UNDER CONTRACT! 40 Acres of Recreational and Residential Land for Sale in Botetourt County VA!

Beautiful Views of the Blue Ridge Mountains – Very Private Road – Great Timber Investment

If you have been searching for a recreational property or a place with plenty of solitude in the heart of the Blue Ridge Mountains to build your dream home, then this property has what you are looking for. This secluded 40.36 acres located on Purgatory Mountain is just minutes from the quaint town of Buchanan, Virginia and affords numerous opportunities for outdoor recreation while providing breathtaking mountain views.

This property is part of the Roses Ridge HOA located on Blain Road, which is a private road for the HOA. Parcels located in this HOA are kept large to ensure there is plenty of privacy. There is an overhead power right away that borders the property on the south, so electric is available if you are looking to build. The property scape is varied from near level at the road to sloping in spots with a few steeper areas. The property consists of approximately 2.5 acres of hardwoods that borders Blain Road with the rest of the property containing mostly 20 year old Loblolly Pine and a few bottoms of mixed timber. Harvest some timber, build your dream home and enjoy breathtaking views of the Blue Ridge.

If you are an outdoor sportsman there is plenty of deer and turkey sign throughout the property especially in those corridors running along the power right away, the ridges, and those mixed timber bottoms. These would make perfect areas to hang a tree stand and enjoy a day chasing a mature buck in the autumn woods. Several adjacent properties are in a Quality Deer Management Programs that help improve maturity and health of the local deer herd. Bears are also very common in this part of the Blue Ridge so don’t be surprised to see a bruin passing through this part of Purgatory Mountain if you are out hunting. If you enjoy being on the water and getting a line wet, then you are just minutes away from the Springwood Boat Launch on the Upper James River. This part of the James River, from its headwaters in Botetourt County through Rockbridge County provide some of the finest freshwater fishing available in Virginia. Anglers visit from all across the country to fish the region because the Upper James River offers a wide range of angling opportunities and settings. Smallmouth bass are the dominant game species, but spotted and large mouth bass can also be caught. Other species are also plentiful in the James River, including channel catfish, flathead catfish, and various sunfish species (redbreast, bluegill, and rock bass). If you like wading cold mountain streams with a fly rod in hand then you are in luck because there are also multiple stocked trout streams that are tributaries to the James River located just minutes away. Fishing is not the only popular activity on this river. This part of the James River is also a favorite destination for kayakers, canoes, and those that like to float tubes because of the mild rapids and breathtaking views as the river winds through the Blue Ridge.

There are many other outdoor recreational opportunities to take advantage of in this area of Virginia. If you enjoy camping and hiking, the Jefferson National Forest, the Appalachian Trail and the Blue Ridge Parkway are close by. This property is also located within a 30 minute drive of the towns of Buchanan, Fincastle, Eagle Rock, and Natural Bridge and within a 45 minute drive of Roanoke, Lexington and Bedford where you can enjoy movies, concerts, sporting events, wineries, breweries, and unlimited dining opportunities.

This property located in the heart of the Blue Ridge is just waiting for you to come and enjoy all it has to offer. I would love to show you this property, so give me call and let me guide you around this beautiful mountain escape.

Links of Interest:




James River – Upper & Middle



For more information on this and other Recreational and Residential land for sale in Botetourt County VA, contact Joel Hoeffner at 540-494-4070, by email at jhoeffner@mossyoakproperties.com, or visit our website at www.mopva.com.


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  • Property Documents

  • Property Features

    • Property State: Virginia 
    • County: Botetourt 
    • Recreational:
    • Timberland:
    • Investment:
    • Hunting:
    • Bear Hunting:
    • Turkey Hunting:
    • Deer Hunting:
    • Small Game Hunting:
    • Trail Riding:
    • Equestrian:
    • Hiking:
    • Price: $95,000 
  • Additional Information

    • Address: Off Blain Road, Buchanan, VA 24066 
    • Acreage: 40.36 
    • MOPLS ID: 41817 
  • About the Agent

    Joel Hoeffner
    Office Phone:
    844-480-5263 (LAND)
    Mobile Phone:
    Joel’s love for the outdoors started at a young age in the mountains and steams of northeastern Pennsylvania. As a child, it was simple walks in the woods with his Father observing wildlife and foraging for wild berries that sparked his passion for wildlife, land, and conservation. That passion continued to grow as he got older. He started chasing trout in those cold mountain streams and spending more time in the outdoors alone, but when he was 12 years old and his Grandfather took him whitetail hunting for the first time, that is when his outdoor passion became an obsession. “I can remember everything about that day. I remember the anticipation and the excitement. I remember how cold it was and I remember following my Grandfather through the woods to sit on that old stone wall. I remember all the deer and wildlife we saw that day. We never got a shot, but that day will stay with me forever and that is what it is all about.” Joel joined the United States Air Force when he was 22 and he spent the next 20 years on active duty but continued pursuing his obsession in his off time while stationed in South Carolina, Virginia, and North Dakota. He volunteered with managing wildlife and property on military installations throughout his career and managed a 400 acre private hunt club in King and Queen County Virginia for 9 years. At the end of his Air Force career and in anticipation of his career after active duty, Joel’s love for wildlife and conservation drove him to complete a BS degree in Environmental Studies with a concentration in Fish and Wildlife Management from American Military University in 2015. Joel’s volunteer work with the National Wild Turkey Federation and the Mule Deer Foundation while stationed in North Dakota also led him to become part of the Mossy Oak ProStaff Team in 2015. Joel retired from the Air Force in 2017 and returned to his wife Jennifer, their dogs and home in the Blue Ridge Mountains of Bedford, Virginia where he continues to represent Mossy Oak on their ProStaff Team. He is continuing his volunteer work by serving as a committee member of both the Bedford Outdoor Sportsman’s Association and the Botetourt Longbeards National Wild Turkey Federation chapter. He also volunteers with the Bedford Whorley Ducks Unlimited chapter and the Virginia Hunters for the Hungry program. Joel continues to pursue his obsession which now also includes being right at home as part of the Mossy Oak Properties Team helping others realize their dreams of owning a special piece of property so that they too may pursue their outdoor obsessions. Joel’s education, love for the outdoors and conservation, and his dedication to the Mossy Oak brand make him a perfect fit as part of the Mossy Oak Properties of Virginia Team.
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