8214 Charity Hwy

A 1910 farmhouse, a former country store, a scatter of outbuildings and frontage on Poplar Creek, on 14.86 acres along Virginia Route 40 in Patrick County, listed at $209,900. The listing sells it as rustic Americana just off the Crooked Road and near the Blue Ridge Parkway, and the photos back that up. It came on in March at $229,900, went under contract in April, came back in May, and has been cut twice since.

The land and setting

The county record and the listing agree on the acreage: 14.86 acres, filed under a legal description that names Poplar Camp. The listing describes trails through the land and frontage on Poplar Creek, and the photos show the creek running shallow over rocks under bare trees, with a small footbridge across it. The aerials show the house and the store sitting near the highway with the wooded acreage rising behind them toward the ridges.

Charity Highway is Route 40, a state road. The listing’s directions are two words long: Highway 40 to 8214. It puts the property just off the Crooked Road, Virginia’s music heritage trail, and near the Blue Ridge Parkway. Ferrum is the nearest community, with Rocky Mount and Stuart the nearest towns of size.

The house

Built in 1910, with the county recording a renovation in 1976. Three bedrooms and one full bath on the listing, with 1,800 square feet given as total building area. Wood floors, a crawl space, a covered front porch, and baseboard gas heat. The listing says it has cooling without saying what kind.

The photos show a house that is lived in and old: a front room with a brick hearth, a kitchen with wood cabinets and a white range, a dining corner with folding chairs, a back room full of plants, bedrooms with quilts and painted trim, one bathroom with a tub, and an upstairs room with boxes. The porch has a wood stove on it. Nothing on the listing says what has been updated since 1976, and the photos do not suggest much has.

The country store is the second building. It sits at the front of the property by the highway, a low white building with a porch. Inside, the photos show a yellow counter, stacked boxes and shelves still lined with dishes and glassware. The listing offers it as a shop, an artist studio or a workshop. Behind the house are a board shed, an open barn with a tractor and mower parked in it, and a three-sided shed, which the listing calls various outbuildings without counting them.

The facts

Price	$209,900
Acreage	14.86 acres per the listing. County record: 14.86 acres
Beds / baths / sqft	3 / 1 / 1,800 total building area per the listing. County record: none shown
Year built	1910. County record shows a 1976 renovation
Property taxes	$846.80 (2026), on an assessed value of $116,000
HOA	Not listed
Financing	Not listed
Water	Not listed
Sewer	Not listed
Power	Not listed
Internet	Not listed
Heating / cooling	Baseboard gas heat. Cooling listed without a type
Road access	Frontage on Charity Highway, Virginia Route 40. Frontage length Not listed
Zoning	Not listed
Flood zone	Not listed
Days on market	138 (listed March 10, 2026, relisted May 18)
Listing agent	Doug A. Trexell, 540-818-4949
Brokerage	Realty One Group Leading Edge, 434-544-0100
Agent email	Not listed
MLS	RVAR #925322

What to know before you call

The square footage is a building total, and the county has none. The listing’s 1,800 square feet is labeled total building area, and the MLS does not say whether it is the house alone or the house and the store. Patrick County’s record for the parcel carries the lot size, the 1910 build and the 1976 renovation but no living area, no bedroom count and no bath count. An appraiser will have to measure. Ask the agent which buildings the 1,800 covers.

Utilities are not on the listing. No water source, no sewer, no electric provider, no internet. For a 1910 house on a rural highway that usually means a well and a septic system of unknown age, but the listing does not say, and the difference between a working septic and a failed one on a 1910 house is the price of the house. Have the well and the septic checked by people who do that work before you make an offer.

One contract already fell through. Listed March 10 at $229,900, pending April 15, back on the market May 18, cut to $219,900 on May 22 and to $209,900 on June 11. The listing does not say why the first deal collapsed. On an old house with no utility details, an inspection is the usual reason. Ask.

Taxes are based on a value far below the asking price. The 2026 bill is $846.80 on an assessed value of $116,000, and that assessment has not moved since 2022. Virginia counties reassess on their own cycles rather than at sale, so a purchase at $209,900 does not change the bill on its own, but the next general reassessment will use recent sales, and this one would be among them. Budget for the tax to rise toward the price over time.

The store is a question, not just a feature. A commercial building on a residential parcel raises zoning, permit and insurance questions the listing does not touch. Zoning is not listed. If the plan is to open it as a shop or studio, ask Patrick County what the parcel allows before you count on it.

Financing is not addressed. Nothing is ruled out, but nothing is promised either, and a 1910 house with unknown utilities and a second commercial structure is the kind of property a lender’s appraiser looks at closely. Have a conversation with a lender before you fall for the porch.

Who it suits. Someone who wants the creek, the acreage and the store idea, and is buying the house as a project with a plan for the systems. For a house with the same age and the same kind of honest disclosure, there is the 1935 farmhouse with a 60 by 43 shop in Goldsboro, North Carolina, priced for its foundation work. For creek frontage with more land there is the 57 acres on Kinniconick Creek in Vanceburg, Kentucky, and the rest is on the properties page.

Showings go through Doug A. Trexell at Realty One Group Leading Edge, 540-818-4949, or the office at 434-544-0100. The listing does not give an email. More like this lands in the Monday email.