High Meadow Farm is one of Rappahannock's most historic estates and remains one of its premier working farms. Since its beginning in the mid 1700s, the 560 acres of High Meadow Farm have been a patchwork of fields, forests, orchards and streams, divided and crisscrossed by a network of stone walls. While centered on the 250 year old manor house, the farm has evolved over the centuries to include a number of dwellings and outbuildings which support its operation. Today, the turn-key horse and cattle farm has considerable potential to include a vineyard/winery, retreat center, or a variety of other potential uses.
Residence
High Meadow Farm has five dwellings and a number of outbuildings and dependencies. The central core of the farm, surrounding the manor house also includes a large propane generator (which runs the main house and emergency water for livestock during power outages), a swimming pool, a pergola with outdoor seating, flagstone terraces in the front and back of the house, and outdoor sound system, and garden shed.
Manor House: Dating to the mid-1790s, the stone manor house has had seamless additions in the 1940s and 2000s to keep its colonial era charm and still provide 21st century conveniences. The main house has 3 floors, 3 zone heating and cooling systems, an elevator that reaches all floors, six full baths, and bedrooms on every level. The stone exterior was quarried directly from the farm.
Lower Level
Maid's room - (9.10 x 9.10 ) - small quiet room off kitchen that doubles as a children's play room, with en-suite bath and sitting room (9.10 x 9.10).
Kitchen (16 x 23) - large farmhouse kitchen with fireplace, eat-in area, and lots of counter space. Fully renovated in 2004 with marble countertops and high end appliances.
Mud Room (4 x 16) - open hallway behind kitchen and leading to house exterior.
Dining Room (18 x 17) - elegant room with tile flooring, fireplace, staircase to upper level, two entrances to kitchen, and exterior entrance.
Office (17 x 16) - hidden entrance from dining room to office with access to staircase and elevator.
Laundry Room (12 x 16) - large room for laundry and utilities.
Service Room (7 x 7) - entrance from exterior and office, includes storage and utilities (including pool utilities).
Main Floor
Entry Hall
Guest Bedroom (15 x 11) - quiet room away from the public rooms with an en-suite full bath.
Living Room (16 x 20) - elegant room with fireplace, chair rail, and antique heart pine flooring.
Library (17 x 16) - bookcase lined room with fireplace, French doors to sun room and pickled pine molding.
Sun Room (12 x 12) - cozy room with removable glass panels and fireplace and Mexican tiled floor.
Butler's Pantry (10 x 11) - perfect area for mixing cocktails and providing refreshments to the rest of the house - with access to elevator, bath, pool and library, and staircase to master.
Upper Level
Master Bedroom (16 x 16) - quiet room at end of house with luxurious en-suite bath, fireplace, and separate staircase to lower levels and elevator access.
Master Sitting Room / Nursery (12 x 16) - small room at top of staircase that is an ideal nursery with fireplace and access to master bedroom and connecting bath to children's bedroom.
Children's Bedroom (12 x 16) - bedroom with fireplace and sitting room/playroom (8 x 9), and en-suite bath and connecting bath to nursery/master sitting room.
Other Residences
Gate House: A classic Virginia log cabin with a modern addition, the gate house is a spacious two bedroom, 1.5 bathroom home. Kitchen, mudroom/laundry area, living room with fireplace, and large bedroom upstairs. A small pond off of the front porch is a focal point.
Guest Cottage: A small cozy 1 bedroom, 1 bath cottage located a short distance from the manor house.
Cabin: Currently undergoing restoration, this secluded cabin with a classic early 1800s '2 over 2' construction, will be a wonderful second guest cottage with 2 bedrooms and 1.5 baths.
Farm Manager’s House: This single story ranch style house has three bedrooms (potentially four) and 2 bathrooms, a living room and a kitchen.
Residence Photo Gallery (Click on photo below to start photo gallery)
Farm
The 560 +/- acres of High Meadow Farm are divided between woodlots and cattle and horse pastures. Approximately 175 acres are in woodlands with significant timber resources. The balance of 385 acres is kept in hayfields and pastures. The farm extends from wooded hillsides to rolling pasture land, and level hayfields. Throughout the farm are streams and lower areas which have the potential to be formed in to larger ponds and lakes. All pastures are fenced and have access to water. There are four wells on the property to service pastures and dwellings. Paddocks nearer to the manor home are maintained for horses and feature run-in sheds and additional cross-fencing. There are coop jumps throughout the farm and great effort has been expended to repair old stone walls, to allow for generous interplay between fields and forest, open up mountain views, and provide wildlife corridors.
Farm Features
All paddocks, streams, fields, forest and trails are beautifully maintained to enhance pastoral views and the rustic ambience.
Gardens: Flower beds and more informal shrubbery around the pool and house are mixed with larger specimen trees. A vegetable garden is located between the manor house and the horse barn.
Pastures: Approximately 210 acres are fenced for cattle and planted in a mix of orchard grass, fescue clover, and other grasses. All pastures have access to water and are fenced with stone walls, barbed wire and/or woven wire. Multiple gates provide access to adjoining fields. All stone walls are equipped with coop jumps.
Paddocks: All horse paddocks are maintained to the highest standard and have water and run-in sheds.
Fencing: All pastures and paddocks are fenced. While there is minimal cross-fencing in the larger cattle fields, there is easy access to all fields and gated configuration which allows for livestock rotation.
Ponds: The smaller pond near the gate house and the larger pond near the manor house are stocked with hybrid bluegills, largemouth bass, and catfish. There are also several streams in low lying valleys which could be converted into ponds or even a lake quite easily.
Farm Features Photo Gallery (Click on photo below to start photo gallery)
Farm Structures
High Meadow Farm is a turn-key horse and cattle operation that is easily convertible to any other agricultural venture desired. The outbuildings and farm structures are very well maintained and suitable for a number of uses.
Machine Shed: The largest structure on the farm, the machine shed has four large garage bays with garage doors and shop areas for complete mechanical maintenance of all types of farm vehicles and machinery. Between the four enclosed garage bays are 5 large open bays for storage of farm machinery. These open bays are designed for easy conversion into extra horse stalls if desired. A huge upstairs storage loft offers over 2,000 sq. ft of covered storage and is accessible from a 'drive-up' ramp in the back of the building.
Horse Barn: A traditional barn layout features 6 large box stalls (12x12) on either side with a center aisle that is wide enough to drive through. The barn has water and electricity and hay loft storage.
Foaling Barn: Adjacent to the horse barn is a shed barn with large space that can be used for foaling or carriage storage, and also contains the tack room.
Wash / Isolation Stall: located in a separate building across the courtyard from the foaling barn and main barn, this space has hot and cold water, floor drains, washer/dryer, and bathroom facilities.
Chicken Coop: Space for a dozen laying hens and more.
Cattle Barn: Large multi-purpose barn that includes a sorting chute for cattle, storage for hay, etc.
Run-in Sheds: The two large horse paddocks each feature their own roomy run in shed.
Outbuilding Photo Gallery (Click on photo below to start photo gallery)
Other
Telecom: Internet service is via wireless network on a satellite dish (WildBlue). Television is also via satellite (DirecTV). Cell phone coverage on the farm is available on the Sprint and Verizon networks.
Location: High Meadow Farm is located on Crest Hill Road in Rappahannock County, near Flint Hill. High Meadow is a prime hunt fixture for the local foxhunting pack (Old Dominion Hounds). High Meadow Farm is 14 miles from Rt. 66 (Marshall exit 27) or 21 miles (Ft. Royal exit). Approximately 68 miles from Washington, DC. Travel time to downtown DC is 1 Hour 15 minutes (in low traffic situations). Approximately 45-60 minutes to Dulles International Airport. 1 hour 15 minutes to Charlottesville. 20 minutes to Warrenton, 10 minutes to Front Royal.
Amenities: The nearby village of Flint Hill boasts two restaurants, 24 Crows, and The Griffin Tavern. “Little” Washington, the county seat is the home of The Inn at Little Washington and shops and theater. Rappahannock County is a close-knit rural community with excellent theater, concerts, art galleries, wineries, and the Shenandoah National Park. Equestrian pursuits (fox-hunting, trail riding, dressage) are very popular.
MLS# RP7595423
List Price: $6,375,000
Listing Agent: Alan Zuschlag (540) 270-8150
Plat: Coming soon
Offering subject to errors, omissions, prior sale, or withdrawal without notice. Information contained herein is deemed reliable, but it is not so warranted or otherwise guaranteed.
