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Land, Farms & Acreage
Pasture, woods and farmhouses in Campbell, Bedford, Amherst and Appomattox counties. Each county has its own land rules, and they decide what a parcel is worth to you.
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The market, briefly
What this costs in the Lynchburg area
Land is priced by the acre, the road frontage, the soil, and whether it will perc. Two parcels side by side can be worth very different money.
Figures reflect publicly reported Lynchburg-area activity and are for general orientation only — they are not an appraisal. Ask us for current numbers on your specific situation.
Lot-size rules decide what you can build
In Campbell County, A-1 Agricultural land can be divided to 1.5 acres, with exceptions for immediate family, and more is needed where a well or septic system goes in. Bedford County has a simpler review for lots of 20 acres or more on a public road with no new street. Every county is different, so check before you count lots.
Perc first, then fall in love
Without public sewer, the house needs a septic system, and the soil has to pass. Make your offer contingent on a perc test or an approved septic design for the house you actually plan to build.
Land use taxation defers the tax; it doesn't forgive it
Qualifying farm, forest and open-space land can be taxed at use value, which defers part of the bill. Change the use, and a rollback of the deferred taxes comes due. Know whether the parcel is enrolled and what your plans would trigger.
Roads, rights-of-way, and the internet
A rural parcel can sit on a shared private road, or have an easement across it. Get a survey, read the deed, and confirm internet service at the exact address, because coverage in the countryside changes from road to road.
Use this
Questions to ask any agent about this
Ask these of any agent — one we introduce or one you found yourself. A specialist answers easily. Everyone else gets vague.
- Has the land perc'd, and is there a current approved septic design?
- How is it zoned, and how many lots could it legally become?
- Is it enrolled in land use taxation, and what would trigger a rollback?
- Is the road public, and if not, is there a maintenance agreement?
- Where is the well, how deep is it, and what did the last water test show?
Neighborhoods that fit
A starting point. Details change — always verify current rules with the HOA and the locality.
| Neighborhood | Where | What it is |
|---|---|---|
| AmherstTown | Amherst · Amherst Co. | An incorporated town and the county seat, about 15 miles north on US 29, with a town tax on top of the county's. Sweet Briar College is just south. |
| ElonRural | Madison Heights · Amherst Co. | A rural Amherst County village northwest of Madison Heights, with bigger lots, well and septic, and farmland. |
| RustburgCounty Seat · Rural | Rustburg · Campbell Co. | Campbell County's seat, about 12 miles south of downtown on Route 24, with land and new subdivisions around it. |
| ConcordRural | Concord · Campbell Co. | A Campbell County community on US 460 east of the city, toward Appomattox, with farmland and larger lots. |
| AppomattoxTown | Appomattox · Appomattox Co. | An incorporated town and county seat about 20 miles east on US 460, next to Appomattox Court House National Historical Park. |
| Spout SpringRural | Appomattox · Appomattox Co. | A rural Appomattox County crossroads between Concord and the town of Appomattox. Farmland, woods and acreage. |
Where to look for this
Rustburg, Concord & Appomattox
Land and farms. Rural Campbell County around Rustburg and Concord, and Appomattox County out US 460, with acreage, outbuildings, and well and septic.
Explore this areaForest & the Bedford County Side
The west-side suburbs past the city line: subdivisions off Forest Road, the Ivy Hill golf community, Jefferson's Poplar Forest, and Bedford County's lower tax rate.
Explore this areaMadison Heights & Amherst County
Across the James from downtown. Close-in Madison Heights, the town of Amherst up US 29, and rural land toward the Blue Ridge.
Explore this areaOr maybe you're really after…
Historic Homes
Lynchburg has a string of local historic districts and a long National Register list. Buying here means knowing which kind of district you're in, and what that changes.
What to knowNew Construction
Most new houses around Lynchburg go up in the county ring (Forest, Timberlake, Rustburg), plus a few planned neighborhoods inside the city.
What to knowCondos & Lofts
Lock the door and go: converted warehouse lofts downtown, townhomes in planned neighborhoods, and golf-course homes out in Forest.
What to knowLooking for land & farms?
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