Dreaming about space to breathe, room for a garden, or a few animals of your own? Buying land or a mini-farm in Washington County can be a great move if you plan it right. The key is knowing what you can build and where, how water and septic will work, and what it will take to finance and protect your investment. This guide walks you through the must-do steps, local contacts, and smart contingencies so you can buy with confidence. Let’s dive in.
Zoning: what you can do on the land
Confirm zoning and uses early
Before you write an offer, confirm the parcel’s zoning and allowed uses with the County Zoning Administration. Zoning controls whether you can build a home, keep animals, or operate farm-related activities, and it sets setbacks and other standards. Start with the County’s zoning resources and call the office with specific questions about your intended use. You can review zoning contacts and processes on the County’s zoning page at Washington County Zoning.
Special exceptions and subdivision rules
Some uses need a Special Exception Permit that includes public hearings and agency review. If you plan to divide acreage, know that “subdivision” is defined broadly in Washington County and can be triggered by creating three or more lots, or by creating two lots when public water or sewer is extended. Review processes and forms on the County’s site and ask staff how long approvals typically take. You can see the Special Exception application details in the County’s permit packet.
Use the County GIS map
The County’s interactive GIS is your best first look at a parcel. You can verify boundaries, view the official zoning layer, and check layers for floodplain, public water or sewer lines, road access, and possible easements. The GIS is updated periodically and is what the County uses during permitting. Explore the map at the Washington County Interactive GIS.
Water, sewer, wells, and septic
Public water and sewer (WCSA)
If you prefer public water or sewer, contact the Washington County Service Authority early for availability and extension costs. Extensions can be a major expense and may take time to schedule. WCSA posts policies, specs, and rates, and manages corridor projects like the Lee Highway sewer expansion. Start with the WCSA website.
Private wells: permits and testing
Most new private drinking-water wells in Virginia need a construction permit from the local health department, issued under the Virginia Private Well Regulations. Expect licensed drilling, a site evaluation, and water testing before use. Permit fees are commonly referenced at about $300, but confirm with the local office. You can review the regulatory framework via the state’s register posting on Virginia private well regulations and find Washington County Environmental Health contact info through this local resource listing.
Septic systems: site suitability matters
Onsite sewage systems are regulated under Virginia’s sewage handling and disposal regulations. In many rural purchases, you will add a soils/site evaluation as a contract contingency to confirm that a home site can support a conventional or alternative system. Local environmental health staff issue permits and keep records for existing systems. Learn more about program updates on the Virginia Department of Health’s onsite sewage and water services page.
Topography, soils, and floodplain
Start with a soils map
Use the NRCS/Virginia soil survey to screen for soils, slope, and drainage that affect pasture, crops, and septic suitability. This is a low-cost first step before paying for a field evaluation. Soil depth and slope will also influence erosion risk and your pasture layout. Review the Virginia soils work described in this state soil survey reference.
Check FEMA flood maps
Washington County participates in the National Flood Insurance Program, and FEMA maps identify flood hazard areas. Many flood-prone zones are mapped as Zone A. If any part of the property or access road lies in a floodplain, plan for elevation certificates, potential FEMA map actions, and flood insurance. Confirm the exact parcel status at FEMA’s Flood Map Service Center. Recent regional flooding has even damaged local water and sewer infrastructure, as noted by WCSA, which is a reminder to evaluate flood exposure along valleys and low crossings. See WCSA’s infrastructure updates.
Watch for wetlands and streams
Wetlands and jurisdictional waters may require delineation and permits if you plan to build near them. The County GIS is useful for screening, but it is not a legal delineation. If your site plan touches a wet area, hire a wetlands consultant and discuss permits with state and federal agencies. Use the County GIS layers as your starting point.
Access, easements, and roads
Verify legal access
Confirm whether the parcel has public road frontage or a recorded private easement. If access is private, review who maintains the road and whether it meets emergency access standards. Always match the GIS view with the recorded deed and plat before you proceed.
Driveways and VDOT review
New entrances onto state highways or commercial driveways usually require Virginia Department of Transportation review and a permit. Washington County’s subdivision rules reference VDOT standards for new secondary roads. The County’s Special Exception materials also note when VDOT letters are needed, so use those as a guide and ask staff what applies to your plan. See the County’s Special Exception guidance.
Taxes, land-use programs, and conservation
Property tax basics
Washington County publishes its real property tax rates on the County site. An example county rate is listed at $0.43 per $100 of assessed or fair market value, though you should verify the current year rate and any town rates if the parcel lies inside a town. Check the latest figures on the County’s tax rates page.
Use-value (land-use) assessment
Virginia allows localities to assess agricultural, horticultural, forest, and open-space land at use value if parcels meet program rules. Typical minimums are five acres for agricultural or horticultural uses and 20 acres for forest, though local ordinances govern details. Changes of use, subdivision, or owner-requested rezoning can trigger rollback taxes. Read the framework in the Virginia Code on special land-use assessment, then speak with the County Commissioner of the Revenue about eligibility and how a home site is treated.
Conservation tools
If long-term conservation and lower taxes are priorities, look into Agricultural and Forestal Districts and conservation easements. These tools restrict development, influence resale, and can affect financing. Planning staff can point you to district programs through the County’s comprehensive plan resources.
Financing your mini-farm or acreage
USDA Single-Family Housing (primary residences)
USDA Rural Development offers guaranteed loans for eligible rural areas when the home will be your primary residence. These can help with lower down payments for qualifying buyers. Learn more about eligibility and program basics through USDA’s Single-Family Housing Guaranteed Loan Program.
USDA FSA farm ownership loans
If you plan to operate the property as a farm business, the Farm Service Agency offers farm ownership and beginning-farmer down-payment loans. These programs target buyers who will run an agricultural enterprise and meet FSA criteria. Review options at USDA FSA’s Farm Ownership Loans.
Conventional, VA, and land loans
Financing depends on whether there is a dwelling. Raw land often requires a larger down payment and carries higher rates. If the parcel includes a home you will occupy, conventional, FHA, or VA options may be open, subject to program rules. Veterans can review VA home loan basics at VA Home Loans.
Pre-offer checklist for Washington County land
- Confirm the legal description, deed, and any recorded easements or rights-of-way; match them to the parcel on the County GIS.
- Ask the seller for any survey or plat, septic permits and as-built, septic pump-out and maintenance records, well completion report, recent water tests, and any conservation easements or covenants. Find the local health department contact via this Environmental Health resource.
- Verify zoning and permitted uses with the County; if your plan may require a Special Exception or rezoning, discuss timing with staff at Washington County Zoning.
- Check FEMA maps for flood risk at the exact parcel on the FEMA Flood Map Service Center.
- Screen soils and slopes with the Virginia soil survey reference; if soils look marginal, budget for a licensed onsite soils evaluation.
- Call WCSA early to ask about public water or sewer availability, extension costs, and timelines at the WCSA website.
Smart contingencies to include
- Septic or site-suitability contingency for approval by a licensed onsite soil evaluator or the local health department.
- Well feasibility and water quality contingency, or a right to cancel if a viable well cannot be sited or produced.
- Zoning and allowed-use confirmation contingency, or a seller-provided written zoning confirmation from Washington County.
- Survey, acreage, and access contingency to confirm boundaries and legal ingress/egress.
- Financing contingency that specifies loan type, such as conventional, USDA, FSA, or VA, so the lender can vet the property early.
After you are under contract
- Order a boundary survey and, if useful, a topographic survey to plan the homesite, drainfield, and driveway.
- Schedule a soils evaluation for septic and a professional well evaluation if a well exists. VDH and local health departments accept private evaluations in many cases. See program updates at the VDH’s onsite sewage and water services page.
- Get estimates from a local well driller for likely depth and cost, and from a septic contractor for repairs or replacements.
- If any portion lies in or near a floodplain, obtain an elevation certificate and review FEMA map actions along with insurance quotes at the FEMA Flood Map Service Center.
Local contacts to save
- Washington County Zoning Administration: permits, zoning, and processes — County Zoning
- Washington County Interactive GIS: parcels, zoning, floodplain — County GIS
- Washington County Service Authority: water and sewer — WCSA
- Washington County Health Department (Environmental Health): wells and septic — Local contact resource
- Virginia well and septic regulations overview — State register posting
- FEMA Flood Map Service Center — FEMA maps
- Virginia soils reference — Soil survey reference
- USDA Rural Development housing loans — USDA Single-Family Housing
- USDA FSA farm loans — FSA Farm Ownership Loans
Ready to walk land together?
Buying land in Washington County rewards careful homework. When you confirm zoning, evaluate septic and well feasibility, understand flood and access, and price utilities, you reduce surprises and protect your budget. If you want an experienced, local guide for acreage and mini-farm purchases, reach out to Denise Blevins to plan your search, line up the right experts, and move forward with confidence.
FAQs
How do I check if a Washington County parcel allows a mini-farm?
- Start by confirming zoning and permitted uses with the County’s Zoning Administration and review the official layers on the Washington County Interactive GIS. If your intended use looks conditional, ask staff about the Special Exception process at Washington County Zoning.
What does a septic or well evaluation involve in Virginia?
- For wells, permits are issued under Virginia’s Private Well Regulations and require licensed drilling and water testing; for septic, a site soils evaluation determines whether a conventional or alternative system will work. See an overview of the regulations in the state’s register posting and contact the local health department via this Environmental Health listing.
Are there tax breaks for owning small acreage in Washington County?
- Virginia’s use-value assessment can reduce taxes for qualifying agricultural, horticultural, forest, or open-space land, often with a minimum of five acres for ag/horticulture and 20 acres for forest. Review the framework in the Virginia Code and check current rates at the County’s tax page. Remember that changes of use or subdivision can trigger rollback taxes.
Can I finance raw land for a future home in Washington County?
- It depends on the property and your plan. Raw land often needs a larger down payment, while parcels with a home can fit conventional, FHA, or VA programs. If the home will be your primary residence in an eligible rural area, explore USDA’s Single-Family Housing Guaranteed Loan Program; if you plan to operate a farm business, review FSA’s Farm Ownership Loans.
What should I know about flood risk before I buy land in Washington County?
- Always check FEMA’s maps at the Flood Map Service Center. Mapped Zone A areas can affect where you build, septic design, and your insurance needs. Recent infrastructure repairs noted by WCSA highlight why it is smart to evaluate low-lying access roads and valleys for flood exposure.
