Market update & land for sale in western Loudoun County VA

As coronavirus runs its course, there has been a definite uptick in interest in land for sale in western Loudoun County VA.

Roughly speaking, western Loudoun County includes everything west of U.S. Route 15, which runs north-south through Loudoun County and loops around the east side of Leesburg.

In contrast to eastern Loudoun County, which includes large commercial hubs and densely packed residential developments in places like Ashburn and Brambleton, western Loudoun County is appealing for its low density agricultural character. Therefore, many people are turning to land for sale in western Loudoun County VA to escape close-quarters living.

Land sale statistics in western Loudoun County

Based on MLS sales data, there were 81 closed land sales in western Loudoun County during the past 365 days with an average sale price of $486,837. The median sale price was $250,000. Sale prices ranged from $37,500 for a small residential building lot in Bluemont (with the low sale price likely due to wetlands on the property) to $4,000,000 for a 259 acre assemblage in Aldie.

On a price per acre basis, sale prices ranged from $7,890 to $600,000. As I have mentioned before, however, the price per acre can be skewed by very small lots. For example, the property that sold for $600,000 per acre was a quarter acre lot in Round Hill that sold for $150,000. It is unlikely it would have sold for $600,000 had it been a full acre, unless the number of building lots also increased four-fold. The average and median sale prices per acre were $64,828 and $41,888, respectively.

Land listings spent an average of 225 and a median of 129 days on market before selling, and the average sale closed at 94 percent of the list price. One listing, 39280 Bolington Road in Lovettsville, sold for 109 percent of the list price.

Leesburg, Lovettsville, and Purcellville are the most popular destinations for people searching for land for sale in western Loudoun County VA. In fact, more than half of the closed land sales during the past year were concentrated in these areas. Other popular locations are Middleburg, Round Hill, and Hamilton.

Let’s take a closer look at the towns of western Loudoun County…

Aldie

Aldie is the gateway to the Loudoun Valley. It’s a small town, but like much of the county, it’s growing. The town is largely suburban with quiet communities, but it also has plenty of open space and agricultural land.

President James Monroe lived in Aldie in 1822. The Aldie Mill Historic Park and various buildings on the National Register of Historic Places attract local and regional visitors on weekends and holidays. Aldie is a close-knit community with a small-town feel.

There were four land sales in Aldie during the past year, averaging $53,544 per acre, or $1,241,250 absolute sale price. The average is skewed to the high end due to the previously mentioned sale of a $4,000,000 assemblage.

Bluemont

Bluemont is a small village offering scenic vistas at the base of the Blue Ridge Mountains. The area is known for hunting, agriculture, and its spectacular rock formations. It borders Virginia’s fox hunting country and is close to a portion of the Appalachian Trail. It is a sleepy community, and the Bluemont Historic District is listed on the National Register of Historic Places.

Nestled in the heart of wine country, Bluemont has no shortage of local vintners and microbreweries who are willing to share their art. The Bluemont Vineyard and tasting room is a local favorite. The town and surrounding areas are also known for pick-your-own opportunities, CSAs, and farmer’s markets.

During the past year, two land sales closed with an average of $22,695 per acre or $368,750 absolute sale price.

Hamilton

Hamilton is located in the Loudoun Valley near the western base of Catoctin Mountain. The village itself has less than 1,000 inhabitants, but it is surrounded by a thriving agricultural community. Within a short distance, you will find vineyards, farms offering fresh produce, and stable facilities. Hunter’s Run Winery and the Barns at Hamilton Station Vineyards are two favorite local stops.

Hamilton is six miles from the county seat in Leesburg. The town is located in the center of beautiful countryside and gorgeous historical farms in a wide range of early American architectural styles. The pace of life is slow, but it is easy to get to Leesburg or even Washington, D.C.

Five land sales closed in Hamilton during the past year with an average of $68,988 per acre or $201,800 absolute sale price.

Hillsboro

A drive down State Route 9 through Historic Hillsboro feels like stepping back in time. It is noted for its quaint stone buildings that date to the mid-1700s. It sits at the edge of the Blue Ridge Mountains and is 55 miles from Washington, D.C. It is an excellent location for those who enjoy quiet life and scenic commutes to the city. It is also only 10 miles southeast of Harper’s Ferry, West Virginia.

If you’re thinking of operating a B&B, roadside market, or winery, Hillsboro might be the ideal location. It also has plenty of recreational options, too. On the weekends, Hillsboro often gets visitors from the city who are looking for a weekend escape.

During the past year, two parcels of land sold in Hillsboro with an average of $69,046 per acre or $130,000 absolute sale price.

Leesburg

Leesburg is the County Seat of Loudoun County. It is a town of just over 50,000 people, so it has a few more amenities to offer compared to the smaller towns of western Loudoun County. It is at the base of Catoctin Mountain and next to the Potomac River. Just 33 miles from Washington, D.C., it is largely a commuter suburb.

Leesburg offers a host of historical sites and good career opportunities. Several large corporations and government entities have their headquarters near Leesburg. It is a favorite for those who work in the Alexandria/Washington, D.C. area but who do not want to live in the metropolitan area.

Land sold for an average of $94,148 per acre during the past year in Leesburg, making it one of the most expensive markets for land for sale in western Loudoun County. The average absolute sale price was $232,050 based on 20 closed sales.

Lovettsville

Lovettsville is near the northern tip of Virginia. It has a thriving community life with several festivals and notable events throughout the year. The town was settled by German immigrants, and it is known for its Oktoberfest celebration in the fall. It also hosts a Christkinlmarkt (German Christmas Market) and holds an All-American town picnic over Memorial Day Weekend.

Lovettsville has plenty to do for families, with movies and concerts on the green at Walker Pavilion during the summer months. It is also an area where you can enjoy a host of local wineries, concerts, historic sites, and working farms that are open to visitors. This is an excellent town for those seeking a strong sense of community.

There were 14 land sales in Lovettsville during the past year with an average of $37,666 per acre or $794,625 absolute sale price.

Middleburg

Middleburg’s claim to fame is that it is the nation’s horse and hunt capital. You will find a community filled with luxury accommodations, fine dining, wineries, and charming microbreweries. Many of the local restaurants offer farm to table cuisine, including the Goodstone Inn & Restaurant, and Red Fox Inn. Many of the area restaurants and wineries have won national awards.

Middelburg is a bit remote, within only one main road leading into the town, but it is known as a resort town. It has numerous saddle clubs, historic homes, and spas. If this sounds like your type of lifestyle, this town should be on your list to visit or to make your home.

Land for sale in Middleburg sold for an average of $51,426 per acre during the past year, or an absolute sale price of $517,000. Ten land sales closed during that time.

Paeonian Springs

Paeonian Springs is a town filled with elegant Victorian homes, small country cottages, gravel roads, and lots of open land. It is a relaxing little hamlet in the middle of Virginia’s hunt and fox country. It is also close to several resort towns. If you’re a golfer, you’ll enjoy the nearby Raspberry Falls Golf & Hunt Club.

You can enjoy the scenic countryside, or drive into Leesburg, which is only a few miles down the road. Paeonian Springs is an excellent location for those who want to be away from the city, but still close enough for those times when you want to drive into town. The town is small, but it still has a wine market, stable, and wine barn.

Due to its small size, the land market in Paeonian Springs is small. Only one land listing sold during the past 365 days – a 7.5 acre parcel on Clarkes Gap Road. It sold for $315,000, or $41,888 per acre.

Purcellville

Purcellville is a major population center in the western part of Loudoun County. It is home to Patrick Henry College. Its streets are lined with grand Victorian homes, stone cottages, and newer homes. It is in the middle of wine country, so you have a wide selection in the local area. The area features gently rolling hills and some excellent scenic drives.

There are plenty of things to do on the weekends in Purcellville. The Blue Ridge Center for Environmental Stewardship, Blooming Hill Lavender Farm, and the Washington & Dominion Trail are all nearby. It is a beautiful town and has easy access to Route 7 and Leesburg.

During the past year, 14 land listings sold in Purcellville for an average of $36,042 per acre, or $445,679 absolute sale price.  

Round Hill

Round Hill is one town to the west of Purcellville along Route 7. It has a friendly small-town feel. It is situated close to the Stoneleigh Golf and Country Club and the Loudoun Golf and Country Club. It is also home to the Round Hill Arts Center.

The countryside surrounding Round Hill features beautiful rolling hills. There are plenty of farm-themed family activities in the area, including the Snickers Gap Christmas Tree Farm, Mystic Mountain Llama Farm, and the Hill High Country Store.

Two land listings sold in Round Hill during the past year for an average of $144,207 per acre, or $521,786 absolute sale price.

Upperville

Last but not least, Upperville is known for its gorgeous, historic country estates and horse farms. The Upperville Historic District has been designated as a historic landmark. It is part of Virginia’s Piedmont horse country and is home to several thoroughbred horse breeding farms.

The Upperville Colt and Horse Show hosts nearly 2,000 horses and riders every year. Of course, like many of western Loudoun County’s small towns, Upperville also has its share of historic taverns, bed and breakfasts, and vineyards. It is an ideal location for a ranch or horse farm.

There were two land sales in Upperville during the past year. They sold for an average of $43,320 per acre, or $405,000 absolute sale price.

If coronavirus has got you rethinking life in the big city, then you should give some thought to land for sale in western Loudoun County VA. It’s close enough to Washington D.C. to make for a manageable commute, yet far enough away to feel totally immersed in the countryside.

Ready to start looking? Call or text 202-750-4050, or drop me a line at kennedy@kennedysellsva.com.