Page County is one of Virginia’s most scenic counties — a narrow Shenandoah Valley county squeezed between Massanutten Mountain to the west and the Blue Ridge to the east, with the South Fork of the Shenandoah River running through its center. The county seat of Luray is Virginia’s most-visited inland tourist destination, home to Luray Caverns — the largest caverns in the eastern United States — drawing over 500,000 visitors annually. Shenandoah National Park runs the entire length of the county’s eastern ridge, providing year-round outdoor recreation and anchoring a robust tourism and short-term rental economy alongside the permanent residential market. The county has approximately 24,000 residents and a compact geography with Luray, Stanley, and Shenandoah as its three incorporated towns.
Year-round residential rents run $850–$1,150/month. The GDC at 116 South Court Street in Luray runs civil on the 1st and 3rd Fridays: garnishments at 8:30 a.m., returns at 9:00 a.m., small claims at 11:00 a.m., and trials at 1:00 p.m. All continuances are granted by the Judge only — no Clerk-granted continuances for any matter. Criminal and traffic run Thursdays.
📊 Quick Stats
GDC Location
116 South Court Street, Suite B, Luray, VA 22835
Population
~24,000 (2025 est.)
Region
Shenandoah Valley — US-340 Corridor / Luray Caverns / SNP
Key Communities
Luray (seat), Stanley, Shenandoah (towns)
Major Employers
Luray Caverns, Page County gov. & schools, Shenandoah Valley Medical Center, tourism/hospitality, manufacturing (Orbit International, Coltec)
Typical SFH Rent
$850–$1,150/mo (year-round residential)
GDC Clerk
Lekha Lyn Varghese — (540) 743-5705
Rent Control
None
⚡ Eviction At-a-Glance
Nonpayment Notice
5-Day Pay or Quit
Civil UD Returns
1st & 3rd Fridays at 9:00 a.m.
Garnishments
1st & 3rd Fridays at 8:30 a.m.
Small Claims
1st & 3rd Fridays at 11:00 a.m.
Civil Trials
1st & 3rd Fridays at 1:00 p.m. (scheduled by judge)
Continuances
ALL granted by Judge only — no Clerk continuances
Eviction Timeline
4–7 weeks typical (bi-weekly Friday civil)
Security Deposit Return
45 days after termination
Page County Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
No county-level rental registration required. Page County Building Official (540-743-4142) handles permits. Strong tourism/short-term rental market: confirm zoning compliance with Page County Planning before listing on Airbnb or VRBO. Town of Luray (540-743-5511) and Town of Stanley apply municipal ordinances within their limits. Shenandoah National Park proximity creates demand for vacation rentals throughout eastern Page County.
Rent Control
None (Va. Code § 55.1-1322).
Security Deposit
Capped at 2 months’ rent (Va. Code § 55.1-1226). Return within 45 days with itemization. At Page rents, deposits run $1,700–$2,300.
Fee Disclosure (2024)
Va. Code § 55.1-1204.1 — all charges on the first page of the lease.
Page GDC — 26th Judicial District
Address: 116 South Court Street, Suite B, Luray, VA 22835. Clerk: Lekha Lyn Varghese. Phone: (540) 743-5705. Fax: (540) 743-5334. Office Hours: Mon–Fri 8:00 a.m.–4:00 p.m. GDC Judges (26th District): Hon. Amy B. Tisinger (Chief), Hon. Kenneth L. Alger II, Hon. Mary Louise Costello Daniel, Hon. Louis K. Nagy, Hon. Anne M. Williams. The 26th District also covers Shenandoah, Warren, Clarke, and the Winchester/Frederick combined courts.
Civil runs on the 1st and 3rd Fridays of each month with a structured staggered schedule: 8:30 a.m. garnishments; 9:00 a.m. civil returns (including UD first callings); 11:00 a.m. small claims; 1:00 p.m. trials (scheduled by Judge for specific times). Criminal and traffic run Thursdays: 9:00 a.m. Commonwealth returns; 10:00 a.m. State Police; county code offenses on 2nd and 4th Thursdays; Town of Luray on 1st/3rd Thursdays; Town of Shenandoah on 4th Thursday; Town of Stanley on 2nd Thursday; ASAP Non-Compliance on 5th Mon/Fri. With bi-weekly Friday civil, Page is reasonably accessible — but a missed 1st or 3rd Friday means a two-week wait.
Continuance Policy
All continuances are granted by the Judge only. There is no Clerk-granted first continuance for any matter — civil, criminal, or traffic. Contact the court at (540) 743-5705 well in advance of your hearing date to arrange any continuance request through the Judge.
Landlord Entry Notice
Minimum 72 hours’ advance written notice (2024 VRLTA update).
Late Fees
Capped at 10% of monthly rent. At $1,000/month, maximum late fee is $100/month.
Legal Aid / Resources
Blue Ridge Legal Services (Harrisonburg, serving Page): (540) 433-1830. Virginia Lawyer Referral Service: (800) 552-7977. Page GDC Clerk: (540) 743-5705. Page County Admin: (540) 743-4142. DHCD: dhcd.virginia.gov.
Virginia requires 5-day written pay-or-quit notice (§55.1-1245(F)). No statutory grace period, but rent must be 5 days late before late fees apply (§55.1-1204.1). Tenant can redeem tenancy by paying all rent, late fees, attorney fees, and court costs on or before the court return date (§55.1-1250). Tenant may also present a "redemption tender" - a written commitment from a government or nonprofit entity to pay within 10 days of return date. Late fee cap: 10% of periodic rent. The Eviction Diversion Program was renewed and expanded in 2025, allowing qualifying lower-income tenants to be placed on court-ordered payment plans.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the General District Court. Pay the filing fee (~$58).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Virginia eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Virginia attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏠 Screening Tips
Page County tenants: manufacturing workers (Orbit, Coltec), hospital staff, tourism/hospitality employees (caverns, SNP gateway), and county/school employees are your core year-round tenants. Tourism hospitality income can be seasonal — verify base pay, not tips/gratuities. All continuances require Judge approval — no Clerk first continuance. Civil is 1st & 3rd Fridays; act immediately on nonpayment.
Page County Virginia Landlord-Tenant Law: Shenandoah Valley Landlord’s Guide
Page County is one of Virginia’s most geographically distinctive counties — a long, narrow valley between Massanutten Mountain and the Blue Ridge, drained by the South Fork of the Shenandoah River and anchored by the town of Luray with its world-famous caverns. The county’s 24,000 residents live in a landscape that attracts millions of tourists annually, from Luray Caverns visitors to Shenandoah National Park hikers and Skyline Drive drivers. This tourism economy supports a substantial short-term rental market alongside the traditional year-round residential rental market. Manufacturing, healthcare, and county government provide the stable year-round employment base.
Page General District Court, 26th Judicial District, is at 116 South Court Street, Suite B, Luray, VA 22835. Clerk Lekha Lyn Varghese: (540) 743-5705. Civil runs on the 1st and 3rd Fridays: garnishments at 8:30 a.m., returns at 9:00 a.m., small claims at 11:00 a.m., trials at 1:00 p.m. All continuances are granted by the Judge only — no Clerk-granted first continuance. Contact the court at (540) 743-5705 well in advance to arrange any continuance. All 2024 VRLTA updates apply. Blue Ridge Legal Services (Harrisonburg) serves Page County tenants at (540) 433-1830.
⚠️ Legal Disclaimer: General informational purposes only. All continuances granted by Judge only — no Clerk first continuance. Page GDC: 116 South Court Street Suite B, Luray, VA 22835 — (540) 743-5705. Blue Ridge Legal Services: (540) 433-1830. Last updated: March 2026.
