Midsommar Farm for Sale

Charming Country Home on Horse Property and Profitable Peony Farm

12093 Mountain Watch Ct

Lovettsville, VA 20180

Property Overview:

Discover a unique opportunity to own a beautiful country home on 10 acres, complete with a thriving peony farm. This property seamlessly blends comfortable living with a profitable business venture.  Or just keep all the peonies for yourself!  Got livestock?  Bring them too!  Did I mention the spectacular mountain view?  Located at the base of Short Hill Mountain.

Home Features:

• Acreage:  10 acres
• Square Footage: 3,100 sq ft
• Bedrooms: 5 spacious bedrooms with closets
• Bathrooms: 3-1/2 baths
• Office: Dedicated home office with built-in shelves/cabinetry
• Basement: Unfinished, offering potential for customization  Rough-in in place for a bathroom
• Garage: 2-car garage
• Siding, Roof, and Gutters: Recently updated with durable Hardie siding, new roof, and gutters
• Flooring: Reclaimed oak flooring with a beveled edge throughout the home, except for bathrooms
• HVAC: Recently replaced HVAC system for efficient heating and cooling, 2 zones
• Electric:  Panels have been set up for a portable generator which powers about 1/2 the house (including water pump, refrigerator, TV, some lights/outlets) if the power goes out. 
• Porch: Newer porch, posts, and railing with long-lasting Trex boards
• Ceilings: 9′ ceilings on ground level
• Propane gas: fireplace, partial heat, and stove/oven
• Well/Septic:  The property has well and septic with fantastic water.  Water was tested a couple of years ago by the county, septic pumped within the last couple of years.
• High-speed internet:  We currently get 30 Mbps for $45/month from AllPoints.  This works great for us with two people working from home, Zoom calls, teenagers, and streaming television and movies.  Allpoints expects to have even faster options coming soon.  There are also other alternatives available (Telegia etc) but for higher costs.
• Maintenance: All smoke detectors and all toilets have been recently replaced.  The ducts were cleaned about two-three years ago.  Well pump and wiring, furnace, septic pump, and hot-water heater replaced maybe 8-10 years ago. 
• Furnishings: Ask about any furnishing that may interest you as we plan to sell/donate/trash almost everything~

Farm Features:

• Peony Farm: 1/2 acre of mature or nearly mature peony plants (approximately 800 plants)
• Income: The farm’s net income was over $13,000 in 2023 and is projected to exceed this in 2024 (approx 170 man-hours per year)
• Shed: Equipped with electricity, includes storage space, and a walk-in cooler for flowers
• Barn/Run-In: Includes a Nelson heated automatic waterer, new roof, and gutters.  Approx 1200 sq ft  with high vaulted roof and enclosed tack and hay area.  Needs some paint!  Octagonal and designed by a structural engineer.
• Fencing: Fully fenced (except front yard and easement) with 3- and 4-board oak fencing
• Riding Ring:  Large flat fenced riding ring installed with crushed stone – now covered with grass but could be stone again easily.  Approx 100′ x 150′.
• Pasture:  five-plus acres of well-maintained pasture – primarily fescue but has been seeded with forage mix
• Fruit Trees:  Mature apple, peach and pear trees
• Circular Driveway: lots of parking in front and on the side of the home
• Location: at the base of Short Hill Mountain with great views!
• Large fenced backyard:  Approximately 1 acre fenced
• Kids:  We’ve lived in this home for over 20 years.  It was a great place to raise our kids, including farm life and small-town charm but still having nearby amenities.  While we’re sad to leave, it’s ready for its new owners to create their own memories!

Additional Property Highlights:

• Easement: 50′ access and utility easement on the property (see plat)
• Land Use: Classified as open-space land use for tax savings (2023 real estate taxes were $5,887)
• Private Road:  Road maintenance agreement to ensure regular grading and gravel replacement. Cost distributed between all homes in the sub-division.  
• Cul-de-sac:  Located at the end of a cul-de-sac
  
• NO HOA:  An HOA was formed when the development was built in 2003, but the neighbors have all voted not to have an HOA.

Business: This property is not just a home; it’s a profitable side-hustle that requires only two months of active work per year (approx avg 20 man-hours/week for 8 or so weeks per year). With a net income exceeding $13,000 in 2023, projected to be higher in 2024, the peony farm is a proven perpetual income source with potential for growth.  Will train anyone interested in continuing with Midsommar Farm~

Local Area:

• 1 minute to local farms with honor-system stores:  Long Stone Farm for eggs and meat, George’s Mill Farm for goat cheese, veggies, and baby goat snuggles in the Spring.  Also check out Milcreek Farm for hay, fencing, meat and eggs.  Spring House Farm for meat. Armarc for animal feed.  CSA is also available from multiple nearby farms.
• 5 minutes to the town of Lovettsville with multiple restaurants, co-op grocery store, 7-11, gym, physical therapy, doctor’s office, nail salon, hair salon, coffee shop, library, pool, Lovettsville Park (sports fields, dog park and equestrian facilities), and the new Lovettsville Community Center.
• Lovettsville events include the popular Mayfest, Oktoberfest, cardboard boat regatta, 3rd of July fireworks and parade, end of summer dog swim, and outdoor movies on the green.
• 10 minutes to the MARC train and the Potomac River
• 15 minutes to Ace Hardware, Weis Grocery store, Dollar Store, Dunkin Donuts, Walgreens.
• Quality schools = Lovettsville Elementary, Harmony Middle School and Woodgrove High School
• 6 wineries and 3 breweries within 10 miles

Contact Information: Currently for sale by owner.  Don’t miss out on this unique opportunity to live and work in a serene country setting. Contact us today to schedule a viewing and explore the potential of this exceptional property!

Karen Gesa
karen@wordpress-1210173-4817578.cloudwaysapps.com
703-789-6096

Price: $1,100,000 OBO
Contact: Karen Gesa
Email: karen@wordpress-1210173-4817578.cloudwaysapps.com
Phone: 703-789-6096