If you’re thinking about buying a rental property in Harrisonburg, there are a few zoning questions you’ll want to keep in mind before you start looking at homes.

Zoning in Harrisonburg isn’t just a technical detail. The city’s zoning rules directly affect how you can rent out a property - whether you want to rent to families, students, or short-term guests. Two houses that look almost the same might have very different rental options, just because of their zoning. That’s why it’s important to understand the zoning rules before you buy.

If you want a duplex, the zoning ordinance permits them in R-2 and R-8 zones. A duplex simply means there are two separate living units on the same property. Each unit then follows the same occupancy rules as any other home in that zone.

Here’s how the ordinance works in practice:

If you live in one unit:

• You could rent the other unit to a family, two unrelated individuals, or a family plus one unrelated individual.
• In your own unit, you could also have up to two unrelated roommates living with you.

If you don’t live there:

• Each side of the duplex could be rented to a family, two unrelated individuals, or a family plus one unrelated individual.

What this means for you:

• Example 1: You buy a side-by-side duplex, live in the left unit, rent the right unit to a family of four, and also have two roommates living with you to help cover your mortgage.
• Example 2: You don’t live in the duplex at all, and instead rent one side to a family, and the other side to two unrelated grad students.

Best fit: Investors who want flexibility - a duplex can generate two separate rental streams, and if you live in one side, you can still “house hack” with roommates. It’s a middle ground between a single-family home and a larger multi-unit property.

If a House is Zoned R-3 or R-4

The ordinance says:

• A property can be occupied by one family OR up to four unrelated individuals total - regardless of whether the owner lives there.

What this means for you:

• If you don’t live there, you could rent a 4-bedroom house to four unrelated students or young professionals.
• If you do live there, you count toward the four - so you could live in one room and rent the other three to unrelated tenants.

Best fit: Student rentals or per-bedroom leasing, since these zones are the most flexible for unrelated tenants.

Short-Term Rentals (Airbnb / VRBO)

Harrisonburg distinguishes between Homestays (by right) and Short-Term Rentals (with special approval).

Homestays (By Right):

• Property must be the operator’s primary residence.
• Rentals must be less than 30 consecutive nights.
• Limited to 90 nights per calendar year.
• Capped at 4 guests at a time.
• Allowed in single-family, duplex, and townhomes (not apartments).
• Guests must stay within the main dwelling (not an accessory building).
• Requires annual registration with the City ($25/year).
• No off-street parking requirements.

Short-Term Rentals (by Special Use Permit)

• Property is still the operator’s primary residence.
• Required if you want to operate beyond homestay limits (e.g., more than 90 nights, more than 4 guests, use of an accessory building, or certain multifamily units).
• Approval comes from City Council via a Special Use Permit (SUP), which involves public hearings. Approval is not automatic.
• SUP allows more flexibility, but the City can impose specific conditions (e.g., parking, guest limits).

What this means for you:

• If you want to dabble in Airbnb while living in your home, a Homestay is the simple path (≤90 nights, ≤4 guests, main dwelling).
• If you want more flexibility - like more nights, more guests, or to use an accessory building - you’ll need a Special Use Permit from City Council.

Best fit:

• Homestays: Great for owner-occupants who want to experiment with short-term rentals.
• SUP STRs: For owner-occupants who want to expand beyond homestay limits, understanding that approval isn’t guaranteed and extra conditions may apply.

Putting It All Together

• R-1, R-2, R-8 - Best for family rentals, house hacking, or duplexes. Limited flexibility for student-style rentals.
• R-3, R-4 - Best for per-bedroom or student rentals, since up to four unrelated tenants are allowed.
• Duplexes - Only permitted in R-2 and R-8, with flexibility whether you live in one side or rent out both.
• Short-term rentals - Operator-occupied only. Homestays (≤90 nights, ≤4 guests, main dwelling) are simple. Anything beyond that (more nights, more guests, accessory buildings, some multifamily) requires a City Council Special Use Permit.

The Bottom Line

As you can see, zoning in Harrisonburg is complicated. The last thing you’d want to do is buy a property without paying attention to zoning, set it up as an investment, rent it out the wrong way, and realize you’re in violation of the zoning ordinance.

The good news? You don’t have to figure this out on your own. I help investors understand the zoning ordinance, evaluate properties, and pick the right strategy that actually works within the rules.

If you aren’t sure which rental route is best for you - or if you’d like to compare the income potential of different strategies - let’s talk.

Call or text me (Luke) at 540-830-5097 or email me at luke@lukewrogers.com.