Have you ever imagined waking to vines at your window and calling that view your daily commute?
On the Market: A Paeonian Springs Vineyard Estate Listed for $3.15M – Northern Virginia Magazine
You’re reading about a property that is as much an idea as it is a place: acreage, history, a winery in miniature, a house that frames both landscape and aspiration. This Paeonian Springs estate, listed at $3.15 million, asks you to consider not only purchase price but how land changes you — and how you change the land. Below, you’ll find a careful breakdown of the property, the local context, practicalities of vineyard ownership, costs and potential revenue, legal and logistical considerations, and the human realities of taking on a lifestyle that looks romantic from a distance and is work up close.
What this article is and what it isn’t
You’ll get a descriptive tour, an honest accounting of what owning a vineyard estate means, and practical numbers to help you picture viability. You won’t get breathless marketing copy or fantasy numbers. You’ll get something closer to direct conversation — the kind that recognizes beauty but keeps its eyes open.
The property at a glance
This section gives you the quick facts you’ll want first — the things that make a property “this property” so you can decide whether to keep reading.
| Feature | Details |
|---|---|
| Listing price | $3,150,000 |
| Location | Paeonian Springs, Loudoun County, Northern Virginia |
| Acreage | (Listing typically varies; confirm with agent) — often 10–20+ acres for vineyard estates in the area |
| Vineyard | Planted vines (varieties often found in the region: Cabernet Franc, Merlot, Viognier, Chardonnay; confirm listing) |
| Main residence | Historic/renovated farmhouse or estate home (square footage and beds/baths per listing) |
| Outbuildings | Barn, winery/studio, guest cottage, storage (varies by property) |
| Zoning | Agricultural/rural residential (confirm with county) |
| Utilities and infrastructure | Well, septic, electricity; may include irrigation systems and winery equipment |
| Access | Rural roads, proximity to Leesburg and small Northern Virginia towns; distance to D.C. ~1 hour+ depending on traffic |
If you’re the kind of person who first looks at numbers, this table gives you the scaffolding. If you care first about feel, keep reading — that’s where the estate breathes.
Paeonian Springs and Northern Virginia context
You’re buying more than soil; you’re buying into a place with a past and a present. Paeonian Springs is a small, historic hamlet in Loudoun County, an area that’s experienced rapid change over the past two decades as D.C.-area growth pushes outward.
- Paeonian Springs has pockets of preserved rural character: stone walls, old roads, and parcels that still remember agricultural uses.
- Loudoun County has become known for its wineries, equestrian properties, and affluent exurban development; buying here inserts you into a community that’s interested in land use and local identity.
- Proximity to Northern Virginia amenities means you can have rural life with relatively easy access to urban cultural centers, airports, and specialized markets for wine and agritourism.
You should think about how you feel about change. If you love that rural quiet now but expect increasing neighbor density, that’s part of the property’s future value proposition.
The house and built environment
You want to know what the main residence offers beyond aesthetics: livability, systems, and maintenance reality.
Home features and condition
The listing presents the primary home as the heart of the estate. You should look for:
- Square footage, number of bedrooms and bathrooms.
- Age and recent renovations: kitchens and baths, roofing, windows, foundations.
- Mechanical systems: HVAC age, heating fuel, cooling capacity. These are expensive to fix.
- Insulation and energy efficiency: older farmhouse charm often comes with drafty windows unless upgraded.
- Accessibility and layout: does the house feel like a family home, a weekend retreat, or a venue for guests?
You should request a full inspection report and, if possible, walk the property in all seasons. A house that is magical in autumn may be cold and damp in March if insulation and drainage are poor.
Outbuildings and winery infrastructure
If you’re buying a vineyard estate, the outbuildings matter. Typical assets you’ll want to verify:
- Barn(s) with usable storage.
- A dedicated winery building or crush pad with fermentation tanks and barrel storage.
- Guest cottages or employee housing — helpful if you plan agritourism or need seasonal workers.
- Equipment sheds and cold storage.
Condition here drives your near-term capital needs. A structural barn will make you smile; a rusty winery building will make you calculate.
The vineyard: grape varieties, age, and production
Owning a vineyard is part agriculture, part commerce, and part alchemy. You’ll need both patience and appetite for hands-on work.
Vine health and grape varieties
Ask the seller and request documentation for:
- Varietal composition: common Northern Virginia cultivars include Cabernet Franc, Merlot, Petit Verdot, Viognier, and Chardonnay. Varietal mix influences marketability and the winemaking approach.
- Planting dates: vines younger than 3 years produce virtually no commercial crop; peak production often occurs between 7–20 years depending on management.
- Acreage under vine: how many productive acres versus potential planting acres?
- Rootstock and clone types: these affect disease resistance and flavor profiles.
- Trellis systems and vine spacing: influence yield and harvest methods.
You should bring a viticulturist or an experienced vineyard manager to evaluate vine vigor, signs of disease (e.g., powdery mildew, phylloxera), soil health, and water management.
Production and yields
Production numbers matter if you plan to keep or scale winemaking:
- Typical yields per acre in the region vary widely based on vine age and management — from 1–5 tons per acre in quality-focused plantings to 6–10+ tons in high-yield scenarios.
- A ton of grapes yields roughly 150–180 gallons of wine (depending on press and style), which becomes about 630–760 bottles (750 mL) per ton.
- If the listing provides past vintages’ tonnage and bottled wine volumes, study them for trends and consistency.
This is where you move from romance to arithmetic. Ask for three years of production and sales records if the operation has been commercial.
Pricing and market comparison
You’re paying for land, improvements, and intangible value: location and market. Understand how the $3.15M number fits regionally.
Comparative metrics
Use per-acre pricing, per-square-foot for the house, and business valuation for the winery assets.
| Metric | What to check |
|---|---|
| Price per acre | Divide listing price by total acreage; compare to recent Loudoun vineyard sales |
| Home price per square foot | Compare to similar historic homes in the county |
| Value of vineyard plantings | Replacement cost of vines (established vines are more valuable than bare land) |
| Business valuation | If wine inventory, brand name, distribution agreements are included, those have separate value |
Comparable sales will vary: agricultural parcels without infrastructure sell at lower prices; fully operational vineyard estates with tasting rooms and brand recognition fetch premiums.
Market forces to consider
- Demand for local wines and agritourism in Northern Virginia is strong but regionally competitive.
- The luxury residential market in Loudoun and neighboring counties has been resilient; properties close to amenities tend to retain value better.
- Regulatory changes, such as zoning for commercial events, can affect income potential positively or negatively.
You should consult local real estate agents and appraisers who specialize in agricultural and winery properties to place the listing price in context.
Costs of ownership — what you’ll pay beyond the purchase price
Owning a property like this is not only about the mortgage. You’ll find ongoing costs that are structural — and those that surprise you.
Ongoing expenses (annual estimates)
Below is a sample table of typical annual expenses; your numbers will vary based on scale and choices.
| Expense | Estimated annual cost (range) | Notes |
|---|---|---|
| Property taxes | $10,000 – $30,000+ | Depends on assessed value and tax rates |
| Insurance (home + liability + crop) | $5,000 – $25,000 | Vineyard and winery operations increase liability |
| Utilities (electric, propane, well maintenance) | $3,000 – $10,000 | Seasonal irrigation can spike costs |
| Vineyard management (labor, sprays, pruning) | $10,000 – $50,000+ | Varies by acreage and mechanization |
| Winemaking costs (supplies, barrels, lab) | $5,000 – $40,000+ | Dependent on volume and aging decisions |
| Maintenance and repairs | $5,000 – $30,000 | Old houses and barns cost more |
| Marketing and tasting room operations | $5,000 – $40,000+ | If you operate a direct-to-consumer model |
| Debt service | Varies | Mortgage payments based on down payment and rates |
You should build conservative models and include contingency funds. Agriculture is unpredictable; weather, pest pressures, and market shifts will influence cash flow.
Capital expenditures
Some costs come in chunks: replanting vines, major roof or septic replacement, a new press or refrigeration upgrade, or adding a tasting room compliant with ADA and county regulations. Plan for periodic spikes in capital needs.
Revenue possibilities and business models
You can approach this estate several ways: private retreat, boutique commercial winery, agritourism venue, or hybrid. Each path has different revenue expectations and complications.
Boutique winery model
If you produce and sell wine directly:
- Direct-to-consumer (tasting room, wine club, events) often yields the highest margins per bottle.
- Wholesale distribution increases volume but lowers margins and adds compliance and logistics.
- Median bottle price for quality Virginia wines often falls in the $20–$45 range, depending on variety and positioning.
Agritourism and events
- Hosting tastings, weddings, or farm-to-table dinners can be lucrative but requires permits, parking solutions, and insurance.
- Agritourism revenue can fluctuate seasonally and depends on marketing and accessibility.
Lease or contract farming
- If you don’t want to operate, you can lease the vineyard to a grower or contract grape sales to winemakers.
- This produces predictable, lower-margin income but avoids many operational headaches.
Sample revenue scenario (very rough)
Assuming 5 productive acres, average yield 3 tons/acre, total 15 tons.
- 15 tons × 150 gallons/ton = 2,250 gallons → ≈ 12,000 bottles (750 mL)
- If you sell 5,000 bottles direct at $30/bottle and wholesale 7,000 bottles at $12/bottle:
- Direct sales: 5,000 × $30 = $150,000
- Wholesale: 7,000 × $12 = $84,000
- Gross revenue ≈ $234,000
From that, subtract cost of goods, staff, marketing, taxes, and capital expenses. Profitability requires careful management and realistic pricing.
Legal, zoning, and regulatory matters
You can’t build a business on romance alone. Verify rules before you buy.
Permitting and zoning
- Check Loudoun County zoning codes — event permits, commercial use of agricultural land, and signage regulations may apply.
- If you plan a tasting room, intimate events, or weddings, you might need a special exception or business license.
- Water rights, septic capacity, and waste management for winery processes are subject to county health and environmental codes.
Alcohol licensing
- Virginia has specific licensing for wine production, sales, and distribution. License types determine retail, wholesale, and direct shipping abilities.
- Local ordinances can affect hours of operation and event permissions.
You should consult an attorney experienced in Virginia agricultural and alcohol law. It’s cheaper to learn restrictions before you buy than to modify operations afterward.
Environmental and agronomic considerations
You should consider the soil, water, drainage, and climate resilience.
Soil and drainage
- Wine grapes need well-drained sites; poor drainage can destroy root systems and reduce quality.
- Soil surveys or test pits will tell you about depth, structure, pH, and fertility.
- Erosion control matters, especially if slopes are part of the landscape. Terracing or cover crops might be necessary.
Water and microclimate
- Irrigation is often critical in dry summers. Confirm well capacity and whether water rights are adequate.
- Microclimates can create pockets ideal for certain varietals — cold air drainage, south-facing slopes, and canopy sun exposure matter.
You’ll want a vineyard consultant or extension agent report to understand long-term sustainability and climate risks.
Practical matters: staffing and daily management
If you imagine yourself pruning rows, consider scale and your time.
- Seasonal labor is intensive: pruning in winter, canopy management in summer, harvest in fall. Mechanization reduces labor but requires capital.
- Professional vineyard managers add cost but offer expertise that protects your investment.
- Winemaking requires cellar work, quality control, and patience — it’s a distinct skill from vineyard management.
If you don’t enjoy long hours outdoors or don’t want to hire a manager, leasing or contracting might make more sense.
Pros and cons — the real decision calculus
Here’s a straightforward table to help you weigh the intangible against the practical.
| Pros | Cons |
|---|---|
| Beautiful rural setting, potential for high lifestyle value | High ongoing costs and seasonal work |
| Potential income streams (wine sales, events, agritourism) | Regulatory complexity and liability risks |
| Investment in a tangible asset that can appreciate | Market competition and variable vintage quality |
| Opportunity to preserve land and local heritage | Time commitment and steep learning curve |
Your decision will likely hinge on whether you see this as a primary residence with a hobby revenue stream, or a full-scale business you’re prepared to run.
Due diligence checklist before making an offer
You should make your offer conditional on these investigations.
- Full property survey and boundary confirmation.
- Title search for easements, covenants, and restrictions.
- Detailed inspection of house, cellar, and outbuildings.
- Soil tests, water well testing, and septic inspection.
- Review of production records, sales history, and inventory.
- Consultation with viticulturist and winemaker for plant health assessment.
- Zoning and permit confirmation with county planning department.
- Insurance quotes, including farm liability and crop insurance.
- Appraisal for mortgage and tax purposes.
Take your time. Buyers who rush in often pay twice.
Financing and tax considerations
You’ll want to know how to pay and how the land affects your taxes.
Financing options
- Agricultural properties sometimes qualify for specialized loans (farm loans) with different underwriting criteria.
- Conventional mortgages are possible but require lenders comfortable with rural property and commercial winery aspects.
- If you intend to operate commercially, you may need both residential mortgage and business loans or lines of credit.
Taxes and incentives
- Agricultural use classification can reduce property taxes in many jurisdictions if you meet use requirements.
- Federal and state grants or cost-share programs sometimes exist for soil conservation or farm improvements.
- Consult an accountant about sales tax on wine, excise taxes, and income tax implications of agritourism revenue.
You should model combined household and business cash flow to ensure sustainability.
Lifestyle realities and community fit
Owning a vineyard in Northern Virginia is not only a financial commitment — it’s social. You enter networks: winemakers, county planners, neighbors who remember different land uses, and tourists who expect charm.
- If you value privacy, consider how public-facing operations will affect solitude.
- If you want community, Loudoun’s wine community is robust and collaborative, but also competitive.
- You will likely attend regional tastings, associations, and county meetings — they shape policy and market conditions.
Think honestly about your temperament and your social goals.
What to ask the listing agent
Before you commit to a showing, ask these core questions:
- Exactly how many acres are planted and how many are plantable?
- How many tons were harvested each of the past three years?
- What equipment and inventory are included in the sale?
- Are there any outstanding liens or business debts tied to the property?
- What permits exist for events, and have they ever been contested?
- Is there a current business entity; if so, what is its structure?
Your answers will determine whether this is a lifestyle purchase or a commercial acquisition.
Scenario planning — three buyer profiles
Consider where you fit. These archetypes will help you see pragmatic paths.
1. The hands-on owner-operator
- You want to run the vineyard, make wine, host small tastings.
- Expect steep learning and initial losses as you establish brand and practices.
- Best if you have prior experience or hire skilled managers.
2. The lifestyle buyer with passive income wishes
- You live on-site or use the property as a retreat, leasing vineyard maintenance to professionals.
- Revenue supplements personal income but isn’t the focus.
- Lower stress, but you must manage contracts and oversight.
3. The investor or developer
- You view land as asset: potential subdivision, sale of development rights, or conversion to higher-value uses.
- Risky ethically and politically in a county valuing rural preservation. Expect community and regulatory pushback.
Which scenario aligns with your values and skill set? Be honest: romantic notions can become financial burdens.
Translating the listing’s “Before you continue” boilerplate
You may have seen the listing accompanied by a generic web cookie and privacy notice in multiple languages. Here’s a plain-English summary so you’re not scrolling through legalese:
- The website uses cookies and data to run the service, prevent abuse, and measure audience engagement.
- Accepting cookies usually allows personalized content and targeted ads; rejecting them limits some personalization features.
- You can choose granular privacy settings, and the site provides links to privacy tools and policies for more detail.
This notice doesn’t affect the property’s facts, but it does inform you about how your web browsing will be tracked and used by listing platforms. If you’re researching properties, consider using privacy-conscious settings if you don’t want your searches shaping ads and content.
Final considerations and a candid word
Owning a vineyard estate is theatrical in its appeal. You get sun, harvest, and the smell of crushed grapes — images that come straight from books and movies. You also get the long nights of canes and frost protection, invoices that arrive at unexpected times, and the social work of convincing strangers to pay for a bottle you believe in.
You should be comfortable with ambiguity. Viticulture is an art practiced with agricultural honesty: weather happens, vines surprise you, and markets change. If you like to control every variable, this estate will make you uncomfortable in useful ways. If you can hold both the romance and the accounting ledger in your hands, you might find this property profoundly rewarding.
If you decide to pursue the Paeonian Springs estate, assemble a team: a realtor who knows agricultural deals, a viticulturist, an attorney, a CPA, and — if you plan production — a winemaker or cellar consultant. Visit at different times of year. Ask neighbors about water and roads. Treat the purchase as both a real estate deal and a stewardship agreement with the land.
Practical next steps for you
- Request the full listing package and three years of operational records if available.
- Schedule a site visit in at least two seasons.
- Hire professionals for soil and vine assessment.
- Get preliminary legal and tax advice specific to Loudoun County and Virginia.
- Run conservative financial projections with contingency capital.
The $3.15 million price tag is an opening to a complex set of choices. You can buy a view, a business, or a life. Each is possible, but each requires different commitments.
If you want, tell me what kind of buyer you think you are — hands-on operator, lifestyle owner, or investor — and I’ll sketch a tailored checklist and a rough first-year budget to match.