A picture perfect farm in the heart of Rappahannock County, this acreage on Walnut Grove Lane has pretty much everything you'd ever want in a country property - old stone walls, lush pastures, sparkling streams, a charming pond, woodland trails, outstanding mountain views and a postcard-ready red barn.  While very private, this farm is within easy reach of Washington, VA and is the ideal setting for a country estate or a working farm. 

Property: Nearly 64 acres of open pasture and scenic woodlands with a large pond, three streams, and wetlands.  The land is gently rolling with several granite outcroppings and a topography that would allow for several additional ponds of considerable size.  Approximately 50 acres are in open pasture planted in a combination of orchard grass, fescue, and red and white clover. Nearly 14 acres of woodlands consist of mostly Tulip Poplars, Black Walnuts, and White Oaks.  Currently used for grazing cattle, there are a number of possible agricultural uses, including viticulture, livestock use, or organic crop production.  There are several potential house sites which offer panoramic views of the Blue Ridge Mountains, the Piedmont, and neighboring pastures and hayfields.

Improvements:  The farm is fenced and includes some cross-fencing.  Perimeter fencing is a mixture of barbed wire and woven (American) wire.  Smaller grazing paddocks are fenced in woven wire suitable for use with sheep or goats.   There are four outbuildings including one large barn arranged in large open stalls with a center feed alley.  This large barn could easily be converted into a center-aisle horse barn with up to 12 large box stalls, and has an enormous upper level loft for hay storage or other use.  Conversion to a dwelling may also be possible.  A corral and chute system next to the barn can be used for cattle or sheep.   Three additional buildings include a storage barn with loft space, a smaller storage barn, and a larger storage barn which could also very easily be converted to stall space. 

Location:  Walnut Grove Lane is a quiet country lane off of Long Mountain Road, near the Town of Washington, in bucolic Rappahannock County. Surrounded by larger farms and weekend homes the farm lies in the Rappahannock Hunt foxhunting territory.  Approximately 70 miles from Washington, DC,  the travel time from to downtown DC is 1 Hour and 30 minutes (in low traffic situations).  Approximately 60 minutes to Dulles International Airport, 1 hour 15 minutes to Charlottesville,  20 minutes to Warrenton, and 15 minutes to Front Royal.

Amenities:  Rappahannock County is a close-knit rural community with excellent theater, concerts, art galleries, wineries, and the Shenandoah National Park.   “Little” Washington, the county seat is the home of The Inn at Little Washington and shops and theater. The nearby village of Flint Hill boasts three excellent restaurants, Four and Twenty Blackbirds, The Public House, and The Griffin Tavern.  Sperryville, also nearby, is home to the Thornton River Grille and other establishments.  Equestrian activities (fox-hunting, trail riding, dressage) are very popular local pursuits. 

Photo Gallery:   Click on photo below to enlarge.

    Farm Entrance

Farm entrance	View from farm entrance	Farm road	Pond by barn
Pond with barn in background	Pond and small paddock	View from pond toward farm entrance	View of pond and entrance from barn

    Barns and Outbuildings

View of barn from central pasture	View of barn from high pasture	Barn and paddock	Close up of barn and paddocks
Small storage barn with loft	2nd small storage barn	Larger storage barn with stall potential	Sheep below larger storage barn

    Pasture

Center pasture	Southwestern view from center pasture	Northwestern view from center pasture	Southern view from center pasture
Southeastern view from center pasture	Northeastern view from center pasture	Northern view from center pasture	Western view from center pasture
Center pasture	Paddock below barns	Wetland below pond (ideal pond site)	View of wetland from farm road
View of Old Rag Mountain from pasture	Close-up of view of Blue Ridge from pasture	Distant view of Blue Ridge from pasture

    Woodlands

Woodland meadow	View to north from woodland trail	Old stone walls on eastern boundary	Old stone walls
View from woodland trail	Old stone wall on western boundary	View from western boundary	Old stone walls on western boundary

MLS # - RP6188249

List Price:  $829,000.00

Listing Agent:  Alan Zuschlag (540) 270-8150

Plat: click here

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.