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    22-Acre Hobby Farm with Forest Access Title is generated by Realmo AI

    BOYER ROAD, Fort Valley, VA 22652

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    Claim this Listing
    For Sale
    $385,000

    LAND - FORT VALLEY, VA

    Lot size:
    22.39 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    54
    Last Refresh:
    May 8 at 8:06 pm

    Property Features for BOYER ROAD

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    22.39 Acres

    Taxes and HOA fees

    Tax Annual Amount
    721

    We can help!

    Listing Contact
    Sandra J Fitchett

    Listing agent Sandra J Fitchett License #0225067349

    Listing office Skyline Team Real Estate 917 Susan Avenue, Woodstock, VA

    Listing date Mar 16, 2026

    MLS# VASH2013758 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 22‑acre hobby farm with deeded National Forest access
    • Versatile outbuildings including a bank barn, pole barn, and cinder block barn
    • Off‑grid tiny cabin: Potential Airbnb/Hipcamp rental
    • Prime building site with sweeping views of Veach Gap
    • Abundant wildlife: Excellent hunting opportunities for whitetail deer and wild turkey
    • Mature white pine forest, oak and walnut hardwoods, seasonal stream

    Overview

    This 22-acre property, situated below Fort Valley's Three Top Mountain, presents an opportunity for a homestead or hobby farm. The land features a mature white pine forest, Oak and Walnut hardwoods, and a seasonal stream. A 5-foot deeded right-of-way provides direct access to the National Forest. The property includes a collection of outbuildings formerly used for goat farming, including a large bank barn, a functional pole barn, and a cinder block barn with a deep overhang. An off-grid tiny cabin offers potential for restoration as a rental. Additional storage buildings are also present. While the structures require updating, they provide a foundation for restoration as a hobby farm. A building site offers views of Veach Gap. The land is a haven for wildlife, including Whitetail deer and wild turkey, offering hunting opportunities. The property provides the space and flexibility to create a short-term rental destination or escape to the mountains.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Fort Valley
    County
    Shenandoah
    State
    Virginia
    Longitude
    -78.3983479
    Latitude
    38.8846737

    FAQs

    What type of property is this?
    Farm - Unique 22-acre retreat with National Forest access and outbuildings.
    Where is this farm located?
    The property is located at BOYER ROAD Fort Valley, VA.
    What is the asking price?
    The asking price for this property is $385,000.
    What are key features of this property?
    This property features: 22‑acre hobby farm with deeded National Forest access; Versatile outbuildings including a bank barn, pole barn, and cinder block barn; **Off‑grid tiny cabin: Potential Airbnb/Hipcamp rental**
    (540) 975-0836
    We can help!
    Listing Contact
    Sandra J Fitchett
    Real Estate License ID: 0225067349
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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