Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    270 Acres of Forestland in Vernon Hill Title is generated by Realmo AI

    Dixon Trail, Vernon Hill, VA 24597

    View on Map
    Claim this Listing
    For Sale
    $815,000

    LAND - Vernon Hill, VA

    Lot size:
    270.00 Acres
    Added:
    Jun 16, 2025
    Days on Market:
    342
    Last Refresh:
    May 23 at 3:06 pm

    Property Features for Dixon Trail

    General Information

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

    We can help!

    Listing Contact
    Jonathan McGrath

    Listing agent Jonathan McGrath

    Listing office LandVest, Inc. 112 N Trade Street Suite 14, Tryon, VA

    Listing date Jun 16, 2025

    MLS# 57416 Listing URL

    Copyright © 2026 South Central Association 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.

    HighLights

    • 270 acres of unencumbered forestland ideal for timberland investment and outdoor recreation.
    • Significant managed loblolly pine timberland: 119 acres planted in 2021 and 80 acres planted in 2020.
    • Excellent wildlife habitat with natural pine/hardwood SMZs and bottomland hardwoods along Sandy Creek.
    • Located in a diverse landscape of natural forest, planted pine, and agricultural land, enhancing wildlife diversity.
    • Road frontage on Dixon Trail (SR 882) with fiberoptic cable and electric nearby.
    • Potential for conversion of areas within the 2021 planted stands to open areas, food plots, or agricultural use.

    Overview

    The James Edmund Tract encompasses approximately 270 acres of unencumbered forestland situated in Halifax County, Virginia. The property is located 13 miles northeast of South Boston, Virginia, along both sides of Dixon Trail (SR 882), a gravel dead-end road. It features approximately 0.37 miles of road frontage along both sides of Dixon Trail, which has fiberoptic cable along it, and electric nearby. The property is a mix of pine plantation and natural forest suitable for both timberland investment and outdoor recreation. Approximately 74% of the property is managed loblolly pine timberland, consisting of 119 acres of pine planted in 2021 and 80 acres planted in 2020. Within the 2021 planted stands are areas that could be converted to open areas, large food plots, or agricultural use. Multiple natural pine/hardwood SMZs and bottomland hardwoods along Sandy Creek and its tributaries create excellent wildlife travel corridors and potential hunting stand locations. The property is situated within a landscape of natural forest, planted pine, and agricultural land-uses, providing a mix of habitat-types for game and non-game species in the surrounding area.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Vernon Hill
    County
    Halifax
    State
    Virginia
    Longitude
    -79.098941
    Latitude
    36.816569

    Nearby Similar for Sale

    • $19,000

      Residential Land in Vernon Hill

      1.66 acre lot for custom home in rural subdivision.
      Asbury Church Road lot: 2, Vernon Hill, VA 24597
      View Details
    • $19,000

      Residential Lot in Vernon Hill

      1.66 acre lot for custom home in rural subdivision.
      Asbury Church Road lot: 1, Vernon Hill, VA 24597
      View Details
    • $19,000

      Vernon Hill Land For Sale

      1.96 acre lot in established Strutter's Chase subdivision.
      1.96 Acr Asbury Church Road, Vernon Hill, VA 24597
      View Details
    • $125,000

      39.58 Acres of Agricultural Land

      Gently rolling land suitable for agricultural or recreational use.
      39.58 Ac Asbury Church Road, Vernon Hill, VA 24597
      View Details
    • $19,000

      Vernon Hill Land For Sale

      1.68 acre lot in established Strutter's Chase subdivision.
      Asbury Church Road lot: 4, Vernon Hill, VA 24597
      View Details
    • $19,000

      Vernon Hill Land For Sale

      1.68 acre lot in established rural subdivision.
      Asbury Church Road lot: 3, Vernon Hill, VA 24597
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Unencumbered forestland ideal for timber investment and outdoor recreation.
    Where is this agricultural land / farmland located?
    The property is located at Dixon Trail Vernon Hill, VA.
    What is the asking price?
    The asking price for this property is $815,000.
    What are key features of this property?
    This property features: 270 acres of unencumbered forestland ideal for timberland investment and outdoor recreation.; Significant managed loblolly pine timberland: **119 acres planted in 2021 and 80 acres planted in 2020.**; Excellent wildlife habitat with natural pine/hardwood SMZs and bottomland hardwoods along Sandy Creek.
    (814) 335-3672
    We can help!
    Listing Contact
    Jonathan McGrath
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Dixon Trail, Vernon Hill, VA 24597
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!