86.5 Acres in Franklin, WV - $1,495,000

The Simmons Homesteads balance of seclusion, privacy, and convenience is unbeatable. The nations capital is only three hours away. Harrisonburg, one of Virginias most appealing towns, lies just 75 minutes to the east. The Simmons Homestead stands as a testament to the enduring appeal of West Virginia and the country lifestyle and presents a rare opportunity to own one of the areas legacy landholdings.

The Simmons Homestead dates to 1760 when the German born Leonard Simmons (1726-1808) pioneered the South Branch of the Potomac River. There, he established his homestead near what is now Cave, WV.

Leonards son Henry (1760 in 1823) built a brick home in 1812 on the lower part of the farm. This 212 year old historic home still stands as a lasting testament of the pioneering Simmons family.

Leonard Simmons was born in 1725 in Germany into a farming family. In 1760 the 35-year-old Leonard pioneered the South Branch of the Potomac River and established his homestead near what is now the small community of Cave WV. There, Leonard built a log cabin where he and his wife Mary raised 5 children. In 1808, at age 82, the pioneering Leonard Simmons died. His son Henry II, born 1760, built a brick home on the lower part of the farm in 1812. This home, which still stands today, headquartered General Stonewall Jackson in 1862 during the Civil War. After a couple of days, Jackson continued the march of his army to the Shenandoah Valley.

The same son, Henry II, had six children with his wife Mary. Henry II died in 1823 at age 63.

THE HOMESTEAD

86.5 +/- acres of fields, forest, and home grounds

3-story brick home built in 1812

One and half story hand hewn log cabin new in 2022

Large Pre 1800s log barn

South Branch of the Potomac River borders for mile of river frontage

Forest trails for ATV riding, hiking, camping, hunting and nature viewing

Utilities on site

SOUTH BRANCH OF THE POTOMAC RIVER (SBPR)

SBPR is the Simmons Homesteads northwestern property boundary for 3000

Perfect for all water sport activities supported by the Potomac River and the regions lakes and rivers

Native Brook Trout inhabit the waters of the SBPR

Is heavily stocked by the WVDNR January thru June and in October

More trophy fish are taken from the South Branch than any other WV stream

LOCATION

Located 5 miles from the Virginia state line in the border county of Pendelton

Near the Spruce Knob-Seneca Rocks National Recreation Area

Excellent access off year-round state-maintained roads

Small town amenities are available in nearby Franklin and Monterey

Large city amenities are available in Harrisonburg VA, and Staunton Va, a 75-minute drive

Four-hour drive from Washington DC

One hour drive from Snowshoe Mountain Ski Resort

AGRICULTURE

One of the oldest farms in the state of West Virginia, circa 1760

Approximately 13 acres in hay fields, 12 acres in pasture fields, and an additional 13 acres in fields of minor use

Boundary fence between pasture boundary & cross fencing

Well-maintained pastures and hayfields

FOREST

Size 35 acres

The mature forest is comprised of Red Oak, White Oak, Sugar Maple, Red Maple, Cherry Hickory, and Poplar

Dynamic forest with some old growth trees estimated to be 150+ years old

Forest soaks up tons of Carbon Dioxide and produces tons of life-giving oxygen

Produces lots of hard mast (acorns, hickory nuts) for the resident wildlife to feed on

WILDLIFE

Incredible resident wildlife population rich in diversity and ever changing

Fur bearing deer, black bear, squirrel, rabbit, bobcat, raccoon, fox, chipmunk, opossum

Area winged wildlife includes Neotropical songbirds, turkey, grouse, eagles, herons, hawks, owls, ravens, king fishers, ravens, crows, and hummingbirds

OTHER ATTRIBUTES

Some very cool fossils estimated to be 400 million years old

Large size lends itself to expanding this already amazing country retreat

Very private but not remote with river, mountain and valley views

A rewarding off-grid permaculture lifestyle can be easily developed

Surrounded by mountain farms, and large timber tracts in a quiet rural neighborhood

Dark skies with little or no light pollution for star gazing and planet observation

Rock outcroppings for rock climbing, bouldering and exploring

Low taxes, low population density

All water, subsurface, timber, and mineral rights in title will convey

No current gas or oil lease

Conveys by General Warranty Deed

FARMHOUSE HIGHLIGHTS

Constructed two hundred twelve years ago in 1812

The three-story brick farmhouse is up to date, in excellent condition, and lives like new

11 rooms; including kitchen, breakfast nook, 3 bedrooms, 2 partially finished bedrooms, 2 full bathrooms, family room, and dining room

The exterior bricks were handmade onsite and fired in a charcoal kiln

The impressive foundation was set using large native stone quarried nearby

Total home 2,424 +/- sf: Main Floor 1095 sf, Second Floor 851 sf., Third Floor 478 sf.

Seamed tin roof and full basement

Kitchen features a soapstone farmhouse sink, Sub Zero refrigerator, granite and butcher block counter tops, roomy pantry with original storage bins and custom shelves

The dining room features a built-in, custom designed, hand-built cupboard with vintage glass doors and dentil molding

The flooring on the first floor is made of reclaimed vintage heart-pine and oak. The 2nd and 3rd stories have the original heart-pine flooring milled from old growth timber.

The main bedroom features a walk-in closet and a sitting area with hand-crafted bookshelves

The upstairs bathroom has period wainscoting, original paint, and an exceptionally milled cherry slab countertop

The family room has truly unique double fireplaces, stone hearths, and dentil molding

Screened three-season porch, covered front porch, deck, patio and several outbuildings

Heating: electric baseboard and outdoor wood burning furnace

Appliances to convey: Range, refrigerator, dishwasher, clothes washer / dryer, and water softener

LOG CABIN

16 x 18 constructed using native White Pine logs are hand-hewn. Built new in 2022.

One story and a loft

Covered Porch with long mountain views and sunsets

Surrounded by split rail fence

Metal roof

Stone fireplace

Stone foundation

Stone Chimney

Electric

HOMESTEAD BUILDINGS AND IMPROVEMENTS

Circa pre-1800s large log barn

10 x 12 hand-hewn log garden shed built in 2022

Multiple outbuildings; two have electricity

THE SOUTH BRANCH OF THE POTOMAC RIVER (SBPR)

The Simmons Homestead is bordered by the South Branch of the Potomac River for approximately mile.

The South Branch of the Potomac offers trophy trout fishing as well as trophy largemouth bass and small mouth bass fishing. The South Branch has been called the best kept fishing secret of West Virginia. The Upper South Branch has prolific cold springs entering the stream and the stream runs over limestone rocks and undercuts making the pH and the environment excellent for trout. The West Virginia Department of Natural Resources stocks the South Branch heavily each year beginning in January and runs until June with some additional stockings in October. Trout are stocked 1 mile upstream and 1 mile downstream from the property.

The town of Franklin is where the trout action begins, rainbow, golden rainbow, brown and brook trout abound in the stream. Each year, more trophy trout are caught in the South Branch than any other stream in West Virginia. The state record for brown trout was hauled from the South Branch 32 inches long and weighing in at whopping 16 pounds. The area from Franklin to approximately three miles east of Petersburg at Welton Park is known as an area where an angler can catch trout, smallmouth and largemouth bass all in a single day.

The South Branch of the Potomac is approximately 130 miles long, and its source is on the eastern side of Lantz Mountain, near Hightown in Highland County, Virginia. From Hightown, the South Branch meanders northeast through the communities of New Hampden and Blue Grass, Virginia. At Forks of Waters, approximately 6 miles northeast of Monterey, Virginia, the South Branch joins with Strait Creek and flows north across the Virginia/West Virginia border into Pendleton County.

The river then travels on a northeastern course along U.S. Route 220. North of the confluence of the South Branch with Smith Creek, the river around Franklin, Pendleton County, West Virginia, at the junction of U.S. Route 220 and U.S. Route 33. After Franklin, the South Branch continues north through the Monongahela National Forest to Upper Tract where it joins with three sizeable streams: Reeds Creek, Mill Run, and Deer Run. The South Branch continues its journey eventually converging with the Potomac River.

The Potomac River is at least 3.5 million years old and is a major river in the Mid-Atlantic region. It flows from the Potomac Highlands in West Virginia to the Chesapeake Bay in Maryland. The drainage area of the Potomac includes 14,670 square miles in four states: Virginia (5,723 sq. mi.), Maryland (3,818 sq. mi.), West Virginia (3,490 sq. mi.), Pennsylvania (1,570 sq. mi.), and the District of Columbia (69 sq. mi.).

AGRICULTURAL RESOURCES

The Historic Simmons Homestead is one of the oldest farms in the state of West Virginia, circa 1760. The Simmons Homestead consists of approximately 13 acres in hay fields, 12 acres in pasture fields, and an additional 13 acres in fields of minor use. The balance of the farm contains 35 acres +/- acres of mature woodland and small wetlands.

There is a boundary fence between pasture boundary & cross fencing, allowing for rotational grazing throughout the season. Fence is a combination of high tensile fence, high tensile electric fence, and woven wire. Board fencing is used in animal containment areas.

The well-maintained pastures and hayfields also conserve water and filter out manure and nutrients, keeping them from entering nearby water bodies, protecting water quality, human health, and animal health.

APPLES PEARS AND GRAPES

The Simmons Homestead is blessed with rich bottomland which is outstanding for growing fruits and vegetables, as well as hay and pasture forage.

Two Zabergau Reinette apple trees heirloom German variety. Apples are sweet with firm flesh

One Snowdrift Does not produce edible fruit, it is the pollinator for the other apple trees. It is beautiful in full bloom! And birds love the tiny fruit.

Two mature heirloom pears prolific harvest in mid-October. Firm. Great for canning.

Three young heirloom pears, different varieties (each has a tag). They are three years old and should begin producing excellent fruit in the next year or two.

The Grape Arbor has two Concord and two Champaign They are heavily loaded for the September harvest. The varieties are great for jelly, juice, and just popping in your mouth. Full of flavor!

FOREST/TIMBER RESOURCES

The timber resource is well positioned for future timber income as well as value appreciation over the coming decades. With an attractive species mix, adequate stocking levels, and favorable diameter class distribution, the timber amenity represents a strong component of value to the investor.

The 35 +/- acre forest has trees in the 10100-year-old range. The forest resource is composed of upland Appalachian hardwoods species. The species composition consists primarily of Maple, Poplar, Red Oak, White Oak, Hickory, and a host of associated species (Sourwood, Black Walnut, Locust, Black Gum, Beech, Ironwood and Hop Hornbeam).

A few Legacy Trees are scattered throughout the forest and old field edges. These ancient trees, some 100-150 years old, have withstood the test of time, weathering, ice, wind, lightning strikes and fire.

The forest floor is home to several types of mushrooms, medicinal plants, wild ginseng, ferns, and cool green mosses. There are a few fruit trees scattered about, which were part of the early homestead. Honeybees will do very well here.

WILDLIFE

Consistent wildlife management practices have created the ideal wildlife preserve. Early on, management goals promoted overall wildlife health, facilitated the harvest of game, developed wildlife viewing areas, increased carrying capacity, and increased species diversity.

The Potomac River and the regions other rivers and lakes are major contributors to the local ecosystem richness and diversity for both plants and animals. The Potomac River fronts the homestead by about mile, and the surrounding aquatic plant life create a water supported community with a wide variety of wildlife. Some of the margins of the river are fringed by wetlands, and these wetlands support the aquatic food web, provide shelter for wildlife, and stabilize the shore of the streambanks. The plant life associated with the wetland includes rushes, sedges, cattails, duckweed and algae.

There are many animals that live year-round and at other times in the water and around the edges of the areas lakes, rivers, ponds, creeks and streams including raccoons, opossums, blue herons, Canada geese, wood ducks, mallards, minnows, native fish, turtles, salamanders, newts, crayfish, muskrats, bull frogs, eagles, hawks and redwing blackbirds.

There is the insect and microscopic world including butterflies, dragonflies, pond skaters, water beetles, damselflies, tadpoles and various insect larvae.

The diverse tree species, coupled with the abundant water supply from the creek, create the perfect wildlife habitat. The miles of edge effect created between adjoining fields, utility easements, creeks, hollows, ridges, and rock outcrops benefit all the resident wildlife. Bald eagles, white tail deer, black bear, wild turkey, squirrel, rabbit, bobcat, raccoon, fox and many species of songbirds, owls and raptors make up the regions resident wildlife population.

The hardwood forest provides an essential nutrient source and produces tons of hard mast including acorns, hickory nuts, beech nuts and black walnuts. Soft mast includes stag horn sumac, black cherry, tulip poplar seeds, maple seeds, autumn olive berries and blackberries.

WATER

The property lies about mile along the South Branch of the Potomac River. There is a stock watering pond that is about acre in size. Two small streams flow through with one being a dashed blueline stream about 3/10 mile on the property, and the other being a solid blueline stream of about 2/10 mile on the property. The two streams join just before entering the river. The streams should have regular water flow, especially during rain events and periods of snow melt.

MINERAL RESOURCES

All rights the owner has in title will convey with the property.

BOUNDARIES AND SURVEY

Two of the property boundaries are evidenced by fences on the northeast and southeast boundaries. A 3,000 long chopped and painted survey line is the eastern boundary. The property is described on a Plat prepared by Elmer Snyder of record in Map Book 6 at page 24. The property is being sold by the boundary and not by the acre.

UTILITIES

Water: Water well

Sewer: Septic system inspected 2015

Electricity: MonPower First Energy

Telephone & Internet: Fiber optic Spruce Knob Senaca Rocks Telephone (SKSRT) or Starlink

Cellphone Coverage: Good to spotty depending on the location and carrier

ACCESS/FRONTAGE

Fronting on US 220, the property is accessed via Leonard Lane. LL is a shared private road and deeded right of way serving Heritage Homestead and two neighboring farms. The two farms use the road for agricultural purposes and currently have no residential use.

ZONING

Pendleton County currently has no zoning at this time. However, all prospective buyers should consult the County Government and also the Health Department for any changes and details regarding zoning, building codes, and installation of water wells and septic systems.

PROPERTY TYPE/USE SUMMARY

The homestead is primarily comprised of approximately 13 acres of hay fields, about 12 acres in a pasture field, nearly 13 acres in fields currently dedicated to wildlife habitat, almost 2 acres in home grounds, and approximately 35 acres of forestland. Remaining acres involve river edge, road, and miscellaneous vegetation areas.

(This summary is an estimation of current property use as determined from aerial photography. It is made subject to the estimation of property boundaries and any errors in the interpretation of land use type from the aerial photography utilized.)

DEED and TAX INFORMATION

Deed Information: DB 174 Pg. 443

Pendleton County, West Virginia

Acreage: 86.5 acres

Real Estate Tax ID/Acreage/Taxes:

Pendleton County (36), West Virginia

Franklin District (3)

Tax Map 61 Parcel 1; Class 2

2023 Real Estate Taxes: $1041.72