Stafford Estates 

375 Acres

Either as an Investment, Tax Shelter, Subdivision, or Owner will consider selling Finished Lots, including septic fields installed.

4 Values

1)  GOLD MINE - go to icon at top of this page

2)  The Last Great Tax Shelter in America:

A Conservation Easement can generate significant Federal Tax deductions and State of Virginia deductions and tax credits, NOW, and used as an Estate Planning Tool for the Future.

• Federal Tax Deduction  for today;

• Federal Estate Tax Planning tool for future;

• Virginia Income tax credits (can use and/or sell them)

• http://www.dcr.virginia.gov/land_conservation/lpc.shtml

3)  Subdivision with all engineering and approvals

Obtaining subdivision approvals requires a large investment in engineering and time.  Usually, several years are required to obtain approvals. The regulatory climate is becoming even more inhospitable towards development.  When the current supply of lots is reduced, there is little in the approvals pipeline to replace it. Once gone, it is gone.

Click HERE for Marketing Ideas and BRAC Info.

4)  Hybrid - combine Three Values to create a Unique Value.

Each conservation organization is unique and following guidance from professionals is necessary.  The Virginia Outdoors Foundation ("VOF") is the gold standard.  VOF generally requires at least 50 acres and might require as much as 100 or more acres be put into conservation easement. The gold mine sites would probably qualify as well as natural areas.  An issue to consider is the positive impact to value of the remaining lands from the easement.  However, terminating development rights might overcome that issue, subject to your appraiser's advice.   Go to the "Home" page of this website and then to the icon "Conservation" for more details. 

Above, entrance to section of Stafford Estates completed, across the road from Subject. 

The Subject tract does not include the developed section of Stafford Estates.

Approximately 375 Acres zoned Agricultural. 

Asking $3,300,000; open to offer; which includes engineering and approvals at hand. Bank might continue financing

Your IDEA or a subdivision with approvals.

Engineering and approvals have been obtained for a 75 lot subdivision.

Above, view of wooded part of Subject

Below, Double Click to view photo

A part of Subject is open fields.

Location

Location is within about 45 miles of the Washington D.C. Beltway; about 8 miles west of Interstate 95.

Stafford Estates is about 2 miles from Route 17, Warrenton Road, a four line divided arterial highway.

double click to enlarge 

From the map, above, there are three developments within 3 miles of Subject, to the north, and 4 developments within 3 miles of Subject to the east.

Below, double click to view, manipulate, save, or print the Context Map

The community of Hartwood features an historic church, modern elementary school, Post Office, and a few country stores.

Hartwood Volunteer Fire Department is 2.5 miles;

University of Mary Washington College of Graduate and Professional Studies is 5.3 miles. University of Mary Washington has enlarged its Graduate and Professional Studies Campus on Route 17, just east of Subject.

A new Super Wal-Mart has recently opened across from the University.

Further east is a large operations center for GEICO, significant large box and other retail, and employment centers.  Several large hotels have recently opened in the Route 17 / I-95 area.

GEICO operations center is 6.2 miles; shopping center anchored by GIANT Food and LOWES is 6.5 miles.

Quantico, BRAC and other influences can be found impacting the Route 17 corridor as businesses grow to support operations at Quantico, and to the north at Fort Belvoir.

Disclosure:  A rock quarry has been approved and will begin operations in the future, and is just east of Subject.

Below, Subject fronts upon Richards Ferry Road, named after the road leading to a crossing of the Rappahannock River.

The neighborhood is rural, with suburbanization, mixed use development dominated by residential, but with pockets of light industrial and commercial.  

PLEASE NOTE:

Information is provided as a convenience and is for purposes of illustration.  The information and/or engineering are not guaranteed in terms of accuracy and/or scope.

Below,

Double Click to Enlarge, View, Save, or Print

Information provided is not guaranteed in terms of accuracy and/or scope.

Above, Topography

Below, Satellite Image, annotated

Below, Stafford County Tax Map, macro - relationship of Subject to University, GEICO, etc.

Below, detail of Subject, Stafford County Tax Maps

Double click to view.

Above, monument to Mr. Monroe, born 1855; the cemetery has been recorded and set aside.

Below, remains of an ancient stone chimney stack, collapsed into cellar.

Below, old barn from the farmstead

Below, the Cover and Subdivision Plat were digitized. 

It is possible to zoom in and out, pan, and/or save and print on a large printer or take to a printer.

Documents from Stafford County File, Office of Planning and Community Development

Click HERE for Plat of Subdivision - Cover

Click HERE for Plat of Subdivision - Plat

Information provided is not guaranteed in terms of accuracy and/or scope.

Above, house in completed section of Stafford Estates, across the road from Subject.

Above, Concept Plan for Subject

Information provided is not guaranteed in terms of accuracy and/or scope.

Above, not a thumbnail

Above, interior road on Subject.

Engineering

       Subdivision Plat (A) -  Double Click picture at right       

        Subdivision Plat (B) -  Double Click picture at right       

          Subdivision Plat (C) -  Double Click picture at right     

Below, Double Click the small map for Construction Plans (topography, Chesapeake Bay Act, wetlands, road plans, etc.)

NOTE:  this is a large (77 MB) file

You can download this file to a thumb-drive and take it to a drafting company to print out at full scale.

Information provided is not guaranteed in terms of accuracy and/or scope.

__________________________________

Double Click HERE for Price (bid) to put in roads

Web site for Rappahannock Construction, Inc.

www.rcci.com,

Above, house in completed section, across the road from Subject.

Below, Plats making up the survey boundary of Subject

Source: Stafford County Circuit Court Records

Click HERE for Plat of Survey, part A

Click HERE for Plat of Survey, part B

Click HERE for Plat of Survey, part C

Click HERE for Plat of Survey, part D

Soils - Septic Fields

Click HERE for septic field inventory: conventional/engineered list

Soils:  M&M Soils:  540.373.3414

Stafford Health Department:  540.288.9018  x 103

 Subdivision Plat - Vesting

Click HERE for letter from Stafford County confirming Vesting of Plat

Stafford County Department of Planning and Zoning:

540.658.6886

Below, from the Code of Virginia (please consult your attorney for advice)

Information provided is not guaranteed in terms of accuracy and/or scope.

 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.