Huckleberry Farm

$875,000

“Prime property, convenient location, ample acreage, many possibilities…”

    $875,000

Located on 92+ acres just adjacent to the town of Rural Retreat, VA in Wythe County—this property offers a unique combination of very attractive features which represent real value for various potential endeavors. The entrance to the property is just off of US HWY 11, and only a few minutes from either Interstate 81 Exit 60 coming from the north, or Exit 54 coming from the south.

This location is only 20 minutes from the county seat of Wytheville, and only about an hour south of the dynamic and thriving area of Christiansburg/Blacksburg and Virginia Tech—and greater Roanoke area is only about an hour and a half away which includes the Roanoke Regional Airport. To the south-west, Abingdon, VA is just 40 minutes away, and the Bristol, VA/TN metro area is just a little over an hour away—with its famous Bristol Motor Speedway as well as a large, very popular outdoor enthusiast retail location for Bass Pro Shops-Cabela’s. Also, for flying enthusiasts or for those interested in access to private plane travel for business purposes, the Mountain Empire Airport (public use/general aviation) is less than 5 minutes away from this property.

Wythe County enjoys a strategic crossroads location in the eastern United States—and many major markets are easily accessible from this Mid-Atlantic transportation hub. Within a day’s drive you or your business product can be in New York, Atlanta, Pittsburgh, Cleveland, Jacksonville, or Nashville and reach half the country’s population. Interstates 81 and 77 intersect in Wythe County, providing direct access to major north-south and east-west commercial transportation arteries. Moreover, Wythe County has outstanding quality of life, excellent work-force, low taxes, and is noted for being very business friendly—with incentives possible for certain small business endeavors, such as may be undertaken on this property.

The Property and Improvements:
Comprised of primarily rolling and open acreage with some stands of forest, the 92.41 acres is well-suited to many possible agricultural or recreational uses, and the higher elevation open areas contain many possible sites for an upscale home or lodge setting with magnificent, long distance vistas of the surrounding mountains and valley. And these views are unobstructed by utility poles and wires as all utilities throughout the property are buried underground. Throughout the property there are also three enclosed gazebos strategically placed for relaxation and enjoyment of the majestic, natural scenery.

Currently, the open field areas are comprised of rich, productive soil which is regularly fertilized and limed by a local farmer in support of hay production with typically 3 to 4 cuttings per year. This local farmer also maintains the overall farm acreage, keeping it cut, trimmed and as weed-free as possible. In addition to the above work, the local farmer also pays the annual property taxes, all of this in exchange for the value of the hay production—and, all these arrangements are informal and can be continued or terminated at will by the owner of the property. This prime land and rich soil offered on this acreage would be very well-suited to production of corn, wheat, or hops in connection with agri-businesses such as a distillery operation, craft brewery, or even cidery with an on-site tasting room operation—which likely would be very well-suited to the overall market area, and to the ease of transportation of the product to off-premises distant sites and customers.

At the lower level areas of the property, the entire front of the farm is enclosed with white vinyl slat fencing, a tree-lined entry way, and within this approximate 7 acre lawn area there are several existing structures—some of very interesting and historical significance such as a former one-room school house, a well-cared for circa 1869 multilevel barn which was restored in 2008 using natural hemlock. This site formed the nucleus of the former town of Mt. Airy located at this place on what was formerly known as the “Great Road”—now West Lee Highway (US HWY 11).

This lower level area of the property also features a two level residence of about 2,000 square feet, with the entire 2nd level serving as an open master suite with a spacious bedroom, sitting area, office, and two cedar-lined walk-in closets. The master suite bath has a walk-in shower, double marble sink, and a jetted tub. There is ample natural light in the master suite with three skylights, and a natural bubble light in each of the closets. The indoor finishes and fitments are done in an overall rustic style, but with some very chic elements such as marble countertops, marble tiled floors, and many custom touches. The home also has lovely enclosed porch areas, and an outdoor deck.

Nearby, there is also an historic 2 story farm house, circa 1872, that is partially renovated and is at the front of the property, and easily accessed from US 11. This farm house would be ideally suited to a very spacious tasting room operation with its multiple first level rooms and outside porch areas.

Should some small business or agri-business be undertaken, the center of operations would logically be located in the nicely finished 96 x 48 (4,608 square feet) cinder-block commercial/office building with a large garage and shop area. About one-third of this building is finished office area with offices, conference room, bathroom facilities, lounge/bar area, and a spacious bedroom area with full bath.

Also at the lower elevation area to the left of the cluster of structures described above, there is a park-like setting with 2/10th of a mile lighted walk-way surrounding a magnificent carved, solid marble gazebo at the center of this area. Just above this area is located a fully covered, large picnic shelter that will accommodate up to 150 people, seated. This entire setting, as well as some of the other areas on the property are ideally suited to handle special events such as outdoor weddings, anniversary parties, fund-raisers, musical events, and the like and would be an excellent added revenue stream for related hospitality small businesses like a craft brewery or distillery.

Summary:
A superb and convenient location, easily and quickly accessed from I-81 and US HWY 11, ample acreage at 92+ acres, open and forested areas, plentiful wildlife, charming residence, well-cared for and large vintage barn, old farm house partially renovated, quality built commercial offices and shop building, and a mini-park setting with walk-ways, gazebo and large picnic shelter.

It’s all here—just waiting for your ideas and plans to put this unique, prime property to its highest and best use as perhaps a craft-brewery, distillery, cidery, and/or a special events venue that could compliment those types of businesses. Many other residential and/or small business uses are also possible—please come see this wonderful property for yourself, and let your imagination and creative approach run free, and see what develops!

For more information and showing arrangements, please contact:
Tyler Williams, REALTOR, email: ptylerwilliams@gmail.com cell: 703-850-4914

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