Mental Health Case Managers from NWCSB, School Support Specialists from SCPS, Probation Officers from the CSU, and Family Support Specialists from SCDSS.

CSA office staff - CSA Coordinator and/or the CSA Administrative Coordinator participate in FAPT but are not voting members.

Other possible participants:

• Natural Supports - those in the youth and family's life that provide support outside the FAPT funding (ex. extended family, pastor, family friend, coach) that they wish to also participate in the FAPT process.
• Guardian Ad Litem
• Others involved with the case that the family wish to have attend the meeting.

If you would like to learn more about FAPT or if you think your child or a child in your care would benefit from CSA funding, please contact the CSA Coordinator for more information.

The value is assessed by the whole sale aircraft bluebook. Mobile home values are calculated based on the width and length. 

The Return of Tangible Personal Property form (762) will no longer be mailed to individual taxpayers. If you have any changes in your personal property effective January 1 of the tax year, please notify the Commissioner’s office at 540-459-6170. All changes must be reported by February 1 of the tax year.

The County tax rates are set each year by the Shenandoah County Board Of Supervisors. The rate for 2025 is $4.11 per $100.

The penalty is assessed at the greater of either a rate of 10% of the tax assessable on such returns or $10; however, the penalty shall in no case exceed the amount of tax assessable.

Shenandoah County is not a prorating locality. If you owned the vehicle on January 1st of the taxation year, you will owe taxes for the full year. If you purchased a vehicle after January 1st of the taxation year, you will not pay taxes on that vehicle for that tax year.

The Commissioner of Revenue is the assessing office, you may contact them at 540-459-6170.

A DMV stop is a collection tool. Once a personal property account becomes delinquent it is subject to a DMV stop. A DMV stop prohibits the delinquent taxpayer from doing business with a Virginia DMV. There is an additional $55 charge placed on the delinquent account ($25 DMV stop fee and $30 Administrative fee). We encourage taxpayers to pay their taxes in full by the deadlines to avoid a DMV stop collection action. Once a DMV stop is placed, we will not accept personal/business checks for payment.

Contact the Clerk of the Court at 540-459-6150.

You may visit our website.

Research under "Yearly taxes paid" for personal property you will need to set up a PIN which is done using your social security number.

DMV stops paid in the office are usually released within ½ hour. Payments made on the County website, by 4 pm, are released the next business day after 10 am providing funds are received.

Shenandoah County does not accept land "donations". If you no longer wish to own your property, you may sell it on your own. The County will sell property through the Bill In Equity process once taxes become 3 or more years delinquent.

Please direct address changes to the assessing office of the Commissioner of Revenue.

Real estate address changes 540-459-6174.

Personal property address changes 540-459-6170.

Payment by credit/debit card is a convenience. The fee charged is passed on to the taxpayer who wishes to use this form of payment.

Delinquent real estate and personal property tax lists are periodically posted on the Treasurer's webpage. Please check back later.

They are listed by name and base tax due.

Contact the assessing office - Commissioner of Revenue 540-459-6170.

Shenandoah County has a tax relief for the elderly and disabled program. Please visit the Real Estate Tax page.

Contact the Commissioner of Revenue at 540-459-6174.

The next sale date is TBA; tax sales are typically in the Spring and Fall at the following location:

Shenandoah County Government Center
 Board of Supervisors Meeting Room
 600 North Main Street
 Woodstock, Virginia 22664

Payments must be made in the form of cash, credit card, a personal check, cashier’s check, money order.

Individuals interested in future sales can submit their mailing or email address to:

Reid Broughton or Kimberly Cregger

Sands Anderson PC

P.O. Box 2009

Christiansburg, Virginia 24068

kcregger@sandsanderson.com

rbroughton@sandsanderson.com

540-260-9011

A list of properties for sale will be mailed or emailed approximately 3 weeks before the auction.

No. All delinquent taxes are paid from the proceeds of the sale.  Purchasers are responsible only for real estate taxes from the date of sale.

The sale works like a typical auction.  The highest bidder wins the property, and will sign a purchase contract for the property on the date of sale.  A copy of the contract will be available prior to the sale.  Terms and conditions announced on the date of sale take precedence. The highest bidder is expected to pay a deposit of 20% of their bid or $2,000, whichever is more.  All sales are subject to approval.  If they are approved, the property will be conveyed by special warranty deed.

Anyone can attend the auction, but registration is required to bid.

Judicial sales are free and clear of all judgments and liens.  Non-judicial sales are subject to liens of record, if any.   Properties sold will be clearly designated as judicial or non-judicial.

Purchasers must pay the balance of the purchase price and any recording fees and costs for recording their deed. A buyer’s premium may be added to the purchase price for properties sold at auction.

Yes. The purchaser must notify the Special Commissioner how they want to take title to the property.

The former owner(s) of the Property may, under certain circumstances, for good cause shown, within ninety (90) days from entry of a decree of confirmation, petition the Court to have the case reheard.  This is a rare occurrence, but the sale is subject to the determination of the Court.

No.

Yes.  You may find out about specific auctions at the following websites:

• Delinquent Real Estate Tax Collection Attorneys | Sands Anderson
• You may also visit the following sites for more information:
• Shenandoah County Treasurer Website
• Shenandoah County GIS website

Yes.  Tax sales will be advertised online and in local newspapers.   Properties will normally be posted where possible, and we maintain an e-mail list through which additional notices will be sent.  Please contact us at the e-mail addresses below if you would like to be added to the e-mail list.

Contact

Reid Broughton or Kimberly Cregger

Sands Anderson PC

P.O. Box 2009

Christiansburg, Virginia 24068

kcregger@sandsanderson.com

rbroughton@sandsanderson.com

540-260-9011

The landfill hours are 8 am to 4 pm. Monday through Saturday.

Please note: No loads are accepted in landfill pit after 3:30 pm.

We only take trash that is generated in Shenandoah County.

There is no charge to homeowners if they bring their trash to the Landfill for disposal (except tires, animals, TVs, computer monitors, and large stumps). All non-household waste is charged a fee.

What are the landfill dumping fees?

• Regular Commercial Trash - $54 per ton
• Rough/Construction (large pieces of concrete, rocks, pavement) - $63 per ton
• Rough Wood Waste (stumps) - $63 per ton
• Brush/Wood Waste - $36 per ton
• Town Curbside Pick-Up Services - $43.20
• Recyclables only (separated) - No Charge

Yes, we accept tires at the Landfill only, not at the Citizen Convenience Sites.

• Passenger - $1
• Truck - $5
• Tractor - $10

The Landfill accepts dead livestock, but an appointment for disposal is required. Call 540-984-8573 to make an appointment. The cost is $5.00 for under 400 pounds and $10.00 for over 400 pounds. Livestock are only accepted at certain times on weekdays (and not on Saturdays). Livestock may not be disposed of at Citizen Convenience sites.

There is no charge for the homeowner for the brush. Stumps on a pickup truck load are also free. Any stump loads larger than pick-up truck load are charged $52.50 per ton. Brush and stumps are accepted at the Landfill but not at the Citizen Convenience Sites.

These special wastes and household hazardous wastes are not accepted at the compactor sites located throughout the County, but are only accepted at the Landfill. There are designated locations at the Landfill for these items. When you arrive at the gate, please let us know if you have any items like these and we will direct you where to put them.

Yes we do. There are ash cans located at the Landfill and at the Citizen Convenience Sites located throughout the County.

Yes, at the Landfill only. Furniture and other bulky items are not accepted at the Citizen Convenience Sites.

You must call the Landfill office at 540-984-8573 to dispose of asbestos products.

Yes, as long as these procedures are followed: Needles are placed in a non-puncture container, that is taped shut and SHARPS is written on the outside of the container. Please bring the container to the landfill and take it to the window located at the scales. For more information, please review the Household Sharps Flyer DEQ 2016 (PDF)

No, but the Sheriff's Office does. A permanently mounted metal box is located in the lobby of the Sheriff's Office. If you have used or expired medication (no liquids, sharps, or inhalers) deposit them at any time. No information is taken at the time of the drop-off. This disposal method is preferable to burying the medicine in the landfill, and much better than flushing it down the toilet (fish don't react well to people's medicines).

Register in person at the Voter Registration Office. Shenandoah County Government Building, 600 N Main Street, Suite 103, Woodstock.

Register by mail by completing the Virginia Voter Registration Application and mailing it to the address above.

Register online.

You must first apply for the ballot by submitting an Absentee Ballot application in person, by mail, or by fax.

Download and complete the Virginia Absentee Ballot Application and submit the application to the office.

In-person voting starts 45 days before a general election.

We cannot take absentee ballot requests over the phone but we can mail you an application based on a phone call.

You can check your voter registration status.

You can verify your polling place location.

You may view a sample ballot for the upcoming election as the ballots become available by visiting the Sample ballot.

Qualifications: "Agricultural and Horticultural Use Categories"

Virginia State Code requires a minimum of five contiguous (unimproved or more) acres. One acre is excluded for a house-site (if dwelling exists) or a proposed house-site. The remaining five acres or more may qualify for Land Use taxation.

The entire farm must be qualified with adequate livestock: One mature cow, five goats, five sheep, or five swine, one hundred chickens, and/or sixty-six turkeys per every five acres for twelve months. Horses can qualify the land only if they are being used for a breeding or boarding BUSINESS. Horses maintained exclusively for (pleasure) recreational purposes do not qualify the land.

Cropland qualified on the basis of selling crops or needs to be qualified by adequate livestock.

Horticultural crops must be produced for commercial use only to qualify for land use taxation.

Qualifications: "Forestal Use Categories"

Forestal use category requires twenty contiguous acres unimproved or more exclusively devoted to forestal use with NO LIVESTOCK ACCESS. Forestal acreage with livestock access must be qualified under the AGRICULTURAL USE category. NO stripping or clear cutting is permitted unless working under the guidance of the Department of Forestry. Forestal participants are required to have a forestal commitment agreement. This can be obtained from the Land Use office, or you may consult an independent forester. Value of forestal acreage for land use purposes is obtained by county Land Use Coordinator from a scientifically derived table based on soils and stocking, NOT size, quality, or value of timber.

Qualifications: "Open Space Use Categories"

This category is for specific types of parks, historical land, and recreational areas only. This category DOES NOT refer to open, unused land. Landowners under this category must have an Open Space Commitment filed with the Clerk of the Court at owner's expense. This Commitment can be obtained from the Land Use office.

Applications:

• By State Law and County Ordinance, applications for Land Use Taxation on newly purchased parcels not in land use at time of purchase, must by made by January 1 of the preceding year for which taxation is sought. Application for Land Use Taxation on newly purchased parcels in Land Use at time of purchase, must be made within sixty days of purchase.
• If you sell acreage from a tract under Land Use, you must reapply within sixty days of the transaction to put the remaining acreage back in the program.

Income Tax Documentation:

• Those who are in Land Use under agricultural use or horticultural use, must submit copy of Federal 1040 income tax schedule C (business), E (supplementary income, Form 4835 Farm Rental Income and Expenses - which is mostly applicable to those who lease the land), or F (farm) EACH YEAR while under Land Use taxation. Must have $1000 sales annually.
• If you do not file one of these schedules and wish to be in the Land Use program, you will be required to submit documentation of a "bona fide" farm operation in another manner.

Fees: Application fee is $10 per parcel for acreage totaling less than fifty acres. Land over fifty acres is $0.20 per acre per parcel. Reference 146-66 (E.)

Approval:

Approval of all applications is made by the Land Use Coordinator or Commissioner of the Revenue based on the use of the parcel, documentation submitted, acreage, etc.. In some instances, you may be requested to submit additional information before an application can be processed. If at any time, should it be determined that the parcel is not continuing to meet the requirements necessary to be taxed under a Land Use Assessment, it will be removed from the program. NO fees will be refunded on parcels removed from the program nor will fees be refunded on applications denied.

Re-Validation: Yes, all parcels taxed under a Land Use Assessment must be revalidated annually, with no fee.

Change in Use:

This is very important!! If you make one or more of the following transactions, you MUST contact this office within sixty (60) days to discuss reapplication, fees, and possible roll-back tax.

These changes include:

• Change the use of the land;
• Sell acreage;
• Transfer acreage by deed of gift or receive by will;
• Re-survey the property boundaries, or vacate property lines
• Change ownership, buy out an owner, remove/add an owner on the deed, or convey interest;
• Property was rezoned;
• Erect a dwelling or trailer
• Failure to contact this office within sixty days after recording one or more of the above transactions WILL result in the parcel being disqualified from the Land Use program and taxed at full fair market value.

Roll-Back Taxes:

If a landowner under Land Use Taxation makes one of the land use changes listed above, a roll-back tax may incur since the tax dollars saved by being assessed under land use valuation is a deferment. This roll-back is applied on the deferred amount on the non-qualifying acreage for six years prior with interest and penalty. This roll-back is charged to the taxpayer making the change.

Application on Reassessment Years:

A new State application must be made for EACH parcel in Land Use on County reassessment years.

Real Estate Taxes / Roll-Back Taxes:

The taxes on a parcel in Land Use must be paid timely. If taxes become delinquent on a parcel under Land Use Assessment, that parcel will be removed from Land Use taxation and taxed at full fair market value. If the parcel has not been taxed under Land Use, and application has been made on the parcel, taxes must not become delinquent. If taxes are delinquent at the time application is to be processed, the application will not be processed.

Your Role:

Your role in the Land Use Assessment Program is important. You must "USE" your land according to the State and County prescribed standards and requirements. The land must be involved each year in a "bona fide production".

Questions:

If you have any questions, please feel free to contact Land Use Assessment Coordinator at 540-459-6179. Office hours are 8:30 am - 4:30 pm, Monday through Friday.

When you call the police or fire department, play in a park, send your children to public school, check out a book at the library, you are using services paid for by your property taxes. Property taxes are the largest source of revenue to fund these services that you count on every day. Additional information regarding the services provided by the county, as well as the county's budget, can be found at our website: Financial Information | Shenandoah County, VA

Article X, Section 1 of the Constitution of Virginia states that all property shall be taxed, except as otherwise provided. Section 4 segregates real estate, among other things, for local taxation.

According to 58.1-3201 of the Code of Virginia, and in accordance with Article X, Section 4 of the Constitution of Virginia, assessments shall be made at 100 percent of fair market value. This means that real estate is taxed based on how much the property would be worth on the open market. Real estate is taxed at a given rate (set annually by the county Board of Supervisors) per $100 of fair market value.

To calculate real estate tax, divide the total assessed value of the property in question by $100, then multiply by the tax rate (you can find this year's real estate tax rate here: Current & Former Tax Rates | Shenandoah County, VA) to find the total amount of taxes to be assessed on that property for the year. Real estate taxes are billed semiannually, half being due in June and half being due in December.

You can find the current real estate tax rate, as well as tax rates for personal property and business-related taxes by visiting our tax rates page here: Current & Former Tax Rates | Shenandoah County, VA

The definition of “market value” provided by USPAP (Uniform Standards of Professional Appraisal Practice, 1997 ed (Washington, D.C.: Appraisal Foundation 1997), p155):

“The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:

1. The buyer and seller are typically motivated,
2. Both parties are well informed or well advised, and acting in what they consider their best interests,
3. A reasonable time is allowed for exposure in the open market,
4. Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto,
5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.”

Assessed values of all property in Shenandoah County can be found within the county’s Real Estate Tax Book here: Tax Books | Shenandoah County, VA. In addition, they can be found via the county’s online real property database system, hosted by actDataScout here: Shenandoah County, Virginia Real Property Search - actDataScout. Public information regarding land and property improvements for each property in the county can also be found in this database.

According to 58.1-3291 of the Code of Virginia, “new buildings shall be assessed, whether entirely finished or not, at their actual value at the time of assessment.” New construction that is not fit for occupancy is assessed at its value reflecting the percentage of completion (10%, 50%, 80%, etc.).

Outbuildings such as sheds, barns, detached garages, etc. add functionality and utility to your property, thereby adding value. Assessed value is the sum of the values of all things that add value to your property.

This is a free program offered to the citizens of Shenandoah County.

It is common for a child to be curious about fire. But a child playing with fire should not be allowed.

Children emulate their parents and other adults that they see handle lighters and matches.

Firesetting is not a normal phase for any child. If the behavior is not addressed and dealt with, it can escalate into criminal behavior.

All intervention and education is kept confidential. Parents oftentimes hesitate to seek help, but be assured all information will remain confidential.

Call 540-459-6177. We'll be glad to talk to you more.

View upcoming training opportunities on our training calendar and subscribe for updates by clicking the "Notify Me" icon.

Shenandoah County Department of Fire and Rescue collaborates with the American Red Cross  through its participation in the Sound the Alarm Home Fire Campaign.  This initiative aims to equip families to respond swiftly in the event of a home fire.  If your home requires smoke detectors, please fill out the form below. Complimentary smoke detectors are provided to homeowners in Shenandoah County who are unable to purchase them themselves.  The installation of the smoke detectors is conducted by SCFR personnel at no cost.

Smoke Detector Request Form

There are 12 volunteer fire departments and rescue squads within Shenandoah County, all of which are looking for new volunteer members. Whether you want to be in the front lines fighting fire or in the back of an ambulance administering care to a patient, there is a spot for you. Just stop by or call/email Logan Bollinger, Recruitment and Retention Officer, at 540-459-9105 or lbollinger@shenandoahcountyva.us. She'll be happy to answer your questions.

Recruitment Process:

Shenandoah County Department of Fire and Rescue extends a warm welcome to those with a passion for serving the community! Whether you're aspiring for a career or interested in volunteering as a Firefighter/EMT, we have opportunities for you. Our doors are always open, and we've transitioned to continuous recruitment for career positions. Join us in making a difference!

 Application & Hiring Process:

Online Application 

Physical Agility Testing – 2 mile run/walk in 30 minutes with a 45lb weight vest

Panel Interview *After successful completion of Physical Agility Test

Background Investigation

Requirements to become a professional SCFR Firefighter/EMT:

High School Diploma/GED

Valid Driver’s License

18 years of age by date of hire

Drug free by time of hire 

Preferred Certifications

EMT

Fire I 

Benefits Include:

Salary: $44,069 *Pay increases to $47,556.61 after successful completion of probation.

$3,500 Advanced EMT Incentive

$6,000 Intermediate Incentive

$7,500 Paramedic Incentive

48 hour work week with fixed “Kelly” day

Virginia Retirement Benefits, including Hazardous Duty benefits

Medical, Dental, Vision Insurance

Life Insurance

Yes!  We offer several classes a year for the public as well as volunteer and career Fire and EMS personnel. Classes can be found in the Training Division.

We also have a list of CPR/First Aid instructors on our Certified CPR Instructor page that would be able to teach a class for you or your group.

No. No Shenandoah County resident will receive a bill for EMS services.

• See a Fact Sheet on Shenandoah County's EMS Billing Program (PDF), or email billing.
• See Shenandoah County Fire and Rescue's HIPAA Statement (PDF).

Contact the Shenandoah County Department of Fire and Rescue at 540-459-6167 or fill out our contact form.

Sometimes a fire engine will go to a medical call because it is the closest emergency equipment to you. The engine companies in Shenandoah County have members that have emergency medical technician capabilities, and there may be times that they'll beat an ambulance to a medical call. Teamwork is essential in emergency situations, and all personnel on the scene of your emergency work as a life-saving unit.

Contact SCFR at 540-459-6167 or email Shannon Walters.

You can learn about employment opportunities with Shenandoah County by clicking on the Employment Opportunities link and also by going to the Notify Me section of the website and subscribing to Employment Opportunities.

If Shenandoah County is interested in scheduling an interview, a representative from Shenandoah County will contact you, generally by phone.  Once all interviews have been completed, applicants not selected for the position will receive notification by mail.

We work hard to keep apprised of grants that are available to businesses of all sizes. While business grants are not prolific, we encourage you to please reach out to our team to discuss more about your business or start up to see if you may qualify for any grants.

As mentioned above, we encourage anyone looking to start or expand a business to come and talk with us about your plans. We can help guide you through the process and connect you to available resources that make sense for your business.

Here’s a link to some of the potential resources available to local businesses that we may discuss.

We’re excited that you’re interested in Shenandoah County and we’re here to help make your move or start-up successful. Follow these links for listings of commercial or industrial properties that are available. We also have several local properties that are not listed online. If you don’t see a property that fits your business needs online, please let us know and we’d be glad to share other resources. Our office number is 540-459-6764.  

While Shenandoah County does not require a business license, all businesses are required to register their business with the Commissioner of Revenue. The form can be found here. In addition, some businesses may be required to obtain s Special Use Permit or register through the Shenandoah County Office of Community Development.

If your business is located within the town limits of one of the six incorporated towns within the County, please check with that town for additional business licensing requirements.

No. All permit and zoning questions/issues are handled within our Community Development office which can be contacted here.

The vision for our department is driven by the people who live within our communities. We rely heavily on the Shenandoah County Comprehensive Plan to guide this vision in addition to the Shenandoah County Economic Development Strategic Pan that was adopted in 2019. A collaborative document that drives our vision is the Strategic Plan for Shenandoah County.

Our office is located inside the Shenandoah County Government Building at 600 N. Main Street, Suite 101, Woodstock, VA 22664. Our office hours are 8:30-5pm Monday-Friday. Feel free to call first to ensure someone is available to assist you as we are often out visiting with businesses. Our office number is 540-459-1822 or 540-459-6764.

No. There is no cost to meet with us or attend any of the classes or programs that we offer throughout the year. We are a free resource to help support business development throughout Shenandoah County.

Shenandoah County offers several different committees for those looking to stay engaged or get more involved. Many committees are board appointed such as the Economic Development Authority, Planning Commission or Citizens Advisory Committee.

Please reach out to us should you have an interest in being more involved so that we can help connect you to the proper channels.

The Shenandoah Watershed Heroes Pilot Program is a community initiative that encourages local residents, businesses, farmers, schools, and municipalities to take simple actions to protect the Shenandoah River. The program is about working together to ensure our land, water, and way of life are preserved for future generations.

Clean water is essential for everyone—it supports our health, our farms, our businesses, and our overall quality of life. By keeping our rivers and streams clean, we’re protecting what makes our community strong and ensuring that these resources remain available for our children and grandchildren.

Anyone who lives or works in Shenandoah County can participate. Whether you’re a homeowner, run a business, farm the land, or are involved with local schools or government, there’s a way for you to contribute to keeping our water clean.

The program aims to see how everyday actions—like conserving water, reducing waste, or managing land responsibly—can come together to make a big impact on the health of our local waterways. The idea is to test what works best for our community.

The pilot program runs for 45 days, starting around September 15, 2024, and ending by November 1, 2024. It’s a short-term effort designed to gather insights and make sure we’re on the right track for future efforts.

You can choose from a list of practical actions that fit your lifestyle. For example:

• Homeowners can reduce plastic use or install a rain barrel.

• Businesses might conserve water or organize local clean-ups.

• Farmers could try rotational grazing or plant cover crops.

• Schools might start environmental projects or plant native gardens.

• Municipalities could focus on keeping storm drains clear or promoting native plants.

Success will be measured by how many people participate and how these actions help improve our local water quality. We’ll also look at community feedback and overall engagement to see what worked well.

Once you sign up, a representative will check in with you after about 45 days to see how you’re doing and offer support if needed. It’s all about making sure you have what you need to succeed.

After the pilot, we’ll review what worked and what didn’t, using that information to build a larger, county-wide effort. The goal is to keep this momentum going and continue improving our community’s water quality.

There will be plenty of ways to stay engaged, like joining local clean-ups, attending workshops, or simply continuing the practices you’ve adopted. Your involvement helps ensure that our community remains strong, healthy, and resilient.

A general reassessment is a mass-appraisal of all real property in a locality, which estimates the fair market value of all said property as of January 1st. General reassessments are conducted to ensure that the assessed value of all property in a locality accurately reflects its fair market value.

During general reassessments in Shenandoah County, information regarding parcel sizes, property improvements and features, real estate sales transactions, and other applicable data is collected and evaluated by a contracted third-party firm to determine the fair market value of all property in the county. Assessing all real estate at fair market value ensures that the real estate tax burden is distributed fairly and equitably among all property owners.

The Board of Supervisors determines how often general reassessments are conducted. The last general reassessment was conducted by Wampler & Eanes Appraisal group and became effective January 1st, 2022. The current general reassessment is being conducted by Vision Government Solutions and will become January 1st, 2026.

A general reassessment is a mass appraisal of all property in a locality. The International Association of Assessing Officers (IAAO) defines mass appraisal as "the process of valuing a group of properties as of a given date and using common data, standardized methods, and statistical testing." Mass appraisal is the valuation of multiple properties as a large group, such as a county or a city, and not an appraisal of an individual property for purposes of buying and selling. Mass appraisal requires that various valuation equations and mathematical techniques be used to analyze market data and develop valuation tables and schedules, which are then applied to all properties in a locality to determine their values.

In accordance with Section 58.1-3330 of the Code of Virginia, you are provided with this notice as an official statement of the assessed value of your real property for local tax purposes. This notice is not a tax bill, rather it is meant to inform you of the value that will be used to calculate the taxes assessed on your property.

Changes in the real estate market are the most probable explanation for a change in assessed value. Other changes to a property such as new construction, additions and demolitions could also cause assessed values to change.

It is important to consider that the market derives value. Value is not determined by appraisers and assessors indiscriminately, rather it is based on transactions on the open market between willing buyers and willing sellers.

The general reassessment process is very laborious and time-intensive, requiring that each piece of property within the county and its features be evaluated. Applicable data regarding sales of property must also be evaluated. The entire process takes 12-18 months to complete and would require the county to invest in full-time staff and resources if it were to be done in-house. The 2026 general reassessment is being conducted by Vision Government Solutions.

Following a general reassessment, your property taxes may increase, decrease or stay the same. Property taxes are dependent upon two factors: the assessed value of your property and the tax rate set by the county Board of Supervisors. This means that changes in assessed value following a general reassessment is not entirely sufficient to determine changes in taxes billed. The purpose of a general reassessment is to ensure that the assessed value of all property in the county is aligned with its fair market value and is NOT meant to be a county-wide tax increase. 58.1-3321 of the Code of Virginia states that, following a reassessment, revenues generated by real property taxes cannot exceed 101% of that of the previous year without a special public hearing.

Should the Board of Supervisors determine that the county's budgetary needs exceed that of the prior year (101% of the previous year's real property tax revenue or greater), they may propose a tax rate that generates a greater revenue by advertising and conducting a public hearing separate from the annual budget meeting. 

General reassessments go into effect on January 1st. On that date, the new assessed values of property within the county will become the values that are used to calculate real estate taxes for each succeeding year until the next general reassessment.

If you receive a notice of assessment change and have a question/disagreement about the assessed value of your property, you have three options:

1) You may call the telephone number listed on the notice and schedule a time to review the valuation with the company's assessors that conducted the reassessment on behalf of the county. Most questions/disputes can be resolved there.

2) Appeal to the Board of Equalization. The Board of Equalization is a board of local professionals appointed by the Circuit Court of Shenandoah County (See 58.1-3374 of the Code of Virginia for specific qualifications and requirements for Board of Equalization members). This board conducts hearings to ensure that assessed values are true to market value and equitable to similar properties. When filing a formal appeal to the Board of Equalization, the burden of proof lies with the property owner, meaning the property owner must prove why the assessment in question does not reflect market value and/or is not uniform with other assessments. Evidence should consist of sales of comparable properties in the area or information on conditions of the property in question not previously known to the assessors. if the appeal is based on conditions of which the appraisers were not aware, adequate documentation is required to support the claim. Other materials that may assist the assessors in gaining an accurate portrait of your property may also be used to support your position at the hearings, including recent property appraisals. For an appraisal to accurately reflect market conditions, however, it must have been conducted within 6 months of the reassessment notice.

3) Appeal to the Circuit Court of Shenandoah County, where a formal hearing can be conducted.

Should you have a question/disagreement about the assessed value of your property, we encourage you to call the valuation company's assessors first. most questions/disputes can be resolved there. Taxpayers are not required to follow these steps in this exact order. Taxpayers may appeal directly to the Board of Equalization or the Circuit Court if they chose to do so.

58.1-330(c) of the Code of Virginia requires you to forward the notice to the current owner of the property.

The Constitution of Virginia requires that real estate assessments represent fair market value. There is no provision to limit the amount of changed in assessed values from one reassessment cycle to the next. However, 58.1-3321 of the Code of Virginia states that, following a reassessment, the revenue generated from real estate taxes cannot exceed 101% of that of the previous year without a special public hearing.

The meals tax is a tax levied on all food and beverages prepared for immediate consumption within the unincorporated areas of Shenandoah County (the county's incorporated towns levy their own meals tax, and so the county meals tax does not apply to those areas). Items subject to this tax include, but are not limited to, any/all snack and drink items, appetizers, entrees or desserts, sold at any time of day by any vendor/business anywhere within Shenandoah County. This includes foods prepared for take-out or deliveries.

There are several exceptions to the meals tax, which can be found in Sec. 146-111 on page 2 of the County's adopted ordinance. You can read the ordinance in which Shenandoah County has adopted the meals tax here: https://shenandoahcountyva.gov/DocumentCenter/View/3768/Meals-tax-Ordinance---112025-PDF?bidId=

Sec. 146-111 (ix) exempts farmers markets and roadside stands from collecting meals tax so long as the seller's annual income from such business does not exceed $2,500, regardless of whether the business is located, or such income is generated, within the county or not. Please email the Commissioner of Revenue's office at revenue@shenandoahcountyva.us if you have specific questions about whether or not you or your business is liable for the meals tax.

Yes, the meals tax applies to deliveries and take-out orders, even if the delivery address is outside Shenandoah County.

Generally, yes. However, bottles or cans that remain factory sealed at the time of purchase are not taxed. For example, if a patron purchases a glass of wine at a local winery and also purchases an unopened bottle of wine to take home, the glass of wine is taxed, while the bottle is not because the bottle remains factory sealed.

Mandatory gratuities or service charges added by the restaurant to the sales price is taxable, so long as such gratuities or service charges do not exceed 20% of the sales price. Discretionary gratuities, such as tips, are not taxable.

As a general rule for the vast majority of civic and non-profit organizations, the meals tax does not apply. When gross sales of meals sold by these organizations exceed $100,000, the meals tax might begin to apply. Contact the Commissioner of the Revenue's office at revenue@shenandoahcountyva.gov@ if you have questions about whether or not your organization is subject to the meals tax.

Yes. All reports and payments must be made on or before the 20th day of the month following each month and covering the amount of tax collected during the preceding month. All records and calculations related to the meals tax must be kept and preserved for five years.

You can call the Commissioner of Revenue's office at (540) 459-6170 or email revenue@shenandoahcountyva.us if you have any questions regarding the meals tax in Shenandoah County.