436 HINSONS FORD RD Amissville, VA 20106

Nearly 15 acres of scenic, agricultural-zoned land in Rappahannock County offering panoramic mountain views and access to the Rappahannock River. This exceptional property combines rolling open pasture, mature wooded acreage, and remarkable privacy—ideal for farming, homesteading, recreation, or establishing a private estate. With no HOA and favorable agricultural zoning, the land offers significant flexibility for a wide range of permitted uses. The residence is thoughtfully designed with multiple independent living areas, making it well-suited for multigenerational living, extended family arrangements, or potential income production. The home has been well maintained and features hickory wood flooring and cabinetry, gas stoves, stainless steel appliances, wide hallways, vaulted ceilings in the main living space, a small atrium, and expansive mountain views. The primary suite includes a jetted soaking tub and separate shower. Only minor cosmetic updates are needed, and the seller is offering a $10,000 credit toward repairs or improvements. Recent capital improvements provide peace of mind, including PVC plumbing (2017), a newer HVAC system (approximately 3 years old with documented annual servicing), new well pump and pressure tank (2025), septic service completed in 2025, and a freshly painted rear deck (2021). Additional value-add features include an owned propane tank and underground electric service. Outdoor amenities further elevate the property's appeal: direct river access, a fish-stocked pond, established garden area, storage shed, and a wired, insulated outbuilding suitable for workshop space, equipment storage, or agricultural use. The acreage provides ample room for livestock, crops, trails, or future structures. The property currently generates approximately $3,400 per month ($40,800 annually) from three separate households. There are no written leases in place, as occupants are family members. Buyer to independently verify income and determine future tenancy. The property may be conveyed vacant or with occupants, subject to contract terms.
Shown by appointment only with 24–48 hours' notice. Seller has elected not to provide interior photos due to multiple residents. Priced below appraised value, this is a rare opportunity to secure substantial acreage with water access, income potential, and long-term flexibility in one of Virginia's most desirable rural counties.