23 Acres of Rotational Grazing Pasture in Meadowview
$489,900
In Meadowview, in Washington County — 23 acres of Virginia pasture and woods, with a brook tracing through it.
This 1944 bungalow comes with fencing already set up for rotational grazing, three livestock waterers, and a mix of open pasture and wooded acreage where sheep currently graze. 4 bd / 1 ba, 1,440 sq ft, built 1944, on 23 acres.
Listed at $489,900. Listing courtesy of Cynthia Routon, Holston Realty, Inc.
Original hardwood floors, a stone fireplace, and butcher-block kitchen counters keep the home's 1944 character intact, and at less than 20 minutes from historic Abingdon and just a few miles from Emory & Henry College, the setting is genuinely rural without being remote.
Homestead Potential
Water & Infrastructure
Public water and a septic system already serve the home, while three dedicated livestock waterers mean the pasture itself is already equipped for grazing animals without a buyer needing to install that infrastructure. The babbling brook tracing through the property adds a genuine natural water feature, though its flow should be confirmed across dry summer months before counting on it for livestock use beyond casual access. Washington County sits in Virginia's Blue Ridge foothills, generally well-watered terrain, which tracks with this property's existing brook and grazing setup. Since the property already supports active sheep grazing per the listing, the water infrastructure here has effectively been proven out in practice, not just installed and left untested.
Crop & Income Potential
Fencing already configured for rotational grazing is real, specific infrastructure — not every rural property comes with cross-fencing designed for the practice — and a standing barn and shed mean shelter and storage are already in place too, not something a buyer has to build first. The property's mix of open pasture and wooded acreage supports the sheep grazing already happening here, and Washington County's rolling terrain and grass-friendly soils are well suited to continuing that use at a similar scale. This isn't large enough for row-crop farming, but for rotational grazing with sheep, goats, or a small cattle herd, the infrastructure is already proven rather than theoretical. A buyer interested in intentional grazing management is inheriting a real head start most properties this size don't offer.
Sustainability
Rotational grazing fencing and three livestock waterers are genuine, already-functioning self-sufficiency systems for anyone keeping animals, not aspirational additions. The stone fireplace and hearth add a real secondary heat source alongside the home's baseboard and heat pump systems. There's no mention of a well, solar, or food garden specifically, so water for the house depends on the public system rather than an independent source, and any growing operation beyond the existing pasture would be a new owner's addition. For a buyer specifically interested in rotational grazing as a self-sufficiency or small-income practice, this property's existing infrastructure is a genuine, rare head start.
The Boundaries
At 23 acres with fencing already configured for rotational grazing, the property's cross-fencing is a real asset, but a buyer should confirm its current condition and whether it needs updating for their specific animals before assuming it's fully ready to go. The brook tracing through the property means confirming exactly where the water boundary sits, since Virginia's riparian rules can affect what's permitted near a stream. Washington County's zoning, listed as A2 agricultural, generally supports the grazing use already established here, but confirming setback rules for any new structures is worth a call to the county. A current survey is a reasonable expense given how the pasture, woods, and brook together define much of what makes this property valuable.
Beyond the Property Line
Local Flavor & Small-Town Character
Meadowview sits just a few miles from Emory & Henry College, a small liberal arts college that adds a real, if modest, cultural and economic presence to this otherwise rural corner of Washington County. Abingdon, less than 20 minutes away, is one of southwest Virginia's most historic small towns, home to the renowned Barter Theatre and a well-preserved 18th- and 19th-century downtown. The Virginia Creeper Trail, a converted rail-trail popular for biking and walking, runs through the Abingdon area and draws visitors from well beyond the region. For a property this rural, having both a college town and a genuinely notable historic destination this close is an unusual advantage.
Agricultural Resources & Neighbor Networks
Virginia Cooperative Extension's Washington County office supports the area's grazing and small-livestock operations with pasture management guidance directly relevant to this property's existing rotational grazing setup. Southwest Virginia's agricultural economy leans heavily on cattle and sheep grazing, a tradition this property's own current use fits into precisely. Feed and livestock supply is a short drive into Abingdon, which serves a genuinely rural customer base despite its tourism draw. Emory & Henry College's own agricultural and sustainability programs occasionally partner with local landowners, worth investigating for a property this suited to grazing-based land use.
Outdoor Recreation & Natural Surroundings
The Virginia Creeper Trail, one of the best-known rail-trails in the country, offers biking and walking access a short drive away in Abingdon. Mount Rogers National Recreation Area, home to Virginia's highest peak and a large network of hiking trails, sits within a reasonable drive into the surrounding mountains. The Holston River, running through this part of southwest Virginia, adds fishing and paddling opportunities beyond the property's own brook. Between the trail, the mountain recreation area, and the river, this part of Washington County offers outdoor access well beyond what most similarly rural properties can claim.
This one leans farmstead — cross-fencing built specifically for rotational grazing, three livestock waterers, and a barn and shed already in place mean this pasture has been managed with real intention, not just left open. The homestead side scores lower mainly because the water comes from the public system rather than a private well, and there's no mention of a garden or other food-growing setup, so a buyer chasing broader self-sufficiency would be building that piece themselves on land that's clearly already proven for grazing.
— Your Pastures & Porches Team
Listed on Zillow
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