OVERVIEW

Meadow Mountain is a spectacular 110 acre “old timey-high mountain” West Virginia farm. The unspoiled hardwood forest offers a timberland investment opportunity with a ready-to-harvest timber resource. Situate near the heart of the New River Gorge recreation mecca, the property offers rural estate qualities with the upside potential for future cabin site development.

Meadow Mountain offers rolling hay fields and meadows with ridges and high knobs that tower above the Williamsburg Valley floor with elevations approaching 2700’. Spectacular 30 mile long distant views from the upper reaches are reminiscent of the vistas in West Virginia’s northeastern highest mountains. There is little light pollution and the night sky is filled with millions stars for hours of serenity in your personal mountain retreat.

The well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation. Capital value of the timber is estimated at $42,000.

Not surprisingly,  the forest, shrubs,  hay and pasture grasses are highly productive in producing tons and tons of oxygen while at the same time eliminating huge amounts of Carbon Dioxide; Nature’s way of reducing our Carbon Footprint.

HIGHLIGHTS

• Large 110 acre parcel situate in a most desirable corner of southeastern West Virginia.
• 5 minutes to I-64 and convenience store/fuel.
• Estimated $42,000 in ready-to-harvest Appalachian hardwood timber on just 74 +/- acres.
• 35+/- acres of rich hay land, pastures and meadows.
• 3 nice East facing hollows compliment the 4 flat ridges.
• 6 ephemeral streams create an interesting terrain.
• Excellent wildlife habitat with plenty of cover, water and food sources.
• Land legacy of careful wildlife management coupled with outstanding long-term forest stewardship.
• Nearby is the Greenbrier River, New River, 2000 acre Bluestone Lake – the gateway to water recreation and family fun;
• Perfect for anglers and water recreation enthusiasts.
• Spectacular long range views approaching 30 miles with a 300 degree viewing shed.
• High percentage of commercially – operable ground supporting farming, forestry, recreation.
• Potential for residential/recreational development.
• Elevations range from 2273’ to nearly 2700’
• Year round state maintained hard top access.
• Forest trails for ATVing, horseback riding and hiking.
• Electric and phone available on site.
• Potential conservation value with its close proximity to New River Gorge National River Park lands.
• 20 minutes to Lewisburg and large airport
• Low taxes, low population density.
• Little or no light pollution reveals a canopy of starts overhead.

LOCATION

Meadow Mountain is located in Greenbrier County, WV near Lewisburg and the unincorporated communities of Clintonville/Sam Black Church. This 110 acre agricultural- timberland-recreational opportunity is located in the scenic, mountainous region of southeastern West Virginia. The surrounding Greenbrier County landscape is part of the southeastern Ridge and Valley Region, a scenic tapestry of elongated hardwood Allegheny & Appalachian mountain ranges. Much of Greenbrier County remains undeveloped and is characterized by its scenic farm valleys, small communities and large expanses of hardwood forest.

Meadow Mountain is considered a nice size parcel within this region and, therefore, represents an opportunity to create a classic family ownership legacy for the next tenure, or to carefully craft a rural residential project for future cabin sites. Terrain is typical of the region and considered rolling to mountainous, with upland fields with hardwood flats and ridges separated by narrow hollows that flank the lower lying stream drainage.

Google Coordinates at the property center: 37.9080180N -080.5813342W

ACCESS

Year round access to the property is excellent. The property fronts the hard-top state maintained WV RT 60/7 (Loudermilk Road) for 1600’ along the western portion of the property. School buses regularly run throughout the school year.

Internal access is considered excellent with several trails providing access to nearly all corners for recreational opportunities including nature viewing, hunting, hiking, horseback riding and ATV riding.

AGRICULTURAL RESOURCES

Greenbrier County was a vast and largely unsettled wilderness until the early 1800’s but was quickly settled as the wide valleys offered rich limestone soils, abundant water and valuable hardwood timber.  The east-west buffalo and Indian trail, known as the Great Midland Trail was the I-81 of its day and today passes just 1 mile to the west of Meadow Mountain Farm. Early “mountaineers” settled the area and soon were carving out mountain farms and raising families.

A visit to Meadow Mountain, with its high meadows, is stepping back in time some 120 years. This early farmstead is an excellent example of the how the early settlers lived and is a testament to hard work, perseverance and ingenuity. Manpower and horsepower were the tools of the trade in the 1800’s. The 35 acres +/- acres of fields, is the results of countless hours of backbreaking work. The work is preserved in several stone piles found around the property.

Several tons of hay and corn are harvested each year from the “near perfect” laying fields. These fields are noted for conspicuous lack of field stone, which is highly unusual in this area of WV.  Those areas that are not mown for hay are planted in corn are in permanent pasture and routinely brushhogged. One 5 acre area has been left to grow up into a rabbit warren, to the delight of the beagles who love to give chase.

There is no fencing in place at this time.

FOREST/TIMBER RESOURCES

The distinguishing features of Meadow Mountain’s timber resource include its unusually high hardwood sawtimber and pole stocking with a basal area/ acre of 120. This stocking is well above average for the region. This well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation.

2014 Timber Inventory:

Timber data in this report are based upon a 2014 timber inventory that was conducted for the ownership by an outside consultant. Points were sampled on a grid system using a 10 factor prism resulting in a total sawlog volume property-wide of on 74 acres of 197,247+/- BF Doyle scale with 3000+/- pulpwood tons. Details of the timber inventory report, maps and are available in the Meadow Mountain Timber Report under Maps and Documents section.

Capital Timber Value of the timber and pulpwood is approximately $42,504 as of September 2014.

Species composition:

The forest’s predominately well-drained upland terrain has led to a resource dominated by hardwood species. Overall, the species composition is highly desirable and favors Appalachian hardwood types, consisting primarily of:

43% White Oak/Chestnut Oak
15% Red Oak Group
12% Poplar/Cucumber/Basswood
11% Hickory
8% Sugar Maple/Soft Maple
5% Ash
2% Black Walnut
4% A host of associate species

See report for details.

Stocking, Stem Quality, and Forest Structure:

Forest-wide, most stands are fully stocked, providing the next ownership with a great deal of flexibility in shaping their own silvicultural legacy. Stem quality forest-wide can be considered excellent with the forest containing an abundant current and future veneer source.

Meadow Mountain’s timber component has been well managed over the years and generally consists of two age classes that have been managed under even-aged silvicultural guidelines. The predominant timber stand contains 40-120 year old stems ranging in size of 10”-28” dbh. This stand was lightly thinned some 20 years ago. This stand is on the cusp of graduating into higher-value sawtimber diameter classes over the coming decade.

The second distinct stand was established over the past 50 years when some of the farm fields and pastures were abandoned and the forest began to naturally regenerate. These stands represent a quality hardwood resource with a small pine component and will be reaching economic maturity in the next 20-40 years.

Sawlog & Veneer Value: These species dominate the sawlog and veneer value, collectively representing nearly 80% of total sawlog value.

Diameters are well represented across the commercial spectrum with a notable mature size class, as well as abundant pole size timber and growing stock.

Several “Heritage Trees” are scattered throughout the forest and field edges. These ancient trees, some 200-300 years old, have withstood the test of time, weathering ice, wind, lightning strikes and fire.

The forest is healthy and there are no signs of pest infestations of Gypsy Moth. Emerald Ash Borer and the Hemlock Wooly Adelgid may be present and the majority can cause these species of trees to be severely stressed and may die out over the next decade. There have been no forest fires in the recent memory.

The forest floor is home to several types of mushrooms, medicinal plants, wild ginseng, ferns and cool green mosses. One could spend a lifetime getting to know this inviting environ.

WILDLIFE

Meadow Mountain is renowned for its wildlife diversity.  The mixture of hayfields/pasture, mature forest and abandoned farm fields, coupled with the abundant water supply from nearby ponds, creeks and springs, create the perfect wildlife habitat. The “edge effect” created between field and forest is the perfect habitat for all the resident wildlife. White tail deer, wild turkey, squirrel, raccoon, fox, coyote and many species of songbirds and raptors make up the resident wildlife population.

The hardwood forest provides the essential nutrient source and produces tons of hard mast including acorns, hickory nuts, beech nuts and black walnuts. Soft mast includes stag horn sumac, black cherry, tulip poplar/maple seeds, autumn olive berries and blackberries.

A number of Bald Eagles have been spotted up and down the Greenbrier and New Rivers and are a thrill to see with wingspans of 6-7 feet.

WATER

Meadow Mountain is blessed with several ephemeral streams draining from the side hollows off the property to Williamsburg valley floor below. These streams that flow during rain events and snow melt.

MINERAL RESOURCES

The owner has chosen not to lease out any mineral-oil and gas rights and all rights the owner has will convey with the property.

BOUNDARIES AND SURVEY

The 110 acre property was surveyed by Civil Engineer, D.H. McGuire, in November 1972 and is recorded in DB 276, page 170 in the Office of the Clerk of the County Commission of Greenbrier County, WV.

Google Coordinates at the property center: 37.9080180N -080.5813342W

TAXES AND ZONING

Property taxes for the 2014 tax year were $173.49. The parcel is listed in Williamsburg District, Greenbrier County on Tax Map 54, parcel 23. The deed for the property is found in Deed Book 544, page 79.

911 Address: None assigned at this time due to property being vacant

Local Post Office: Crawley WV 24931

As of March 2015, Greenbrier County has a Subdivision Ordinance and all prospective buyers contemplating division of property into lots should consult the Greenbrier County Planning Commission. All prospective buyers should contact the Greenbrier County Commission and Health Department when considering purchasing or developing any property in the county to determine if the property is subject to any additional zoning ordinances.

UTILITIES

Electric – Mon Power
Propane – R.T. Rogers
Landline Phone – Frontier
Internet – May be available through Frontier
Cable TV – DirectTV or Dish Network
Developed Water source – None at this time. There are naturally occurring springs that may be developed or a water well may be drilled for a water source.
Sewer – None at this time. Septic systems are the norm in this area of the county.
Trash Pickup – Curbside
Cell phone coverage is excellent in this area.
USPS and Overnight Couriers deliver to the area

SELLING “AS IS”

Property is being sold in “As Is” conditions, with no representations or warranties made either by Foxfire Realty or the Seller or its agents except as may be specifically made in writing by the Seller. The buyer may retain brokers to represent their interests. All measurements are given as a guide, and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any other error, omission, or misstatement in these particulars, nor do they constitute an offer or a contract. Foxfire Realty or the Seller does not make or give, whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to the property.

SURROUNDING AREA

THE NEW RIVER, GREENBRIER RIVER AND BLUESTONE LAKE

The New River Gorge and Greenbrier River watershed was a vast and largely unsettled wilderness until the C&O railroads were built up the rivers in the late 1800’s. The railroad opened up the rich coalfields and virgin timber stands of the region. Early “mountaineers” settled the area and soon were carving out mountain farms and raising families.

Meadow Mountain is located in the heart of the recreational mecca area encompassing the New River, Greenbrier River and 2000 acre Bluestone Lake at Hinton. The New River is the second oldest river in the world, preceded only by the Nile; it is the oldest river in North America. The New River is unique because it begins in Blowing Rock, N.C. and flows north through Virginia into West Virginia. The Nile and Amazon are the only other major rivers that also flow north. Year after year, it produces more citation fish than any other warm water river in WV. Smallmouth bass, largemouth bass, crappie, catfish, sunfish, hybrid striped bass, and muskie are all common species of fish found in the New River and Bluestone Lake.

Bluestone Lake is over 2000 acres at summer pool and is the state’s third largest body of water. Great hunting and fishing opportunities abound at the 17,632 acre Bluestone Wildlife Area adjacent to the park and nearby Camp Creek State Forest.

GREENBRIER RIVER AND RIVER TRAIL

Meadow Mountain Farm is a 25 minute drive to the lazy Greenbrier River. The Greenbrier River is 173 miles long is the last free flowing river east of the Mississippi. It is an excellent river to float or canoe and is well known for its large and small mouth bass fishing. It is the gateway to water recreation and fun as it is at most times lazy and easy to navigate.

The Greenbrier River is formed by the confluence of the East Fork Greenbrier River and the West Fork Greenbrier River in the town of Durbin, West Virginia. From Durbin the Greenbrier River flows southwesterly through Pocahontas, Greenbrier, Monroe, and Summers Counties. It flows through several communities including Cass, Marlinton, Hillsboro, Ronceverte, Fort Spring, Alderson, and Hinton. The Greenbrier River joins the New River in the town of Hinton, just 35 minutes away.

The property is a 25 minutes ride to the Greenbrier River Trial and is operated by the West Virginia State Parks. The trail is a 77-mile long former railroad, now used for hiking, bicycling, ski-touring, horseback-riding, and wheel-chair use. The trail passes through numerous small towns and traverses 35 bridges and 2 tunnels as it winds its way along the valley. Most of the trail is adjacent to the free-flowing Greenbrier River and is surrounded by peaks of the Allegheny Mountains.

LEWISBURG, HINTON, ALDERSON

Lewisburg, a 20 minute drive, is the county seat of Greenbrier County and home to the WV Osteopathic Medical School (800 students) and the New River Community and Technical College. The area is a strong economic generator with a solid workforce employed in county/state government, tourism, hospitality, education, retail, construction, wood products, mining and agriculture. The Greenbrier Valley and surrounding area is richly blessed with a wide array of cultural events that keep life in the valley interesting and satisfying. A year round live theatre, Carnegie Hall (one of four in the USA), fine dining, art galleries and boutiques make up the thriving downtown historic district in Lewisburg.

In 2011, Lewisburg was named Coolest Small Town in America and is just a 20 minute drive to complete shopping, churches, schools, medical-dental facilities, fine dining, and a modern hospital. The airport, with the longest runway in the state is just 25 minutes away and has daily flights to Atlanta and Washington DC.

The world renowned 4-Star Greenbrier Resort, home of the PGA tour, is a 25 minute drive. Several other area golf courses are available in the area. Rock climbing, ziplining, horseback riding and the 100 + mile long Hatfield-McCoy ATV trail makes for a very active recreation area.

Hinton, the county seat of Summers County is a 35 minute drive.  Hinton, founded in 1871, grew rapidly as the hub of a growing railroad industry serving the New River coal fields, passenger travel and coast to coast freight lines.  Today, Hinton serves the growing tourist and technology industries. Situate at the confluence of the New River, Bluestone River and Greenbrier River, as well as the 2000 acre Bluestone Lake, Hinton is truly a gateway to water recreation. The 80,000 acre New River National River Park, Bluestone State Park, Pipestem State Park Resort and 17,000 acre Bluestone Wildlife Management Area are recreational cornerstones in the area. Hospital, grocery shopping, pharmacy, hardware/farm supply and dining are available. The surrounding area offers unlimited soft recreational activities including white water rafting, golfing, fishing, camping, hiking, bird watching and rock climbing. Snow skiing at the Winterplace Ski Resort is less than an hour away. In 30 minutes you can catch the Amtrak train in Hinton and ride to the Greenbrier Resort, Chicago or New York City. The Beckley Airport is just 30 minutes away. Hospital, grocery shopping, pharmacy, hardware/farm supply and dining are available.

Alderson, the largest and most popular 4th of July day parade in the state is hosted by nearby Alderson. The sleepy town of Alderson is a 25 minute drive and amenities include churches, elementary school, grocery store, hardware/farm supply store, motel, bank, Dollar General, gas/convenience stores, medical clinic and restaurants. Alderson is also home to “Camp Cupcake”, the minimum security federal prison where Martha Stewart spent her vacation.

Meadow Mountain Farm is supported with the great community of Clintonville/Sam Black Church, known for its friendly residents and quite country lifestyle. Not surprisingly, many older residents on Loudermilk Road remember attending a one-room school house.  Clintonville has an excellent VFD and active Ruritan Club that headquarters from the Clintonville Community Building beside the VFD station.