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VA peeps...talk to me of Loudoun Co.

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  • VA peeps...talk to me of Loudoun Co.

    I am trying to help a friend here who has recently inherited a 75 acre property in Loudoun County (I believe it is in the Bluemont area). I haven't been there but have seen pics....just gorgeous. The person that had left it to him already has permits in place to subdivide and put up a development . My friend does not want to do this (likes the idea of preserving the open space) and is thinking about possibly marketing it as a horse farm. The property currently only has a small house on it. Friend has the means to build a barn, put up fencing, etc. Here's where you come in:

    -Does Loudoun Co. NEED more horse farms? Are the one's currently on the market moving at all with the bad market and economy?
    -What are your thoughts on leaving it as one property vs. dividing it into two or three smaller farms/parcels?
    -Your thoughts on a long term lease as opposed to selling?
    -Who are the best realtors for equine properties in that area (that would be helpful for him to speak with now)?

    I am hoping that someone will chime in here. I am not from that area of VA and neither is he so we are just feeling around, trying to get some info that may help him decide what to do with this beautiful piece of land. Thanks for any input!
    Ridge Farm Inc.-full care retirement
    http://www.horseretirementfarm.com

  • #2
    Bluemont is a lovely area and home to many top eventers (e.g. the Leslie Laws). There are lots of horse farms. The price for land has dropped because of the recession, but I expect it will go back up when the economy improves. If your friend does not need the money now, he may decide to rent out the property as a horse farm, and then sell it later, either as one parcel or several. Land use laws prevent subdividing properties into small lots in many cases. Loudoun County is trying to limit growth because they cannot afford to build new schools and new roads that growth requires.

    Comment


    • #3
      The decision to subdivide is going to be governed, in part, by the presence of an ag exemption and the requirement for payment of rollback taxes when the zoning changes. Loudoun seems to swing between pro-growth to slow growth as far its county government is concerned. Right now it is slow growth.

      Loudoun has been hit hard by the drop in housing prices. Developing the property in this market is probably not the best idea.

      Personally, I would not build anything one it, unless your friend plans to live there himself. It's not cost effective to build a rental and even a rental barn. I would lease the existing house and the land, possibly to two different parties. Nothing was mentioned about how open the land is, but if there is pasture then someone may want to lease it.

      I agree that a local realtor would be a good place to start. I'd look at the ads in Horse Talk, Virginia Equine Journal and COTH for agents.
      Where Fjeral Norwegian Fjords Rule
      http://www.ironwood-farm.com

      Comment


      • #4
        If they don't want to develop it but do wish to sell, they could put the land in a conservation easement. Piedmont Land Trust or some thing like that.
        "If you would have only one day to live, you should spend at least half of it in the saddle."

        Comment


        • #5
          I'm about 10 miles east of Bluemount.
          The county upzoned two years ago, and the farm should be in 20 acre zoning now. Though that subdivision approval probably came before the upzoning so is probably still legit. You do need to ask the county about that. Usually, they answer quickly.
          Yes. There are ag rollback taxes if the property doesn't continue as horse/cattle/livestock/crops.
          The realtor who sold me my farm three years ago is great www.gloriarosehome.com
          She's with Long and Foster in Middleburg.
          Someone just posted in our post office looking for a place for three horses. She pointed out that the horses could enable a landowner to keep the ag exemption. Actually, the county requires the number of horses to match the size of the parcel to qualify.
          PM me if you need this person's phone.
          Ironically, there is a huge development off of Snickersville at the east end of Bluemount that started about five years ago and hasn't really gone anywhere with the state of the economy. Fieldstone Farm. Has one section of 10 plus acre lots and then approved for a number of about 3 acre lots. Very few houses built so far.

          Comment


          • #6
            Best to just hang on to it and don't do anything with it as far as selling it goes. You likely won't find a buyer who is interested in a barebones farm around here and even less who are interested (or can afford to buy) an equestrian farm of that size. If it was smaller and had existing infrastructure that would appeal to equestrians, it might sell, but as is, only a developer would likely want to buy it.
            Thus do we growl that our big toes have, at this moment, been thrown up from below!

            Comment


            • #7
              All I can say is that I'm exceedingly jealous of your friend

              Comment

              • Original Poster

                #8
                Now he wants to investigate the "planned equestrian communities" idea. I think he needs to talk to a realtor. I pulled some realtors #'s from VA Equestrian and VA Horse Journal to pass along to him with a copy of this thread. If I would hurry up and win the lottery as planned, I would buy it in a heartbeat and rebuild there! Thanks for the input!
                Ridge Farm Inc.-full care retirement
                http://www.horseretirementfarm.com

                Comment


                • #9
                  I am with ETBW - conservation easment! Loudon county is not my favorite county ( can we say overdeveloped and no restrictions!) but many many of the folks I know in that county with farms, those who care, are going the conservation easment route to protect the open land.
                  "Her life was okay. Sometimes she wished she were sleeping with the right man instead of with her dog, but she never felt she was sleeping with the wrong dog."



                  www.dontlookbackfarm.com

                  Comment


                  • #10
                    theoldgreymare: sent you a pm.

                    Comment


                    • #11
                      We're in Fauquier, so I'm of no help on the Loudon Co front, but we had great success with a realtor named Devoe Campbell. She found several places for us, including this one, and we're thrilled.
                      spriesersporthorse.com | farm on Facebook | me on Facebook | blog

                      Comment


                      • #12
                        While your friend is making up his/her mind or wants to wait and see what happens with the market, consider leasing it out as a hayfield or cropland. The land would stay in production and it would produce some income.

                        Your friend has many options. If he/she wishes to keep the land as open space, he can put an easement on a portion of the land and shave off an area to be developed. Or put the whole thing in easement. Or keep all options open and just use it as income. There are wetland banks to consider too. There are other programs that only run for a period of years, allowing the landowner a bit of flexibility.

                        I don't recall the status of the PDR program in Loudoun. A PDR is a Purchase of Development Rights. It's not an easement. You can donate development rights as well.

                        But at this very moment, it's time to be thinking about spring and farmers may be interested in haying or planting that acreage. Since any decision your friend makes will have legal and financial implications, and the market is crazy right now..... nothing wrong with haying it. If your friend wants to explore options I'd be happy to point you in the right direction.



                        Originally posted by theoldgreymare View Post
                        I am trying to help a friend here who has recently inherited a 75 acre property in Loudoun County (I believe it is in the Bluemont area). I haven't been there but have seen pics....just gorgeous. The person that had left it to him already has permits in place to subdivide and put up a development . My friend does not want to do this (likes the idea of preserving the open space) and is thinking about possibly marketing it as a horse farm. The property currently only has a small house on it. Friend has the means to build a barn, put up fencing, etc. Here's where you come in:

                        -Does Loudoun Co. NEED more horse farms? Are the one's currently on the market moving at all with the bad market and economy?
                        -What are your thoughts on leaving it as one property vs. dividing it into two or three smaller farms/parcels?
                        -Your thoughts on a long term lease as opposed to selling?
                        -Who are the best realtors for equine properties in that area (that would be helpful for him to speak with now)?

                        I am hoping that someone will chime in here. I am not from that area of VA and neither is he so we are just feeling around, trying to get some info that may help him decide what to do with this beautiful piece of land. Thanks for any input!
                        Brothers and sisters, I bid you beware
                        Of giving your heart to a dog to tear.
                        -Rudyard Kipling

                        Comment


                        • #13
                          Now he wants to investigate the "planned equestrian communities" idea. I think he needs to talk to a realtor.
                          Or a horseperson Many of us think "planned equestrian communities" are frightening.
                          ---
                          They're small hearts.

                          Comment

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