Willow Knoll Farm 001

15.48 acre farm with beautiful views, meadows, nice outbuildings, horse stable, guest house and pond

ID: 539
Acres: 15.48 +/-
Address: 594 Grassy Meadows Road, Smoot, WV 24977

Agent Contact:
Randy S. "Riverbend" Burdette, 304.667.2897




Willow Knoll Farm is the classic old mountain West Virginia farmstead. The gently laying farm consists of 15.48+/- acres with a mix of crop and pasture fields and features a nice late 1800’s era 2 story farm house, horse stable, and shed. The farm has been used for equestrian purposes until recent months. The farm fronts on an easy travel 2-lane state road and is only about 5 minutes in either direction from two Interstate 64 access points. Lewisburg is only 20 minutes away and Beckley is only 30 minutes away.


  • 15.48+/- acres of sloped and rolling laying land; a nice blend
  • Located in the popular Greenbrier County
  • 3300+/- SF Vintage farm house is currently occupied by the owners
  • Guest house with loft sleeping area, kitchen, bath and living room
  • Current owners have recently had horses
  • Apiary honey bee hives have recently been active
  • Fruits include grape arbor, apple, pear and walnut trees
  • Large garden area
  • Horse stable, workshop/machine shed
  • Pond and likely location for one additional
  • Rolling farm fields offer the flexible agriculture uses of meadows, crop and pasture land
  • Dark skies provide for excellent star gazing and planet observation
  • Wildlife in the area is abundant with turkey, white tailed deer, squirrel, song birds, owls and hawks
  • Long range views of the distant mountains
  • Potential for residential/recreational development
  • Elevations range from 2466 +/- feet to 2540 +/- feet
  • Year-round state maintained hardtop road provides excellent access
  • Electric and phone on site
  • Primary home has a whole-house backup generator
  • Low taxes of $1100/year and low population density


Google Coordinates: 37.881920°(N), -80.667913°(W)

Address: 594 Grassy Meadows Road, Smoot, WV 24977

Elevation Range: 2466 ft. to 2540 ft. +/-


All rights the owner has will convey with the property.


The property is shown and described by a survey plat prepared in April 1999, which was made a part of a conveyance deed. A portion of the boundary runs with state roads, and other boundary lines are evidenced by fencing. The property is being sold by the boundary and not by the acre.


Water: Well (approx.685 feet)
Sewer: Septic System – The guest house purportedly has a small system that will likely need replaced.
Electricity: on the property – Guest house has separate meter
Telephone: on the property
Internet: Available
Cellphone Coverage: Good


The property has 1069 feet +/- frontage on the Grassy Meadows Road RT 27 and 452 feet +/- frontage on Smoot School Road RT 27/5, providing direct access to the public road system.


The county is subject to some zoning and subdivision regulations. All prospective buyers should consult the County Commission and also the Health Department for details regarding zoning, building codes and installation of septic systems.
Information can be found at the county website:


The property is devoted to the home grounds and crop/pasture fields.


Deed Information: DB 456 Pg. 415
Greenbrier County, West Virginia

Acreage: 15.48 acres +/-.
Real Estate Tax ID/Acreage/Taxes:
Greenbrier County (13), West Virginia
Meadow Bluff District (11)

Class 2;
2017 Real Estate Taxes: $1,062.14


Greenbrier County School District
Public Elementary School:
Smoot Elementary School

Public Middle Schools:
Eastern Greenbrier Middle School
Western Greenbrier Middle School

Public High Schools:
Greenbrier East High School
Greenbrier West High School


Lewisburg, which is the Greenbrier County seat, was voted the Coolest Small Town in America in 2011, combining the warmth of a close community with the sophistication of more urban locations. The thriving downtown historic district offers year-round live productions presented at the State Professional Theatre of WV, Carnegie Hall, distinctive dining venues, antique shops, award-winning galleries/boutiques, and two summer-season farmer’s markets. Greenbrier Valley Medical Center is a modern hospital and all attendant medical facilities, along with the many big box stores.

Lewisburg is home to the WV Osteopathic Medical School (600 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, medical, education, retail, construction, wood products, mining and agriculture.

The world-renowned Greenbrier Resort, with 800 rooms and 1600 employees, is located nearby in the sleepy little town of White Sulphur Springs. The 4-Star resort has a subterranean casino and is home to the PGA tour, the “Greenbrier Classic.” Several other area golf courses are available in the area – including Oakhurst Links, America’s first golf course, where guests play using old style hickory-handled clubs and ground-burrowing golf balls!

The Greenbrier County Airport with WV’s longest runway provides daily flights to Atlanta and Washington DC. A picturesque train ride from White Sulphur Springs connects the area to DC, Phili, Chicago, and many other locations. By car, DC is 4 hours away and Charlotte is only 4.

Within another 2-3 hours drive are located some of the finest recreational facilities in West Virginia, Winterplace Ski Resort, the 2000 acre Bluestone Lake, Pipestem State Park and Resort, the 80,000 acre New River National Gorge National Park, and whitewater rafting / fishing on the New River and Gauley Rivers. The new 10,600 acre Boy Scout High Adventure Camp, Summit (home to the US and World Jamboree) offers weekend visitors ziplining and canopy tours, ropes courses, climbing and repelling, mountain biking, as well as BMX and skate plazas. Five other area state parks and state forests offer unlimited hiking, horseback riding, ATV riding, and rock climbing opportunities.


From Lewisburg, West Virginia: 17 miles +/- (approximately 20 minutes)Travel I-64 West for 13 miles to Sam Black Church Exit 156; at the end of the exit ramp turn right onto US 60 W; travel a short distance and turn left just past the log cabin Exxon / Arby’s store onto Smoot Road RT 25; travel 3.6 miles to the farm entrance driveway on the right. (Being only 3.7 miles, approximately 6 minutes, from I-64)From Beckley, West Virginia: 31 miles +/- (approximately 30 minutes)From the Beckley/Eisenhower Drive Exit 124, travel I-64 East for approximately 25.7 miles to Dawson Exit 150; at the end of the exit ramp turn right onto Morris Branch Road and travel the very short distance to the next intersection; turn left onto Lawn Road RT 27/3; travel Lawn Road for 4/10 of a mile; turn right onto Dawson Road RT 29; travel the Dawson Road for 4/10 of a mile to the intersection where Grassy Meadows Road RT 27 enters from the right; continue straight now with Grassy Meadows Road; travel Grassy Meadows Road for 3.4 miles to the farm entrance driveway on the left. (Being only 4.3 miles, approximately 7 minutes, from I-64)