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Who this area suits
Is this your part of town?
Buyers who want county taxes and a short bridge into town, people who want acreage toward the mountains, and commuters heading north on US 29.
Where it is: North across the James on US 29 Business (South Amherst Highway) and the US 29 bypass, up to the town of Amherst.
The closest county to downtown
Madison Heights sits directly across the James from downtown Lynchburg. From parts of it, the drive into the center of the city is shorter than it is from the city's own west end.
A 2026 reassessment
Amherst County reassessed in 2026 and set the real estate rate at $0.56 per $100, down from $0.61 the year before. With a lower rate and higher assessments, look at the actual bill on the house, not just the rate.
The town of Amherst adds its own layer
Amherst is an incorporated town and the county seat. Homes inside town limits pay a town tax on top of the county's and get town services. Homes outside the limits don't.
Room toward the mountains
North and west of Madison Heights, toward Elon and Monroe, lots get bigger and the land gets rural. Expect well and septic, and confirm internet service at the exact address.
One thing to watch here
Every drive into the city crosses the James. If you'll commute to the south side or Liberty, drive it at rush hour before you commit.
The practical facts
- Jurisdiction
- Amherst County
- Places
- Madison Heights, Amherst, Elon, Monroe
- Downtown Lynchburg
- about 5–10 min from Madison Heights
- Amherst (town)
- about 25 min from downtown
- Sweet Briar College
- just south of Amherst
- Charlottesville
- about 1 hr from Amherst
Schools
Amherst County Public Schools, with Amherst County High School. Assignment goes by address.
Communities in and around Madison Heights & Amherst
A starting point, not a complete list — ask us about the smaller pockets.
| Neighborhood | Where | What it is |
|---|---|---|
| Madison HeightsSuburban | Madison Heights · Amherst Co. | The Amherst County community directly across the James from downtown, along US 29 Business (South Amherst Highway). |
| AmherstTown | Amherst · Amherst Co. | An incorporated town and the county seat, about 15 miles north on US 29, with a town tax on top of the county's. Sweet Briar College is just south. |
| ElonRural | Madison Heights · Amherst Co. | A rural Amherst County village northwest of Madison Heights, with bigger lots, well and septic, and farmland. |
What are you looking for here?
The agent who is right for a restored Victorian here is not the agent who is right for new construction. Pick what fits.
Land & Farms
Pasture, woods and farmhouses in Campbell, Bedford, Amherst and Appomattox counties. Each county has its own land rules, and they decide what a parcel is worth to you.
What to knowFirst Homes
Prices in the Lynchburg area run well below the national median. The trick is knowing where your money goes furthest once taxes and the commute are counted.
What to knowOther parts of the Lynchburg area
Downtown & the Historic Hills
Lofts above the James and the old hills around them: Garland, Diamond, Federal, Daniel's, College and Court House. Porches, long front steps, and real design review.
Explore this areaRivermont, Peakland & Boonsboro
The established west end: Rivermont Avenue's old houses, the Peakland neighborhood, and Boonsboro Road running out toward the county line, with two colleges in the middle of it.
Explore this areaWards Road, Wyndhurst & Timberlake
The newer, busier south side: Liberty University, the big shopping corridor, planned neighborhoods like Wyndhurst and Cornerstone, and Timberlake across the Campbell County line.
Explore this areaThinking about Madison Heights & Amherst?
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