Finding 44.32 continuous acres in Washington County, Virginia, complete with natural water features (creeks, spring, well), electricity, mature timber, and agricultural zoning for $199,777 presents a strong investment opportunity. Breaking down to roughly $4,508 per acre, this parcel located at 15631 Large Hollow Rd, Bristol, VA 24202 sits below regional land baselines in Southwest Virginia.
Featuring a diverse mix of level bottomland, rolling slopes, and wooded mountain terrain, the property includes pre-installed site infrastructure: an existing well, natural spring, septic system, electricity drops, and a historic barn. An abandoned farmhouse remains on site that carries no structural value and must be cleared, opening up a blank-canvas house seat with scenic mountain and stream views.
Below is an expert analysis covering property specifications, core pros and cons, financial metrics, and a final buyer verdict.
Property Specifications at a Glance
| Property Attribute | Specification Details | Strategic Real Estate Takeaway |
| Asking Purchase Price | $199,777 ($4,508 / Acre baseline) | Sub-$200k entry point for 44+ continuous acres |
| Location & Region | 15631 Large Hollow Rd, Bristol, VA 24202 | Washington County (Rich Valley / Abingdon area) |
| Total Lot Size | 44.32 Deeded Acres (1,930,571 Sq. Ft.) | Diverse mix: level pads, rolling slope & mountain timber |
| Zoning Classification | Agricultural, Limited | Permits livestock, horses, poultry, manufactured & site-built homes |
| Existing On-Site Structures | Abandoned Farmhouse (No Value) + Barn | Requires teardown/cleanup; includes usable agricultural barn |
| Water Features | Creeks, Natural Spring & Drilled Well | Abundant natural water assets for farming & livestock |
| Wastewater & Electric | Septic Tank Installed & Power On-Site | Pre-installed site drops save $20,000+ in infrastructure costs |
| Road Access & Surface | Gravel Road Frontage (Private Access) | Quiet, secluded setting off Rich Valley Road |
| Annual Property Taxes | $195 / Year (~$16 / Month) | Microscopic holding tax burden in Washington County |
| School District | Greendale Elem / E.B. Stanley Middle / Abingdon High | Served by established Washington County Public Schools |
Core Value Drivers: Why This 44-Acre Tract Delivers High Equity
1. Exceptional Per-Acre Price Baseline ($4,508 / Acre)
The primary financial engine driving this listing is the volume of land offered relative to the price point:
- Market Baseline Discount: In Washington County, unimproved agricultural and mountain acreage of this scale routinely trades between $5,500 and $7,500 per acre. Securing 44.32 acres with pre-installed utilities for $4,508 per acre provides immediate equity margin on closing day.
- Microscopic Holding Taxes: Annual property taxes sit at an astonishing $195 per year (~$16/month). Holding this 44-acre asset long-term as a land bank or private retreat incurs virtually zero fixed overhead.
2. Pre-Installed Utility Infrastructure & Water Assets
Developing raw mountain land in Southwest Virginia usually requires heavy upfront capital. This parcel bypasses major early-stage hurdles:
- Triple Water System: Equipped with active creeks running through the land, a natural spring, and a private drilled well. Having abundant natural water sources provides livestock security, garden irrigation, and off-grid utility options.
- Septic & Grid Power Drops: Features an existing septic tank and power poles connected on-site. Installing new electric service and septic infrastructure on raw acreage today easily costs $18,000 to $30,000.
- Usable Agricultural Barn: Includes a standing barn structure suitable for equipment storage, hay, or livestock shelter.
3. Flexible Agricultural Zoning & Unmatched Seclusion
- Agricultural, Limited Zoning: Allows custom site-built homes, modular homes, manufactured double-wides, poultry, horses, and cattle.
- Mature Timber & Wildlife: The upper elevation features mature hardwood timber and dense mountain cover, attracting trophy whitetail deer, wild turkey, and black bear.
Critical Limitations & Development Liabilities to Consider
A disciplined real estate evaluation requires looking past the raw acreage to analyze physical access, cleanup demands, and environmental factors before submitting an offer.
1. Farmhouse Clearance Capital Required
- Teardown & Haul-Away Expenses: The abandoned farmhouse carries zero structural value and must be cleared to make way for a new build. Buyers should budget $6,000 to $12,000 for heavy equipment demolition, debris haul-away, and building pad grading.
2. Private Gravel Road Access & Topography
- Gravel Access Navigation: Ingress is via a private gravel access road off Large Hollow Rd. Navigating the private road during winter snows or heavy spring rains demands a 4×4 vehicle or shared road maintenance planning with neighboring owners.
- Topography Variance: While lower sections along the creek are level to rolling, a portion of the 44.32 acres includes steep mountain terrain. Home construction and pasture areas are best concentrated along the lower creek benches and spring drops.
Comprehensive Financial & Valuation Analysis
At $199,777 ($4,508 per acre), analyzing this listing requires comparing the purchase price against regional land baselines in Washington County.
Regional Land Price Comparison
| Market / Property Location | Average Price Per Acre | Equivalent Price for 44.32 Acres |
| 15631 Large Hollow Rd (Subject) | $4,508 / Acre | $199,777 (Actual List Price) |
| Washington County VA Land Baseline | $6,200 / Acre Baseline | $274,784 |
| Southwest VA Timberland Average | $5,200 – $6,800 / Acre | $230,464 – $301,376 |
| Regional Homestead Acreage Target | $5,800 / Acre Target | $257,056 Baseline Target |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest | $1,023 / Month | Based on $199,777 price with 20% down ($39,955) @ 6.75% rate |
| Property Taxes | $16 / Month | Derived from Washington County annual tax bill ($195/year) |
| Hazard & Liability Insurance | $40 / Month | Estimated vacant agricultural land & barn policy |
| Total Estimated Fixed Overhead | ~$1,079 / Month | Excludes variable demolition & site preparation costs |
Valuation Takeaway:
Valuing the 44.32 acres conservatively at the regional baseline of $5,800 per acre assigns ~$257,000 in underlying land value. Purchasing this parcel at $199,777 allows a buyer to capture over $57,000 in instant equity while gaining pre-installed well, spring, septic, power, and barn assets.
Regional Proximity & Location Context
Situated off Rich Valley Road (VA-700) and Large Hollow Rd in Washington County, the property balances mountain isolation with quick connectivity to Bristol and Abingdon.
| Destination / Landmark | Distance / Drive Time | Location Utility & Strategic Value |
| Abingdon, VA | ~18 Minutes | Historic downtown, dining, regional hospital, shopping & schools |
| Bristol, VA / TN (Pinnacle Commercial) | ~25 Minutes | Major retail hub, Bass Pro Shops, medical centers & NASCAR track |
| South Holston Lake | ~30 Minutes | World-class fly fishing, boating, marinas & water sports |
| Tri-Cities Airport (TRI) | ~45 Minutes | Regional airport connection to major US hubs |
Pros vs. Cons Analysis
The Pros (Why You Should Buy)
- Competitive $4,508/Acre Baseline: Securing 44+ continuous acres under $200k offers high equity potential.
- Triple Water Infrastructure: Features creeks, a natural spring, and a private drilled well on-site.
- Pre-Installed Utilities & Barn: Connected power, septic tank, and standing barn save tens of thousands.
- Flexible Agricultural Zoning: Permits livestock, poultry, modular, manufactured, or site-built homes.
- Microscopic Property Taxes: Taxes sit at an affordable $195 per year (~$16/month).
The Cons (Key Considerations)
- Teardown Required: Abandoned farmhouse requires $6k–$12k demolition and cleanup budget.
- Private Gravel Road Access: Demands 4×4 access during harsh winter conditions.
- Mountain Topography: Buildable level ground is concentrated along lower creek benches.
Final Investment Verdict & Strategy
The Verdict: HIGHLY RECOMMENDED — An outstanding purchase for homesteaders, custom home builders, farmers, or land banking investors seeking 44+ acres with water and power under $200,000.
15631 Large Hollow Rd offers a rare combination of acreage scale, water resources, utility drops, and agricultural freedom. Securing 44.32 acres for $199,777—with power, well, spring, septic, and a barn already present—creates a high-margin canvas for a private mountain estate.
Suggested Bidding & Action Strategy:
Given that sub-$200k parcels of this scale with utilities attract strong regional buyer interest, enter a clean offer between $182,000 and $192,000 (factoring in the farmhouse teardown costs).
Ensure your purchase contract includes contingencies to:
- Inspect and flow-test the drilled well and natural spring.
- Perform a septic tank inspection to verify tank integrity and drain field health.
- Conduct a boundary line walk to locate survey pins across the 44.32 acres.
Listed on Zillow