View from marsh to farm; note the rural nature of area and trees and water
Above, is a view, fall, from Cleve Marsh (about 350 acres), looking across the river at Rock Stop Farm. You can see the field to the left, and the stream valley, depression between hills to the right. NOTE: the river can appear a blue hue or color, depending upon the time of day and weather conditions, allowing the water to reflect the sky.
Family Subdivision, Farm Real Estate Taxes; Zoning, Perc Sites, etc.
Since the 87 acres is vacant land, there is no address assigned.
If you have questions for the County government, use the Tax ID number: 11-2-A; owner is Philip Cocke.
A loop-hole of the density, per the zoning ordinance is “Family Subdivision”.
- might be able to drop down to one house per two acres;
- state maintained roads not required;
- other requirements and restrictions;
- Call the planning office, above, for details; below, double click for package
Rock Stop Farm and the area around it, except for Haymount, a neo-traditional town that was zoned but not built, the zoning is “Resource Protection” (“RP), with a zoning overlay of “Resource Sensitive” (“RSA”). Questions? Caroline County office of planning phone number: 804.633.4303;
web site for Planning Office: co.caroline.va.us/266/Planning-Department
Density is one house per 25 acres; unless you do a “Family Subdivision”.
REAL ESTATE TAXES
Low farm real estate taxes
The 87 acres of Rock Stop Farm are in the Land Use program of Caroline County, Virginia. 2016 real estate taxes were: $410 for the year.
What is the Land Use program? Commonwealth of Virginia legislation allows localities to greatly reduce the taxes on a property if that land is used to produce agricultural and/or forestry products. As applied to Rock Stop, the 87 acres is mostly a tree farm and also produces a hay crop. Therefore, the real estate taxes are reduced.
- You must apply for the program each year;
- The property is conveyed, sold, subject to the land use program and the owner will pay no roll-back taxes;
- Roll-back taxes are applied if the property is converted to another use such as zoned to commercial, or subdivided into lots;
- When you build a house, a roll-back tax on a small part of the property where the house is built will be due;
- QUESTIONS can best be answered from Caroline County; below, double click to get an informative guide and the contact information for Commissioner Revenue office:
- Land Use Value Assessment Program_201606281453248877
FARMING The LAND
Presently, open land is a hay field. Farmer cuts the hay twice a year, in return for the bales of hay. You can continue that, or farm the open land yourself. No chemicals applied in over several decades, and hence it is considered “organic”. Raise animals, grow a little or a huge garden.
Information for United States Department of Agriculture: www.nrcs.usda.gov/wps/portal/nrcs/site/va/home/
Above, the woods road is near the perc site which has been established.
“Perc” is short-hand for percolation, or the degree to which a liquid is absorbed, or passes through soils. Presently, there is one perc site, a conventional system was approved a number of years ago for four (4) bedrooms; the permit might need updating. Soils in the field, and a significant part of the woodland, which has a level to gentle slope, are generally conducive to perc. You can hire your own soil scientist to go out and make determinations as to the location where you want your house to perc. Conventional systems are best. “Engineered” systems are more expensive. Below, double click to get the report.
Fort AP Hill
Fort AP Hill is a training base of about 76,000 acres and is the reason so little development is in the area; the base has many miles of frontage on Route 17, extending down, below Port Royal. Please do an internet search and get the contact information for the base and contact them if you have any questions. Impact ranges and significant explosive work is done mostly below the Town of Port Royal. website: www.army.mil/aphill
Hicks Landing Road and Landing
The Hicks family has owned and operated the classic country store nearby for several generations. At the end of “Hicks Landing Road” is a landing, a place to put a boat into the Rappahannock River. At the country store, they sell one day or a one year pass to use the landing. Hicks Landing Road is not state maintained, and is not in the state system. Please go to the icon ‘Plats” to get details.
A small post office is at the country store. The area is formally known as Rappahannock Academy and has its own zip code. This is where you would get your mail.