NEW 28 HRS AGO

For sale

$299,000

Est. $1,786/mo —

Land

•

2.14

acres (lot)

7095 Howellsville Rd, Boyce, VA 22620

About this home

100 FEET OF PRISTINE SHENANDOAH RIVER FRONTAGE. Own a rare piece of the waterfront on the Shenandoah River! This 2.14 +/- acre Clarke County parcel offers the ultimate recreational playground with a residential home site. Whether you are looking to build your full-time dream home, a vacation rental, or a weekend river retreat, this property delivers. Property Highlights: PRIME RIVERFRONT ACCESS: Enjoy 100 feet of gently sloping Shenandoah River shoreline with an easy launch point for your kayaks, canoes, rafts, and fishing boats. Cast a line right from your own bank! DRAINFIELD PLAT AND CERTIFICATION: Previously approved drainfield certification for a 4-bedroom, 600-gallon-per-day gravity flow septic system. This approval also provides the unique opportunity to park and connect a recreational vehicle. Certification needs to be reapproved. NO HOA: More freedom for you! GORGEOUS PARK-LIKE SETTING: featuring open green lawns, mature trees, and easy access with electric utility already on site. PRIME LOCATION: Situated on hard-surface Howellsville Road (State Route 638) just minutes off Route 50 Bring your building plans, your camping gear, and your fishing polesyour ultimate riverfront escape awaits!

Vacant landProperty Type

2.14 acresLot Size

$139,720Price/Acres

Listed by Juanita Tool • Corcoran McEnearney

•703-436-0077 (broker)

•dhowell@mcenearney.com (broker)

Listing updated: Sep 23, 2026 at 11:16am

Redfin checked: a minute ago

•Source:BRIGHT MLS #VACL2007250

Payment calculator

$1,786 per month

Principal and interest$1,652

Property taxes

$74

HOA dues

Home insurance

$60

Utilities

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Open houses

No upcoming open houses.

Nearby open houses (10)

OPEN SAT, 12PM TO 2PM3D WALKTHROUGH
$410,000
4 beds3 baths2,206 sq ft
104 Keswick Ct, Winchester, VA 22602
(703) 726-3909
OPEN SAT, 12PM TO 4PM
$1,550,000
3 beds2 baths3,801 sq ft
9016 John S Mosby Hwy, Upperville, VA 20184
(703) 378-8810
OPEN SAT, 1PM TO 3PM3D WALKTHROUGH
$730,000
6 beds3.5 baths3,806 sq ft
317 Henderson Ct, Berryville, VA 22611
(304) 885-7645
OPEN SAT, 1PM TO 3PM
$599,999
3 beds2 baths1,566 sq ft
151 Valley Rd, Front Royal, VA 22630
(703) 330-2222
OPEN SAT, 1PM TO 3PM
$1,995,000
5 beds4.5 baths5,901 sq ft
11470 Apple Manor Rd, Markham, VA 22643
(540) 687-6500
OPEN SAT, 1PM TO 4PM
$519,990
4 beds3.5 baths2,751 sq ft
131 Stearns Dr, Stephens City, VA 22655
(804) 510-9139
OPEN SAT, 1PM TO 4PM
$449,990
4 beds2 baths1,698 sq ft
132 Bookers Crest Dr, Stephens City, VA 22655
(804) 510-9139
OPEN SAT, 1PM TO 4PM3D WALKTHROUGH
$354,990
4 beds3.5 baths1,889 sq ft
104 Bowers St, Stephens City, VA 22655
(804) 510-9139
OPEN SUN, 1PM TO 3PM
$599,999
4 beds3.5 baths3,232 sq ft
130 Emperor Dr, Lake Frederick, VA 22630
(571) 386-1075
OPEN SUN, 2PM TO 4PM
$448,000
3 beds2 baths1,728 sq ft
168 Chestnut Trail Rd, Front Royal, VA 22630
(540) 348-4911

Around this home

Schools

K - 12
Preschool & daycare

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

Market insights

7095 Howellsville Rd · $299,000

DAYS ON MARKET

The average home goes pending in 64 days.

SALE-TO-LIST

Most homes are selling 1% below list price.

LIST PRICE

Median sale price in this area is $672,793. (125% higher than this home)

PRICE DROP

19% of homes in this area have had a price drop in the past month.

Property details

Interior
Exterior

Interior features
Flat, cleared parcel (land only) suitable for residential or recreational use
Beautiful, gently sloping topography down to a natural boat launch
Water view of the Shenandoah River

Sale and tax history for 7095 Howellsville Rd

Sale History
Tax History

Date

Event

Price

BRIGHT MLS #VACL2007250

Sep 23, 2026

Listed

$299,000

Public Records

Jan 9, 2024

Sold

$325,000

BRIGHT MLS #VACL2001774

Jan 9, 2024

Listing Removed

—

Jan 8, 2024

Sold

$325,000

Dec 23, 2023

Contingent

—

Nov 22, 2023

Relisted

—

Oct 24, 2023

Contingent

—

Oct 16, 2023

Relisted

—

Jul 21, 2023

Listing Removed

—

Mar 20, 2023

Listed

$335,000

+17

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.

BRIGHT MLS #VACL2001190

Jan 6, 2023

Listing Removed

—

Sep 15, 2022

Price Changed

$335,000

Aug 3, 2022

Listed

$399,000

Public record

Public record
Zoning

Beds

—

Baths

—

Stories

—

Lot width

—

Lot depth

—

Lot size

2.14 Acres

Year renovated

—

Finished Sq. Ft.

—

Unfinished Sq. Ft.

—

Total 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

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

Redfin Estimate for 7095 Howellsville Rd

$298,851

$149 under list price of $299K

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $280K to $445K.

SOLD SEP 10, 2026
$430,000 Last sold price
3 beds1.5 baths1,718 sq ft
369 Mountain Lake Dr, Front Royal, VA 22630
smaller lot
SOLD AUG 4, 2026
$445,000 Last sold price
3 beds2 baths1,500 sq ft
1266 Old Oak Ln, Front Royal, VA 22630
smaller lot
basement
SOLD APR 30, 2026
$370,000 Last sold price
3 beds2 baths1,200 sq ft
1158 Drummer Hill Rd, Front Royal, VA 22630
smaller lot
basement
SOLD MAR 31, 2026
$280,000 Last sold price
2 beds1 bath1,008 sq ft
207 Gary Ln, Front Royal, VA 22630
smaller lot
finished basement
SOLD JUN 2, 2026
$310,000 Last sold price
3 beds1 bath864 sq ft
Riley - Lot 51a Ct, Front Royal, VA 22630
smaller lot
basement
SOLD JUN 9, 2026
$404,900 Last sold price
3 beds2 baths1,360 sq ft
330 Heavens Tree Trl, Front Royal, VA 22630
smaller lot

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Details provided by BRIGHT MLS and may not match the public record. Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Payment calculator

See this home in person

Nearby open houses (10)

Around this home

Schools

Lifestyle

Market insights

Property details

Sale and tax history for 7095 Howellsville Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 7095 Howellsville Rd

Early Access listings

Nearby similar homes

New listings for sale in 22620

More real estate resources