50 LOUDERMILK RD, WV 24931 (MLS# 15-386)

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. 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 â€" 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. * 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. Much of Greenbrier County remains undeveloped and is characterized by its scenic farm valleys, small communities and large expanses of hardwood forest. Meadow Mountain 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. 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. Internal access is considered excellent with trails providing access to nearly all corners for recreational opportunities including nature viewing, hunting, hiking, horseback riding and ATV riding. AGRICULTURAL RESOURCES A visit to Meadow Mountain is stepping back in time some 120 years. This early farmstead is an excellent example of the how the early settlers lived as the 35 acres +/- acres of fields, is the result of countless hours of backbreaking work which 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. 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 which is 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. 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. 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. 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 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. TAXES AND ZONING Property taxes for the 2014 tax year were $173.49. The parcel is in Williamsburg District, Greenbrier County on Tax Map 54, parcel 23, described in Deed Book 544, page 79. 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.