The Week Central Virginia Pushed Back

Here’s what each one means if you own property or plan to buy in Lynchburg City, Bedford, Campbell, Amherst, or Appomattox County.

Virginia has more data centers than any other state in the country, and a lot of residents across our region have made it clear they think that’s enough. That tension is now showing up directly in Central Virginia real estate news: this week, Amherst County’s Board of Supervisors gave that sentiment some real teeth by ending by-right approval for future data centers, and paired it with a separate vote tightening the rules on where vape shops can locate, keeping them away from the places kids spend their time. The vote follows a broader pattern playing out statewide, where state lawmakers and localities alike have been working to give communities more say over where data centers get built. Meanwhile, Lynchburg’s comprehensive growth plan remains open for public input, and a federal appeals court closed the book on one of the biggest shake-ups the real estate industry has seen in decades, locking in the industry’s commission split for good. Here’s what happened, and what it means for you.

Amherst County Steps Up to the Data Center Giants

The Amherst County Board of Supervisors voted this week to require special use permits for future data centers, a move that gives residents a formal say before a project can break ground rather than after. The vote passed 3-2, with public comment playing a visible role in the discussion beforehand.

Here’s why this vote matters: under the old rules, a data center could move forward in applicable zoning districts by-right, meaning no public hearing, no formal review, no seat at the table for the neighbors who’d be living next to it. That’s the pattern that drove years of friction in Northern Virginia, where a heavy early buildout left some communities dealing with facilities that arrived with little public process. Amherst just closed that door for future projects. Every new data center proposal in the county will now require a special use permit, which means a public hearing and a case-by-case review by the Board of Supervisors before anything gets approved.

What this means if you own land or are considering a purchase in Amherst County:

• If you own or are eyeing commercial or industrial-zoned land, a data center proposal on or near that parcel will now go through a public process, not an automatic approval.
• If you live near a site that could realistically draw data center interest, you and your neighbors now have a formal opportunity to weigh in before construction, not just find out after the fact.
• Amherst joins Fairfax, Loudoun, and other Virginia localities that have pulled data centers off automatic approval in recent years — Loudoun moved most new data center projects to special exception status in 2025, and Fairfax tightened its zoning rules in 2024 — as pushback from residents over the pace of development has grown statewide.

If you’re weighing a purchase near a parcel with development potential, I can pull the current zoning map and any pending applications for that area before you write an offer, or you can review current zoning information directly through Amherst County’s planning department.

New Rules for Vape Shops, Too

Alongside the data center vote, the Board also passed new zoning rules restricting where vape shops can locate in the county, a pattern several other Virginia localities have adopted in recent years to keep these businesses at a distance from schools and other places young people gather. It’s a smaller headline than the data center vote, but it’s part of the same meeting: a reminder of how homeowners have a right to voice protections like common-sense distance and location standards for the businesses operating in their community.

Lynchburg’s Comprehensive Plan Update: Still Time to Weigh In

Lynchburg City is in the process of updating its Comprehensive Plan, the document that guides how the city grows over the next several years — everything from where new housing gets prioritized to how commercial corridors are treated. As of this writing, the plan remains in its public comment phase.

A comprehensive plan isn’t a zoning ordinance itself, but it’s the blueprint zoning changes get built from. Future rezonings, infrastructure investment, and how the city responds to development pressure typically trace back to what’s written into this document. If you own property in the city, or you’re watching a specific corridor or neighborhood, this is the window to have input, while it can still shape the outcome — you can track the plan’s progress and submit comments through the City of Lynchburg’s website.

The Great Commission Divorce Is Upheld

On the national side, the U.S. Court of Appeals for the Eighth Circuit affirmed the settlement in the Sitzer/Burnett real estate commission antitrust case, despite objections raised by some class members who wanted the settlement thrown out or revised.

This case is what forced the industry-wide split between listing-side and buyer-side commissions, along with written buyer representation agreements and negotiated commission terms instead of terms baked into MLS listings before a buyer ever sees them. With this ruling, that split is staying put. The Eighth Circuit had the chance to reopen it and didn’t.

To me, this has always been an ethical issue as much as a legal one. Commingling listing and buyer-side commissions blurs who an agent actually represents in a transaction, which is part of why I separate those fees in my own practice and why I offer a flat-fee buyer’s agent model in the first place. This ruling settles the legal question for the industry as a whole. For you, the practical takeaway is simple: commission terms should be spelled out and negotiated up front, not assumed or buried in paperwork.

What This Means for You

A zoning vote, a growth plan, and a court ruling might seem like three unrelated headlines. They’re not. Each one shapes what gets built near you, what your property is worth, where people will live and what will surround their homes, and what a transaction actually costs. If you have questions about how any of this touches a property you own or one you’re considering, I’m happy to talk it through — no pressure, just a plan built around you.

Disclosure: These are fast-moving stories. For the most current and complete reporting, please refer to local and national news outlets directly, as details may be updated as each situation develops.