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Rock Stop Farm 

Rappahannock Academy, Virginia

An Idyllic Country Property and

Private Gateway to the Rappahannock River

Your Choice

112.6 Acres :  house, and spectacular house site; with about 170 feet on River allowing for direct river access.  ($945,000)

 OR

145.2 Acres :  house, and about 1,300 feet on the River featuring both low and high bank river frontage, and a uniquely spectacular house site with panoramic views overlooking the river and river valley (tree canopy needs trimming); ($1,645,000). Details at the icon "River Bluff", above. 

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A vineyard?  Above, the cover a book edited by Tony Wolf, the foremost authority on viticulture in Virginia states:  "Elevation has a profound influence on the minimum and maximum temperature in a vineyard, particularly in hilly, mountainous terrain.  Because frosts and freezing temperatures can so dramatically reduce vineyard profitability, elevation is one of the most - perhaps the most - important features of vineyard suitability."

Rock Stop is picturesque and off  the historic Tidewater Trail (Rt. 17), linking the City of Fredericksburg to the Middle Peninsula and Northern Neck of Virginia and the I-95 corridor to Route 301 corridor.

Why Rock Stop Farm

An Idyllic Country Property and Private Gateway to the Rappahannock River:

An idyllic 18th century farm:  Fields, Wonderful Hardwood Forest, Stream Valley, House circa 1791, and River Frontage.

Private Gateway to the Rappahannock River Valley: the river frontage is low-bank, which means it is possible to construct a boat landing to launch your boat and a private dock.   The Rappahannock River is unique to the East Coast for its pristine appearance and scenic beauty yet near major population centers. 

 Enjoy; Invest; Create A Legacy

Boat, Hunt; Fish, Nature Walks, Cruise the River:  Create Memories

Frontage on the Rappahannock River   

Cruise the Rappahannock River, a magical river valley of history and beauty; on the river pass picturesque farms, soaring bluffs, stately historic homes, and marshes with waterfowl and majestic eagles.

At 141 acres, you can have both high and low bank river frontage.  Low bank allows for easy access to the river whether putting a boat in or building a boat dock.  High bank river frontage afford breathtaking views of the river and valley. 

Above, the "Big Picture"

Rock Stop is at an elevated plateau, dominating a bend in the Rappahannock River.  The plateau is dissected from another plateau across an unnamed creek, which forms a very unique stream valley. Elevation changes are both gentle and abrupt, making the landscape fascinating in terms of aesthetics and the ability to surprise and inspire:  This is a property for the person with an affinity for nature and contemplation and/or just plain hunting and fishing.

Across the river is Cleve Marsh, a huge wetland, which cannot be built upon. Further up river, Senator Mark Warner owns a farm/vineyard.  The Caroline County portion of the valley is designated a "Resource Sensitive Area" and zoned one house per 25 acres (except family subdivisions at two plus acres).

Across the creek, which is on Rock Stop, is the boundary for Haymount, a planned community; but the "Open Space" component is between Rock Stop and "Mount Swamp Creek", and has been formally and legally proffered as open space.  Any questions can be directed to the Caroline County office of Planning and Community Development (804.633.4303). 

112 Acres and house and great house site

Two tax map parcels - thus can have two houses; a number of superior to extraordinary building sites framed by mature hardwoods overlooking a scenic, vibrant topography of elevations changing over 150 feet vertical in a short distance.

•      Character and Personality describe the land.

•       Priced at:  $945,000  

There are a number of fantastic building sites with privacy and great views on the 112 acres. 

The existing house could become a guest house or caretaker house, or ......

Conservation Easements might generate federal tax deductions and state tax credits; Restoration of the house might generate state tax credits if used as a personal residence.

OR, if used for income purposes, money spent on Restoration of the house , possible federal and state tax credits. Please call for a broad view of the issues and contact competent legal or tax advise for details.  Estate planning benefits might be realized as well, subject to legal and tax advise.

112 Acres backs up to Haymont open space of about 600 acres.

The open space component of Haymont is across Mount Swamp Creek, shown in blue on the above map.

These photos are from a little over a year ago.

The shutters have recently been removed.

Above, front and side elevations.

Below, rear elevation and pool.

   At left, and below, the house, May, 2008

Rural - Private - but near the City
Zoning for the Property and the immediate area is Resource Protection ("RP") with a Resource Sensitive Area ("RSA") overlay district. Overall, densities are one house per 25 acres; although a family subdivision allows for less restrictive density.

It should be noted that the proposed neo-traditional town of Haymont is across the creek and has proffered about 800 acres next to Rock Stop as open space.  Thus, with the other lands the backyard or open space is very large.  Also, please go to the icon "Location" for more details about the neighborhood.

Details and any questions may be addressed by Caroline County Department of Planning at:  804.633.4303.  Located at Hicks Landing Road, on Caroline County Tax Map 11, as Parcels 27 and 2-A.
 

1722 - Richard Buckner secured title to 4,500 acres along the Mattaponi-Rappahannock watershed, and after 1727 another 100 acres adjacent to the larger tract.  He was of the second generation of his family to hold land in the vicinity.  Buckner's Neck is still shown on charts of the Rappahannock River just north of Port Royal.  Voters in Caroline County after its formation in 1727 elected Richard Buckner as one of its first two Burgesses at Williamsburg, where he became Clerk of the House of Burgesses in the General Assembly.  In that body Buckner often sided with plain people rather than with the aristocrats, even when he was a member of the powerful Commission on Courts of Justice.  Richard Buckner died in 1733/34, son of John Buckner.  The fine old house known as Rock Stop, presently the home of Mrs. Philip St. George Cocke, Rappahannock Academy, occupies land formally held by the Buckner family, where several unmarked Buckner graves are located nearby. 

SOURCE:   pp 20-21; Fall, Ralph E., 1982. HIDDEN VILLAGE, PORT ROYAL, VIRGINIA 1744-1981, McClure Printing Co., Verona, VA.

To the best of the owner's knowledge there is no evidence of the Buckner graves. Per the article, Buckner owned over 4,500 acres.

Above, yard, May, 2008

Tradition holds that the first unit of Rock Stop was built in 1791 and the physical evidence tends to justify this tradition.  The builder of the original residence at Rock Stop is unknown.  In the earliest Colonial Deed Books (1839) it was the property of Champe Brokenb[brough] Thornton.  Thornton lived in Port Royal and never resided at Rock Stop except during the Civil War when he moved his family to the plantation for safekeeping after the commander of the Yankee gunboat threatened to shell the town.

In 1866 Champe Bronken[brough] Thronton conveyed Rock Stop to his son, Champe Broken[brough] Thornton, Jr.  In time, Thornton, Jr. sold the property to the Motley family, who resided there for many years.  Before World War II the estate passed to Helen Hull Jacobs, the tennis champion, and later officer in charge of the physical education program in the Waves.  Rock Stop is today the home of Mr. and Mrs. John Dennis.

Source:  Author unknown, 1957. Caroline Historical Guide.

 NOTE:  Information is not guaranteed in terms of accuracy and or scope.  Purchaser should investigate any and all facts and or circumstances or conditions of or about the property and or land use, etc.