Joel Hoeffner

$225,000

17.53 Acres

Vinton, Virginia, 24179

Adam's Hills Subdivision - Premier Builder & Investment Opportunity in Virginia's Blue RidgeSubdivision / Investment Opportunity:Adam's Hills Subdivision presents a rare opportunity to acquire the remaining 8 lots encompassing 17.53 acres in one of Virginia's most desirable and rapidly growing regions. Whether you're a builder seeking your next residential project, an investor looking for long-term appreciation, or a family envisioning a private mountain community, this offering delivers exceptional potential.Nestled among the rolling foothills of Virginia's Blue Ridge Mountains, the property features a beautiful blend of open pastureland and mature hardwood forest. Towering oaks and hickories create an attractive natural setting while providing habitat for abundant wildlife, including whitetail deer, wild turkey, and occasional black bear. Each lot offers its own unique character, allowing for a variety of home designs and development possibilities.The subdivision benefits from road frontage along both Virginia Route 24 and Drewrys Hill Road, with established interior roadways already in place to support future development. Electricity is available, helping streamline the construction process and reducing upfront infrastructure costs. Existing deed restrictions have helped preserve the subdivision's quality and character, while future flexibility exists with the potential for modification beginning in October 2027. The next owner must be agreeable to extend and record a deed restriction stating that only stick built homes are allowed and that no single wide, doublewide or mobile homes of any kind can be placed on any lots within the subdivision.Star City and Lake Amenities:Conveniently located just 15 minutes from downtown Roanoke, residents can enjoy the peace and privacy of country living without sacrificing access to shopping, entertainment, dining, healthcare, employment centers, and top-rated amenities. Smith Mountain Lake is only 20 minutes away, offering premier boating, fishing, and waterfront recreation, while the historic town of Bedford is a short 30-minute drive.Premier Outdoor Recreation:Outdoor recreation opportunities are plentiful in the region. The Blue Ridge Parkway, Appalachian Trail, Peaks of Otter, and the vast expanse of the Jefferson National Forest are all within easy reach, providing endless opportunities for hiking, mountain biking, hunting, fishing, wildlife viewing, and exploring some of Virginia's most breathtaking landscapes.With infrastructure already underway, an exceptional location, and the natural beauty that today's buyers are actively seeking, Adam's Hills Subdivision represents a unique opportunity to create a residential community, family retreat, or investment project in the heart of Virginia's Blue Ridge Mountains. Opportunities to acquire an entire partially developed subdivision in such a sought after location are rare-don't miss the chance to bring your vision to life.For more information on this and other land for sale in Bedford County, contact Joel Hoeffner at 540-494-4070 or by email at Get To Know The Area:

$425,000

70.08 Acres

Big Island, Virginia, 24526

This 70 +/- acre mountain retreat in Bedford County Virginia is more than just land; it is your gateway to the best outdoor recreation the Blue Ridge has to offer. Boasting an incredible one-mile border with the George Washington National Forest, this tract offers a private portal into thousands of acres of pristine hardwood ridge tops and deep valleys. Whether you are an avid hunter, a weekend hiker, or seeking solitude, your backyard just got significantly larger.A Strategic and Scenic Location Accessibility is often the trade-off for seclusion, but not here. The property features 1,400 feet of frontage on Lee Jackson Hwy in Big Island, Virginia, paired with additional access from Hunt Club Rd, ensuring you can reach your retreat with ease. Despite its privacy, you are within two miles of some of Virginia's most iconic outdoor recreation destinations and natural landmarks:The James River: For world-class paddling and fishing.The Blue Ridge Parkway: For legendary scenic drives.The Appalachian Trail: For endless day hiking, backpacking, and camping.James River Face Wilderness: For remote hunting and exploration.South Pedlar ATV Trail: For miles of recreational ATV riding.This versatile acreage in the Blue Ridge offers opportunities to cultivate a lifestyle defined by the great outdoors. Whether you dream of establishing a self-sustained homestead with mountain vistas, or envision a thriving Appalachian Trail hostel serving the hiking community, this property offers that potential. With its prime location and natural beauty, the property is equally suited for a private camping retreat, providing the perfect backdrop for outdoor recreation and the ultimate escape into the wild.The Ultimate Hunter's RetreatAt the heart of the property sits a rustic 2-bedroom, 1-bathroom hunting cabin. This basecamp is equipped with electricity, a septic system, and the cozy warmth of propane and wood heat. There is also a large Great Room that provides the perfect gathering spot for friends and family to swap stories after a day of mountain exploration chasing whitetails high on the ridge or wild turkeys in the creek bottoms.The land itself has been meticulously managed for wildlife and is teaming with whitetail deer, wild turkeys, and black bear. The forest is rich with mast-producing hardwoods, including red, white, and chestnut oaks. To supplement the natural forage, the property features established wildlife openings, food plot areas, and a diverse "living pantry" of planted pear, apple, sawtooth oak, and chestnut trees. Several strategically placed hunting stands and blinds are in place throughout the property, providing immediate locations for you to begin creating lifelong memories in your Blue Ridge hunting camp.Versatile Land and Unlimited PotentialThe topography offers a diverse mix of environments:The Open Meadow: An ideal canvas for a sprawling orchard, expansive food plots, or a picturesque campsite under the stars.The 6-Acre Clear Cut: Positioned perfectly for a future homesite with a view, or left to grow as a high-quality "thicket" providing cover and browse for deer and turkey.Mountain Streams: Several crystal-clear streams meander through the acreage, providing a reliable water source for wildlife and a serene backdrop for recreation.Unparalleled AccessNavigating your 70-acre mountain retreat is effortless thanks to miles of established ATV trails. These trails provide full internal access and lead you directly to your private entrance into the National Forest. You can ride from your front door into the vast wilderness of the Appalachians without ever seeing a paved road.This is a legacy property - a place where the rhythms of nature dictate the pace of the day. From the crisp mountain air to the sound of the wind through the oaks, every inch of this land invites you to disconnect from the noise and reconnect with the wild.YOUR BLUE RIDGE MOUNTAIN ADVENTURE IS AWAITING; THE ONLY THING MISSING IS YOU.Showings for this listing are by appointment only, and a Mossy Oak Properties agent must be present for all showings. For more information on this and other land for sale in Bedford County, contact Joel Hoeffner at 540-494-4070 or by email at , or visit

$80,000

0.7 Acres

Montvale, Virginia, 24122

Goose Creek Valley / Clear Springs Homestead:Tucked away in the highly sought-after Goose Creek Valley, Clear Springs Homestead provides an opportunity to own a piece of Virginia's rural heritage in the peaceful, scenic setting of the Blue Ridge region. Surrounded by rolling farmland, panoramic mountain views, and quiet countryside, this property delivers the privacy and tranquility of country living while remaining conveniently located less than 30 minutes from Roanoke and Bedford, and under an hour from Lynchburg.The original home dates back to the 1800s, with a two-story addition completed in 1927. The home features 3 bedrooms and 1 bathroom and is equipped with well, septic, and electric service, along with an electric furnace for heating. A welcoming front porch and rear deck provide the perfect places to relax and enjoy the peaceful surroundings, morning sunrises, and quiet evenings.The backyard includes two storage sheds for equipment, tools, or hobby space, while a small patch of woods behind the home adds privacy and natural beauty. This wooded area contains some mature walnut and oak trees, providing a food source for local wildlife. The habitat surrounding this property is a haven for wildlife. Deer, turkey, and even black bear thrive here and are frequently seen throughout the valley. Popular Local Outdoor Recreation:Outdoor recreation opportunities are close by and plentiful. Within 30 minutes, you can access the Blue Ridge Parkway, famous for its scenic overlooks and mountain vistas. Nearby, the Appalachian Trail offers world-class hiking and camping, while Peaks of Otter provides access to Sharp Top and Flat Top Mountains with spectacular 360-degree views. The expansive Jefferson National Forest offers thousands of acres for hunting, hiking, and exploration, while Jennings, Middle, and North Creeks provide exceptional trout fishing.Whether you're seeking a peaceful mountain retreat, a recreational basecamp, or a historic farmhouse ready for its next chapter, Clear Springs Homestead offers those opportunities and may just be the quiet place you have been looking for. The home and all structures are being sold as-is, where-is.For more information on this and other land for sale in Bedford County, contact Joel Hoeffner at 540-494-4070 or by email at Get To Know The Area:Blue Ridge Parkway : Roanoke Virginia : Jefferson National Forest : Peaks of Otter : Trout Fishing : Appalachian Trail :

$1,395,000

590.16 Acres

Narrows, Virginia, 24124

WOLF CREEK LEGACY ESTATE414 Niday Dr, Narrows, VA | 590+ Acres of Appalachian MajestyA Rare Confluence of Conservation, Agricultural Excellence, and Wilderness3,000 FT WOLF CREEK FRONTAGE - TWO UNIQUE HOMES - CERTIFIED TREE FARM - MINUTES FROM THE APPALACHIAN TRAILThe Call of the Land: A Legacy InvestmentHumans naturally seek land, but land ultimately seeks stewards. 414 Niday Drive is not merely a piece of real estate; it is a profound calling to protect and honor a spectacular slice of the Blue Ridge. Spanning 590+ contiguous acres across three distinct parcels, this legacy investment represents a rare opportunity to step into a role of generational stewardship.The property offers a breathtaking geographical narrative, stretching from the fertile riparian valley floor of Wolf Creek all the way up to the whispering heights of the mountain ridge. For the visionary buyer, this is where world-class outdoor recreation meets absolute self-sufficiency.The Main Home: Refined Country ComfortWhile the surrounding landscape is rugged and vast, the main residence offers a sophisticated, deeply grounded retreat. Designed for a modern lifestyle that honors its environment, the home is equipped with high-end amenities, including the luxury of radiant heated floors and custom, high-end woodwork that mirrors the forest outside. Drawing its water from a pure, natural mountain spring, this residence serves as the ultimate anchor for a premium homestead or micro-farm.The home is located at the front of the property, nestled into rolling pastures and mountain views. It's a 1,400 sq. ft., 4-bedroom, 1-bath brick ranch with a 1,000 sq. ft. unfinished basement. This home radiates a high-end country feel, featuring:Custom, rustic wormy chestnut built-in cabinets and living room beams.Oak kitchen cabinetry, shiplap ceilings, and a reclaimed wood accent wall.Modern luxuries including radiant floor heat, a large dual shower, and a whole-house fan.A zero-clearance fireplace with auxiliary fans, fully wired for a backup generator.Wolf Creek: The Historic Log Cabin & Creekside GroveLooking for stream frontage? The property features approximately 3,000 feet of frontage on Wolf Creek, a designated Class A Trout Stream stocked eight times annually. It provides a quality fishing experience, holding both trout and smallmouth bass, and supporting native aquatic life.Along the banks of Wolf Creek sits the second home: a circa-1920s, 1,500 sq. ft., 3-bedroom, 1-bath hand-hewn log cabin, waiting for a modern renaissance. Featuring a large covered front porch overlooking the water, a 2017 Virginia Department of Historic Resources survey noted this gem is potentially eligible for a historic designation.Adjacent to the cabin, a flat, shaded grove offers a premier footprint for low-impact recreation - perfect for private camping, RVs, or developing a future eco-tourism income venture along the trout stream.Untouched Hunting & Managed Timber StandsThe mountain property has not been hunted in many years, creating an undisturbed sanctuary for trophy whitetail deer, wild turkey, and black bear.The forested acreage is a designated Certified Tree Farm boasting highly valuable, mature timber stands of Oak, Hickory, Poplar, Maple, Cherry, Walnut, and rare Chestnut, alongside 16 acres of managed Eastern White Pine. As you explore the mountain, hidden historic homestead ruins offer a beautiful glimpse into early America.Agricultural Excellence & Homestead InfrastructureReady for immediate farming or homesteading, the land features 31 acres of fertile pasture/fields. Approximately 16 acres are already securely fenced and supported by a spring-fed agricultural water system with automated livestock troughs. Multiple barns, sheds, and outbuildings provide ample storage.Want to build a grander estate? Multiple scenic ridges offer incredible building sites, including a premier location at 2,500 feet elevation that already has electricity and spring water hooked up.Strategic Zoning & ConservationThe acreage is intelligently split into three contiguous tracts, offering the perfect blend of freedom and environmental protection:The Main Home Tract (1.39 Acres): Out of easement; unrestricted.The Log Cabin Tract (67.4 Acres): Out of easement; premium Wolf Creek frontage with full development flexibility.The Mountain Tract (521.3 Acres): Protected under a conservation easement with the Virginia Outdoors Foundation. This easement safeguards the mountain's integrity but explicitly allows for future subdivision, timber harvesting, and building multiple homes/structures.Bonus: A 0.97-acre spring protection area is enrolled in the USDA Conservation Reserve Program through Sept 2028.Epic Regional Recreation & Mountain TownsWhile the estate feels like a completely self-contained wilderness, it is surrounded by some of the Southern Appalachian's finest outdoor assets. Wolf Creek flows into the famous New River, known for world-class smallmouth fishing and paddling opportunities. The Mill Creek nature trails and waterfalls are a short drive down the road in Narrows. The Jefferson National Forest, including the Kimberling Creek Wilderness Area, is also nearby, unlocking thousands of additional acres for hunting, hiking, and camping. Countless adventures await on the nearby Appalachian Trail, easily accessible from several locations nearby. A couple hours downstream, the New River enters New River Gorge National Park, with it's spectacular paddling, hiking and rock climbing. When you want a taste of civilization, you don't have to travel far. The charming mountain towns of Narrows, Pearisburg, Wytheville, Bluefield and Bland can all be reached within 30 minutes, and the vibrant energy of Blacksburg is just shy of an hour away. Together, these nearby hubs provide endless opportunities for dining, wineries, craft breweries, concerts, and sporting events.Showings to this property are happily provided to qualified buyers who must provide proof of funds prior to showings. All showings require 48 hour notice, and are by appointment only. A Mossy Oak Properties agent must accompany all visitors. Co-listed by Mossy Oak Properties agents and Virginia Realtors, Joel Hoeffner and Damon Bungard. For more information contact Joel Hoener at 540-494-4070 or by email at , or Damon Bungard at 802-989-8555 , or by email at , or visit Get To Know The Area:Wolf Creek Stocking Plan: Mill Creek Nature Trails: The New River: Appalachian Trail:

$75,000

6.09 Acres

Faber, Virginia, 22938

Peaceful 6 +/- Acre Countyside Parcel in the Heart of Nelson County:Discover the perfect setting for your dream country home, mini-farm, or homestead on this beautiful 6 +/- acre parcel offering privacy, convenience, recreation and incredible potential. Tucked away at the end of state-maintained Cove Valley Lane, this property provides a peaceful rural setting while remaining easily accessible via a private 50-foot deeded right-of-way. An additional private soil road bordering the eastern boundary offers the possibility of secondary access and enhances the property's usability.Blank Canvas Ready For Your Vision:The land features a gentle, build-friendly topography that can be easily cleared for construction. Much of the acreage consists of reclaimed pastureland, creating an ideal canvas for a homesite, gardens, livestock, or recreational improvements. A stand of pines occupies the southwest corner, while mature hardwoods, including oak and poplar, line the eastern boundary along the soil road, providing natural beauty, privacy, and wildlife habitat.Surrounded by large farms and timber tracts, this property offers a rare sense of seclusion and beautiful views of the rolling Virginia countryside. Whether you are looking to establish a self-sufficient homestead, raise horses, build barns and outbuildings, or simply enjoy a quiet retreat, this versatile tract provides the space and freedom to bring your vision to life.Outdoor enthusiasts will appreciate the abundant wildlife that frequents the area, including deer, wild turkey, and black bear. The acreage offers ample room for food plots, hunting blinds, tree stands, and other recreational pursuits, making it an excellent choice for those who enjoy hunting, or simply spending time outdoors.Popular Mountain / River Towns:Although it is located in a private setting, the property enjoys excellent proximity to regional destinations and everyday conveniences. Located just 15 minutes from Lovingston and within 30 minutes of Charlottesville, Waynesboro, and Scottsville, you'll have easy access to shopping, dining, healthcare, wineries, breweries, concerts, sporting events, and more.Ultimate Outdoor Recreation:The property is also ideally positioned for outdoor recreation, with the George Washington National Forest and Shenandoah National Park less than 30 minutes away and Wintergreen Resort, the Appalachian Trail, Blue Ridge Parkway, James River, and Tye River all within 45 minutes. Whether your interests include hiking, hunting, camping, fishing, kayaking, skiing, or simply exploring Virginia's scenic mountain landscapes, adventure is always close to home.If you are dreaming of building a custom home, creating a self-sufficient homestead, raising horses, or establishing a peaceful weekend retreat, this exceptional property provides the freedom and space to make it a reality.For more information on this and other land for sale in Nelson County, contact Joel Hoeffner at 540-494-4070 or by email at , or visit Get To Know The Area Wintergreen Resort : Shenandoah National Park : Blue Ridge Parkway : George Washington National Forest : Appalachian Trail : Tye River :