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    Tbd Hawtree Way Boydton, VA 23917

    Sponsored
    For Sale
    $575,000

    Residential/Vacation - Boydton, VA

    Type:Farm
    Property size:
    1,811 SF
    Lot size:
    1.10 Acres
    Days on Market:
    74
    Last Refresh:
    Jan 31 at 5:06 am

    Property Features for Tbd Hawtree Way

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Property condition
    New Construction
    Standard status
    Active
    Zoning
    Residential
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    2
    Parking
    2
    Parking features
    Garage
    Interior features
    Vaulted Ceilings, Walk-in Closet(s), Smoke Alarm, Washer &/Or Dryer Hookup, Granite Countertops, Other-see Remarks
    Exterior features
    Gravel Drive, Other-see Remarks
    Fireplace
    1
    Appliances
    Dishwasher, Microwave, Other, Washer
    Size
    1,811 SF
    Lot size
    1.10 Acres

    Utilities

    Heating system
    Fireplace(s), Heat Pump (Heating)
    Water front features
    Lake Gaston, Waterfront
    Water front
    1

    Building Details

    Year built
    2025
    Floors in Building
    1
    Building materials
    Vinyl Siding
    Architectural style
    Other
    Additional Structures
    See Remarks

    We can help!

    Listing Contact
    Carol Dinsmore
    Carol Dinsmore

    Keller Williams Realty (Lynchburg) (434) 534-9113

    Listing agent Carol Dinsmore (434) 534-9113

    Listing date Nov 19, 2025

    MLS# 140377 Listing URL

    Copyright © 2026 Roanoke Valley Lake Gaston Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Waterfront Lot with Planned Home

    This property, located in the Merrymount subdivision of Boydton, VA, features a waterfront lot spanning just over an acre. A home is proposed to be built by Rock River Homes. The Rappahannock floorplan offers 1,811 sq. ft. of living space. The design includes a primary suite with a tray ceiling, recessed lighting, a walk-in closet, and an ensuite bathroom with a double vanity, soaker tub, and tiled shower. The living room features a stacked-stone fireplace with custom built-ins. The kitchen includes granite countertops, an island, abundant cabinetry, a farmhouse undermount sink, and a walk-in pantry. Additional features include stamped concrete, an alcoved covered rear porch with radius patio, a conditioned crawlspace, gutters, and a two-car attached garage with an automatic opener and pedestrian door. The property is located seconds from the main lake and a short walk to the community area and pavilion. A public boat ramp is located minutes away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Boydton
    County
    Mecklenburg
    State
    Virginia
    Longitude
    -78.3793
    Latitude
    36.658

    Nearby Similar for Sale

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      960 SF

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    • $339,900
      1,358 SF

      New Ranch Home in Boydton, VA

      New 3-bedroom, 2-bath home on 2.23 acres near lake.
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    FAQs

    What type of property is this?
    Residential land & home lot - Waterfront property in Merrymount subdivision with planned 1,811 sqft home.
    Where is this residential land & home lot located?
    The property is located at Tbd Hawtree Way Boydton, VA.
    What is the asking price?
    The asking price for this property is $575,000.
    What are key features of this property?
    This property features: - Waterfront property on Lake Gaston, seconds from the main lake.; - New construction home (estimated completion 2025) in the desirable Merrymount subdivision.; - Rappahannock floorplan with 1,811 sq. ft. of living space and a luxurious primary suite.
    (804) 240-6297
    Request Owner's contact information
    Tbd Hawtree Way Boydton, VA 23917
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    Boydton, VA 23917
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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
    Tbd Hawtree Way Boydton, VA 23917
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    We can help!
    Listing Contact
    Carol Dinsmore
    Carol Dinsmore
    (804) 240-6297
    Learn more
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