Nearly 15 Acres With A Creek And An Old Country Store For $209,900 In The Virginia Blue Ridge

In Franklin County, Virginia, along the historic Crooked Road music trail and just minutes from the Blue Ridge Parkway, a 1910 farmhouse with an unusual bonus structure has been sitting on the market while its price steadily comes down. The property at 8214 Charity Hwy in Ferrum is currently listed at $209,900, down from an original $229,900 asking price, after 130 days on the market. That works out to about $117 per square foot for the home itself, though the real draw here is what surrounds it.

A Century Old Farmhouse Plus A Country Store

The home offers 1,800 square feet across two levels, with three bedrooms and one full bathroom. Wood flooring runs throughout, and the exterior combines aluminum and vinyl siding. A covered front porch faces the road, giving the house the classic look of an early 1900s rural Virginia farmhouse. Heat comes from a baseboard gas system, cooling is handled with window AC units, water is supplied by a private spring, and internet access is available via DSL.

What sets this listing apart is a separate structure on the property described as a charming country store, suitable for commercial or creative use. For a buyer with an entrepreneurial streak, that building opens the door to a small retail shop, an antique store, a studio, or simply extra storage and workshop space, in addition to whatever various outbuildings already sit on the land.

Nearly 15 Acres With Creek Frontage

The lot spans 14.86 acres, a substantial amount of land for the price, and includes frontage on Poplar Creek along with wooded terrain and trails running through the property. That combination of water frontage, trails, and acreage is a significant part of the appeal for buyers looking for privacy, recreation, or small scale homesteading in the Blue Ridge foothills.

The property’s location adds to its appeal. It sits close to the Crooked Road, Virginia’s official Heritage Music Trail celebrating the region’s bluegrass and old time music tradition, and within easy reach of the Blue Ridge Parkway, one of the most scenic drives in the eastern United States. As expected for a rural property like this, the Walk Score sits at 0 out of 100, meaning daily errands require a car.

Price History

The listing has moved through several price adjustments since it first appeared. It was initially listed on May 18, 2026 at $229,900, briefly went pending on April 15, 2026 at that same price before returning to market, dropped to $219,900 on May 22, 2026, and now sits at $209,900 as of June 11, 2026. The property has attracted meaningful interest along the way, with nearly 2,900 views and 244 saves recorded on the listing.

Financing Realities For A Property Like This

A 1910 home with a single bathroom, baseboard heat, and no central air conditioning will require a careful look from most conventional lenders, though the home’s habitable condition and existing systems put it in a more financeable category than a full gut renovation project. Conventional financing is realistic here if the home passes a standard appraisal and inspection. Because this property sits in a rural part of Franklin County, USDA financing is worth strong consideration, as it offers zero down payment options for eligible buyers purchasing in USDA designated rural areas, which this location is likely to qualify for. FHA financing remains an option as well, though an FHA appraiser will look closely at the single bathroom, the heating system, and the overall condition of the outbuildings, including the country store structure, before approving the loan. Buyers planning to renovate or convert the store building for commercial or creative use should note that residential mortgage programs typically finance the home itself, meaning renovations to a secondary commercial structure may need to be funded separately through cash, a personal loan, or a small business loan depending on the intended use.

Insurance Considerations

Because the property includes creek frontage, buyers should check the parcel’s FEMA flood zone designation early, since streamside land in mountainous terrain can carry flood insurance requirements even when the home itself sits at a safe elevation. The separate country store structure will likely need to be scheduled on the homeowners policy as an additional structure, and if a buyer intends to use it commercially, a general business or commercial liability policy may be required as well. Spring water systems and baseboard gas heating are also common points insurers ask about, so having documentation on the age and maintenance of both will help streamline underwriting.

Due Diligence Checklist For Interested Buyers

Buyers should have the spring water system tested for both flow rate and water quality, since private spring water sources vary widely in reliability compared to a drilled well. A full inspection of the country store structure is important to determine its actual condition and what would be required to bring it up to code for the buyer’s intended use, whether that is commercial, creative, or simple storage. Confirm the property’s flood zone status given the Poplar Creek frontage, and walk the full 14.86 acres to understand the boundary lines, trail conditions, and any easements. Have a licensed contractor assess the baseboard heating system and evaluate the cost of adding central air if desired. Finally, review the septic or waste system in detail, since it was not clearly specified in the listing and is an essential item to confirm before closing.

From the Zillow listing:

Franklin County and the broader Blue Ridge region of Virginia continue to attract buyers seeking large rural lots, water frontage, and proximity to the area’s music heritage and outdoor recreation along the Blue Ridge Parkway. Properties with this much acreage, a private water source, and a bonus structure like a country store rarely come to market at this price point, which likely explains the strong view and save counts despite the home’s dated systems. For a buyer who values land and character over turnkey finishes, this property offers a rare combination of privacy, water frontage, and a genuinely unique outbuilding just steps from the front porch.

From the Zillow listing: