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    Boutique Winery with Vineyard Estate Title is generated by Realmo AI

    5887 Cross Keys Rd, Mount Crawford, VA

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    For Sale
    $1,800,000

    Well-established boutique winery and vineyard estate with production space, tasting room, terrace, gardens, and event capabilities.

    Type:Farm
    Property size:
    2,520 SF
    Price / SF:
    $714/SF
    Added:
    Nov 14, 2025
    Days on Market:
    203
    Last Refresh:
    Jun 5 at 2:03 am

    Property Features for 5887 Cross Keys Rd

    General Information

    Standard status
    Active
    Size
    2,520 SF
    Property subtype
    Farm

    We can help!

    Listing Contact
    Janine E Aquino

    Listing agent Janine E Aquino

    Listing office Washington International Service Executives, LLC

    Listing date Nov 14, 2025

    Source Exprealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Washington International Service Executives, LLC

    HighLights

    • Boutique winery and vineyard estate located in the Shenandoah AVA in Virginia
    • Wines produced from the property vineyard plus Virginia grapes sourced through long‑standing farmer relationships
    • Tasting room building with renovated barn offering indoor seating
    • Outdoor amenities include a terrace and gardens
    • Includes production space and outbuildings
    • Property includes vineyards, rolling hills, and additional estate features for winery operations

    Overview

    This boutique winery and vineyard estate includes vineyards, production space, and outbuildings, along with a tasting room set within a renovated barn. The tasting area is designed for comfortable indoor seating, supported by a terrace and surrounding gardens intended to accommodate visitors and gatherings. The property is described as producing wines from its own vineyard as well as sourcing Virginia grapes through long-standing farmer relationships.

    The operation is located at 5887 Cross Keys Rd in Mount Crawford, Virginia, within the Shenandoah Valley and identified with the Shenandoah AVA. The setting includes rolling hills and is presented as offering expansive daytime views and notable sunset scenery. The property is also marketed as supporting music and curated events, with additional business information and private tours available after an NDA and proof of funds.

    For the next operator, this setup is well-suited to an owner-operator winery looking for an established guest-facing experience, on-site outdoor space, and dedicated production facilities. The offering also references arrangements for on-site lodging for weekend guests and event attendees, which may support multi-day visits and winery events. Buyers seeking a vineyard-and-winery property with both production and hospitality components will find a complete, single-site platform as presented in the offering materials.
    Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Gym & Fitness Center Skin Care Clinic Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mount Crawford
    County
    Rockingham
    State
    Virginia
    Longitude
    -78.9408615
    Latitude
    38.3570713

    FAQs

    What type of property is this?
    Vineyard - Well-established boutique winery and vineyard estate with production space, tasting room, terrace, gardens, and event capabilities.
    Where is this vineyard located?
    The property is located at 5887 Cross Keys Rd Mount Crawford, VA.
    What is the asking price?
    The asking price for this property is $1,800,000.
    What are key features of this property?
    This property features: Boutique winery and vineyard estate located in the Shenandoah AVA in Virginia; Wines produced from the property vineyard plus Virginia grapes sourced through long‑standing farmer relationships; Tasting room building with renovated barn offering indoor seating
    (614) 562-4900
    We can help!
    Listing Contact
    Janine E Aquino
    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.

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