OFF MARKET

Off Market Jan 2024 for $325K

$312,954

Est. refi paymentEst. refi $2,117/mo

Land

•

2.14

acres (lot)

7095 Howellsville Rd, Boyce, VA 22620

About this home

Private fishing retreat!!! Where 100 feet of the Shenandoah River shoreline could be your very own. Don't miss this opportunity to own this lovely parcel of land with rare river frontage. Rare opportunity for sportsmen and homeowners alike to own and enjoy the only unimproved, buildable, Shenandoah River parcel on the market ! Approved drainfield for a 4 bedroom septic. Enjoy a 2.14 +/- acre Clarke County parcel bordering the Shenandoah River with easy boat launch and fishing from its gently sloping Shenandoah river bank. Approximately 100' x 1000' rectangular parcel. Recent survey in documents section. Come relax and enjoy the views, fish from the shore or launch your boat. Or bring your plans and build your dream home or vacation rental spot. . This is a beautiful, park like setting, open green grass lawns and mature trees with road frontage on hard surface Howellsville Road. Seller has recently completed a drainfield certification for 4 bedroom 600 gallon per day, gravity flow septic. See documents section drainfield certification letter. This septic approval also affords the opportunity to park and connect a recreational vehicle to the septic. Bring your kayaks, canoes, rafts and fishing poles. Recreation or full time living. Easy to reach location between Paris and Winchester with access to US Route 50. This parcel is not a part of Shenandoah Farms Subdivision--no HOA. Electric utility on site. Small address signplate “7095” Howellsville Road on your right just before the curve in the road. State Route 638/Howellsville Road off Route 50 just east of the Shenandoah River bridge.

Vacant landProperty Type

2.14 acresLot Size

$146,240Price/Acres

Listed by Emily Ristau • Thomas and Talbot Estate Properties, Inc.

•540-687-6500 (broker)

•moctrealestate@gmail.com (broker)

Bought with Juanita Tool • Corcoran McEnearney

•703-436-0077 (broker)

•dhowell@mcenearney.com (broker)

Redfin checked: a minute ago

•Source:BRIGHT MLS #VACL2001774

Redfin Estimate

$312,954

$12K since sold in January 2024$16K since August

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 4.5% lower than the average sale price ($328K) of 6 comparable homes.

SOLD JUN 5, 2026
$345,000
A
3 beds3 baths1,160 sq ft
6856 Howellsville Rd, Boyce, VA 22620
SOLD JUN 18, 2026
$38,000
B
Land— sq ft
Old Oak Ln, Front Royal, VA 22630
SOLD AUG 24, 2026
$330,000
C
2 beds2 baths1,362 sq ft
830 Western Ln, Front Royal, VA 22630
SOLD AUG 4, 2026
$445,000
D
3 beds2 baths1,500 sq ft
1266 Old Oak Ln, Front Royal, VA 22630
SOLD JUN 9, 2026
$404,900
E
3 beds2 baths1,360 sq ft
330 Heavens Tree Trl, Front Royal, VA 22630
SOLD AUG 21, 2026
$402,500
F
3 beds2 baths3,000 sq ft
1674 Western Ln, Front Royal, VA 22630

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Earn from this home

Sell

$45,906

Est. take-home

List your home with Redfin and save $3,130

Market trends in 22620, VA

Last updated August 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-List Price

98.3%

0.5% MoM

Median sale price

$575K

$2K MoM

Avg. days on market

52d

14 days MoM

Recently sold homes

2 MoM

New listings for sale

COMING SOON
$269,900
3 beds1 bath1,264 sq ft
1833 Millwood Rd, Boyce, VA 22620
(540) 955-4600
$499,900
3 beds2.5 baths2,039 sq ft
10006 Lord Fairfax Hwy, Boyce, VA 22620
(540) 662-3484
See all

Provided by Redfin

Sale history for 7095 Howellsville Rd

Tax history for 7095 Howellsville Rd

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Public record
Zoning

Beds

—

Baths

—

Stories

—

Lot width

—

Lot depth

—

Lot size

2.14 Acres

Year renovated

—

Sq. Ft.

—

Year built

—

Style

Single Family Residential

County

Clarke County

APN

37A2- 3- - 1

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Sep 8, 2026.

FOC

Forestal-Open Space-Conservation District

This district includes portions of the County that are located east of the Shenandoah River and that consist primarily of various open lands such as forests, mountains, farms, lakes and floodplains. The district is intended for forestal, agricultural, and low activity recreational and service uses that will facilitate the conservation and preservation of forestal, agricultural, open space and mountain lands; the protection of forestal and agricultural uses; the protection of water and clean air sheds; the conservation of water and other natural and ecological resources; the reduction of soil erosion and flood and fire hazards; and the enhancement of the aesthetic value of the district as a whole.

Permitted uses

Include but are not limited to:

Agriculture
Livestock production
Winery & vineyard
Housing-Group
Housing-Single unit
Housing-Mobile home park

Property details

Exterior

Property Information
Federal Flood Zone
Horse: No
Ownership Interest: Fee Simple

Building Information
Construction Not Completed

Lot Information
Lot Features: Cleared, Road Frontage
Lot Size Dimensions: 100 x 1000
Lot Dimensions Source: Estimated
Navigable Water
Has Water View
Water Frontage In Feet: 100
Tidal Water: No

Land Information
Current Use: Recreation
Possible Use: Residential

Farm Information
Farm Land Preservation: No

Financial

Tax Information
Agricultural Tax Due: No
County Tax: $548.40
Tax Assessed Value: $91,400
Tax Year: 2023
Tax Annual Amount: $548.40

Assessments Information
Year Assessed: 2023

Lease Information
Lease Considered: No
Lease In Effect: No

Utilities

Utilities Information
Sewer Septic: No Sewer System
Above Ground
Municipal Trash: No

Location

School Information
High School: CLARKE COUNTY
School District Name: CLARKE COUNTY PUBLIC SCHOOLS
High School Source: 3rd Party
School District Source: 3rd Party

Location Information
Outside City Limits
Directions: From Route 50 turn on Howellsville Road, to property on the right just before guard rail.
Location Type: River
Road Responsibility: City/County
Road Frontage Length: 100
Road Surface Type: Black Top

Waterfrontage Information
Water Access Features: Fishing Allowed, Canoe/Kayak, Private Access
Water Access
On Waterfront
Water Oriented
Water Body Type: River
Water Body Name: Shenandoah River

Public facts

Beds: —
Baths: —
Sq. Ft.: —
Stories: —
Lot Size: 2.14 acres
Style: Single Family Residential
Year Built: —
Year Renovated: —
County: Clarke County
APN: 37A2- 3- - 1

Home facts updated by county records on Sep 8, 2026

Around this home

Schools

Boyce Elementary School

Public K-5 • Assigned • 5.5mi

6/10

Johnson-Williams Middle School

Public 6-8 • Assigned • 9.5mi

5/10

Clarke County High School

Public 9-12 • Assigned • 10.0mi

8/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

10/10 Flood Factor

Estimated 80%+ chance of a flood reaching the building in the next 30 years

3/10 Fire Factor

0.15% chance of being in a wildfire in next 30 years

6/10 Heat Factor

7 days above 98° expected this year, 17 days in 30 years

2/10 Wind Factor

2% chance of strong winds in next 30 years

2/10 Air Factor

0 unhealthy days expected this year, 1 days in 30 years

Provided by First Street

Historical weather

Boyce, VA • 22620

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 9 hours in June and 3.8 hours in December, placing it below the U.S. average for solar exposure.

9 hrs

3.8 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$298,000 – $360,000

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Nearby similar homes

$40,000

Land— sq ft

Kits Ct, Front Royal, VA 22630

(540) 636-7700

$199,000

Land— sq ft

Lot 4A1 Larkin Ridge Rd, Front Royal, VA 22630

(703) 679-1700

NEW CONSTRUCTION

$359,950

2 beds2 baths— sq ft

135 Yarnell Ct, Front Royal, VA 22630

(703) 450-0345

NEW CONSTRUCTION

$489,900

3 beds2 baths1,380 sq ft

Susan's - Lot 24a, Front Royal, VA 22630

(540) 465-3771

$1,950,000

2 beds1 bath1,750 sq ft

3637 Millwood Rd, Boyce, VA 22620

(540) 687-6321

$75,000

Land— sq ft

60 Old Oregon Rd, Front Royal, VA 22630

(703) 582-1321

New listings for sale in 22620

COMING SOON

$269,900

3 beds1 bath1,264 sq ft

1833 Millwood Rd, Boyce, VA 22620

(540) 955-4600

$499,900

3 beds2.5 baths2,039 sq ft

10006 Lord Fairfax Hwy, Boyce, VA 22620

(540) 662-3484

Home values near 7095 Howellsville Rd

Data from public records.

Address	Redfin Estimate
7010 Howellsville Rd, Boyce, VA 4 Beds \| 3.5 Baths \| 3700 Sq. Ft.	$851,986
7171 Howellsville Rd, Boyce, VA 4 Beds \| 2 Baths \| - Sq. Ft.	$521,877

Address	Redfin Estimate
6621 Howellsville Rd, Boyce, VA - Beds \| - Baths \| - Sq. Ft.	$415,438
7135 Howellsville Rd, Boyce, VA 3 Beds \| 3 Baths \| 2751 Sq. Ft.	$809,022

Address	Redfin Estimate
7178 Howellsville Rd, Boyce, VA 4 Beds \| 2.5 Baths \| 2908 Sq. Ft.	$660,838
7237 Howellsville Rd, Boyce, VA 3 Beds \| 2 Baths \| 2212 Sq. Ft.	$480,567

Property information provided by BRIGHT MLS when last listed in 2023. This data may not match . Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Earn from this home

Market trends in 22620, VA

Sale history for 7095 Howellsville Rd

Tax history for 7095 Howellsville Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 22620

Home values near 7095 Howellsville Rd

More real estate resources