CROSS VIEW MINI-FARMS FOR SALE

Your opportunity to reconnect to the land and enjoy the benefits of a new lifestyle! TRACT ONE 14 ACRES $139,995 TRACT TWO 28 ACRES $199,995 TRACT THREE 14 ACRES $139,995 SEE ATTACHED MAPS FOR FURTHER DEPICTION OF THE TRACTS. WHY CHOOSE TO LIVE IN MONROE COUNTY: Most importantly, Monroe County is a very easy place to assimilate and quickly become a part of the overall community. There may be tens of thousands of properties for sale across the United States, but one would be hard pressed to find a property that comes with the community experience and small-town feeling offered in Monroe County. No stoplights, no fast-food places, no big box stores. Instead, local restaurants, Christmas parades, Farmer Day parades, high school graduations, 4-H groups, a Future Farmers of America group, horse shows, barrel racing, school sports (the James Monroe Lady Mavericks basketball team just won the state championship!). Sooooo. Welcome to Monroe County and the opportunity to locate to an area with scenic mountain views, fertile valleys, and a laid-back rural lifestyle. A border county with Virginia, Monroe County offers abundant recreational opportunities, strong agricultural roots, and a peaceful setting ideal for land ownership and outdoor enjoyment. BENEFITS OF OWNING A MINI FARM IN MONROE COUNTY WEST VIRGINIA Beyond economics, mini farms offer lifestyle benefits. They reconnect people to the land, encourage self-reliance, and preserve open space in areas facing development pressure. In regions like Appalachia, mini farms also help maintain traditional skills and knowledge while adapting them to modern needs. Mini farms are small-acreage operations, typically ten to fifty acres, that make a meaningful contribution to local food systems and rural life. They often focus on diverse production such as vegetables, livestock, and orchards rather than large single crops. With lower costs and flexible, sustainable practices, mini farms are accessible to new farmers and support environmental stewardship. Despite their size, they strengthen local economies, preserve open space, and show that small-scale farming can have a big impact. TRACT ONE 14 ACRES $139,995 TRACT TWO 28 ACRES $199,995 TRACT THREE 14 ACRES $139,995 HIGHLIGHTS *The three parcels for sale are in one of Monroe County's most beautiful areas *Only one mile from Union, the Monroe County Seat. Private but not remote *Multiple homesites to choose from with pretty views of Peters Mountain and across the valley *Located just 5 minutes from Union WV, the Monroe County seat *Monroe County, a Virginia border county, has 13,000 residents, more sheep than people, no traffic lights, no fast-food places, several excellent local diners and restaurants. *Convenient to higher population centers, interstates and jet airports *Each parcel will be conveyed with a new survey and description *1900s two story barn is constructed with circle sawn white oak and red oak on tract one *Modern concrete livestock watering troughs available to tracts one and two *All mineral rights the owner has in title will convey *The three tracts have a total of 7,800+/- (1.48 miles) of professionally installed livestock fencing in place Tract One = 3800+/-, Tract Two = 1800+/-, and Tract Three = 2,220+/- *Patches of emerging forests and pastures intertwine to create an interesting property *A rewarding permaculture lifestyle could be easily developed *Surrounded by large farms and timber tracts in a nice rural neighborhood *Superior access by state maintained paved road and gated private gravel lane *FedEx, UPS and USPS delivery *Excellent cell phone coverage with 5G service *Darkest of skies with little light pollution for star-planet gazing & astrophotography *Elevations run from 1966' to 2138' *Rich and diverse resident wildlife population *Pasture grasses, trees and shrubs, produce tons of life-giving Oxygen and soak up tons of carbon dioxide *Perfect for recreational activities including shooting sports, ATVs, horseback riding, hiking, camping, and nature viewing *Low taxes, low population density, low stress levels, *Exceptional butterfly population *Access to the tracts provided by a well-maintained private lane. This gravel roadway provides convenient and established access to all three parcels. The lane connects directly to US 219 and will be surveyed and made a part of the new deed. INDIVIDUAL PROPERTY HIGHLIGHTS TRACT ONE = FOURTEEN ACRES *Fourteen acres of pasture *Concrete watering trough *Vintage two story barn, *Smaller cut stone cold storage building *Concrete cistern 3,800' feet of livestock fencing are divided as follows: *Along road = 1500 ft *Interior for barn field = 1325 feet perimeter plus 440 feet for barn field dividing fence *Interior perimeter around pond area = 520 feet TRACT TWO = TWENTY-EIGHT ACRES *Twenty-one acres of pasture *Seven acres of wildlife habitat *1,800' of livestock fencing along its eastern and northwestern boundary *Concrete livestock watering trough (shared with the neighbor) *Environmentally rich karst sink whose stream disappears underground. Very cool *Four huge ancient oaks and limestone cliffs make for a unique wildlife habitat. *Long views of mountain ranges and across the valley below. TRACT THREE = FOURTEEN ACRES *Eleven acres of pasture *Three acres of mature woodland *2,200' of livestock fencing along the northern and western boundary *Wildlife viewing stand *Incredible views of distant mountain ranges and valley below LOCATION Google Coordinates: 37.584762(N), -80.550282(W) Address: Seneca Trail South, Union, WV 24983. A 911 address will be assigned by the Monroe County 911 department. Elevation Range: 1966 ft. to 2138 ft. +/- DEED and TAX INFORMATION Deed Information: Monroe County, West Virginia The sale area is a portion of DB 314 Pg. 21 Monroe County (32), West Virginia Union District (07) Tax Map 15 part of Parcel 27; Class 2 2026 Real Estate Taxes: To be determined by the Monroe Tax Assessor. The sale area is a portion of the 57-acre parent tax parcel and that parcel is currently tax at $251.53 for the 2025 tax year. PROTECTIVE COVENANTS The parcels will convey subject to protective covenants. ACCESS/FRONTAGE TRACT 1 has about 3/10 mile of frontage on Seneca Trail South (US 219) and contains a section of existing property road that is joint-use access right-of-way. TRACTS 2 and 3 currently have access by that same existing property road that will be a deeded access right-of-way. The properties gated entrance connects directly to WV state road Senecal Trail South (US 219). The exclusive access to the properties is protected with a security code for the new owners along the private lane. The access will be surveyed and deeded and runs with the land in perpetuity. BOUNDARIES AND SURVEY The tracts for sale will be surveyed prior to closing. The survey will be recorded with the new deed. The original sale area contains about 56 acres and is being divided into the following 3 tracts. The exact acreage will be determined by survey: TRACT ONE = 14 acres +/- TRACT TWO = 28 acres +/- TRACT THREE = 14 acres +/- MINERAL RESOURCES The Marcellus Shale and Utica Shale are understood to underlie the property at a depth of 5000 feet+ and 10,000+ feet, respectively. The east coast Marcellus Shale Region is believed to contain enough natural gas to power the United States for over 100 years. The owner has not leased the oil and gas rights and all mineral rights the seller has in title will be transferred to the purchaser at closing. There are no known coal reserves underlying the property. All prospective purchasers are encouraged to have an attorney do a title search prior to purchasing. UTILITIES Water: Public water may be available along Route 219 Sewer: Public Sewer may be available along Route 219 Electricity: On site Telephone: Available along Route 219 Internet: May be Optimum or Verizon Cable. Starlink Satellite is available in the area Cellphone Coverage: Excellent coverage with 5G ZONING There is currently no county zoning in Monroe County. All prospective purchasers are encouraged to contact the Monroe County Health Department for answers regarding installation of septic systems and water wells. Further information on county zoning may be answered by contacting the Monroe County Commission. PUBLIC SCHOOLS Monroe County School District Public Elementary School: Mountain View Elementary School, Union Public Middle School: Mountain View Middle School, Union Public High School: James Monroe High School Monroe County Vocational Center Monroe County Schools have had a graduation rate of 95% for the past several years indicating a stable educational environment. The school districts revenue/student ratio is higher than the state median, and the spending/student ratio is also higher, suggesting a positive financial investment in education. The student/teacher ratio is higher than the West Virginia state average, which may indicate a focus on providing more resources to students. Overall, Monroe County Schools have a strong commitment to education, with a focus on providing a stable and supportive learning environment. AIRPORT ACCESS and REGIONAL CONNECTIVITY The property is conveniently located within a two-hour drive of multiple regional and commercial airports, providing flexible travel options for landowners, visitors, and investors. This balance of rural seclusion with dependable infrastructure is a key reason the area continues to attract buyers from the Mid-Atlantic and Southeast. Highway & Ground Access Direct access via Interstate 64, Interstate 77, U.S. Route 219, and U.S. Route 19 Well maintained state highways provide reliable year-round access Easy connections to: Charleston, WV Lewisburg & the Greenbrier Valley Virginia and North Carolina markets Greenbrier Valley Airport (LWB) Lewisburg, WV Approx. 1520 minutes Commercial passenger service with direct flights to Charlotte (CLT) and Chicago (ORD)