River Bluff Farm Bed & Breakfast for Sale
Price
$1,600,000
Rooms
4
Property Type
Bed & Breakfast
Location Type
rural
Year Built
1876, 1995
Owners Quarters
Yes
Property Details
Investment Overview
River Bluff Farm Bed & Breakfast offers an opportunity to acquire an established independent lodging business with significant growth potential in Virginia’s Shenandoah Valley. Located near New Market, the property encompasses approximately 20.87 acres along the North Fork of the Shenandoah River and combines guest accommodations, multiple residences, river frontage, and undeveloped land within a single hospitality property.
The current lodging business includes three guest rooms with private baths in the River House and a separate one-bedroom/one bath Cottage. The River House and Cottage both have full kitchens and may also be offered as separate whole-house vacation rentals, providing flexibility for families, groups, and longer stays.
Additional growth opportunities include the residence at 153 Quicksburg Mill Road, currently used as a long-term rental, which could potentially be transitioned to hospitality accommodations. The property’s additional acreage may also support future independent lodging development, including cottages, cabins, or other boutique hospitality accommodations, subject to applicable approvals.
For buyers seeking a Virginia bed and breakfast with room to grow, River Bluff Farm combines an existing hospitality business with real estate and land that could support a larger independent lodging operation.
Additional Highlights
- Riverfront Setting: Approximately 660 feet of private frontage on the North Fork of the Shenandoah River distinguishes the property as a Shenandoah Valley lodging destination.
- Outdoor Amenities: Decks, porches, gardens, a riverside fire pit, walking areas, river access, and extensive grounds complement the lodging accommodations.
- Owners’ Quarters: Completely standalone 2 bed/2 bath house is a standout feature for this type of independent hospitality business.
Opportunities for Growth
River Bluff Farm offers several potential approaches to expanding the existing independent lodging business.
Expand Existing Lodging Inventory
One potential near-term opportunity is the first building after the entry, 153 Quicksburg Mill Road, which is currently operated as a long-term rental.
A future owner could evaluate transitioning the residence to short-term rental or other hospitality accommodations. If permitted, this could increase guest capacity using an existing residence rather than requiring new construction.
The property’s multiple residences also provide flexibility in determining the best future mix of guest accommodations, owner housing, and rental uses.
Potential for Additional Independent Lodging
With approximately 20.87 acres, River Bluff Farm may provide opportunities to expand the hospitality business beyond its existing buildings.
Subject to zoning, permitting, utilities, site conditions, and other requirements, potential future uses could include:
- Guest cottages or cabins
- Event venues
- Boutique lodging accommodations
- Small-scale independent lodging units
- Retreat or group accommodations
- Additional outdoor activities
This gives a buyer the opportunity to consider River Bluff Farm as both an established bed and breakfast and a potential platform for a broader independent lodging or boutique hospitality business.
Expand Group and Event Business
The ability to offer multiple structures as whole-house rentals, and the possibility of adding additional event facilities provide even more avenues for growth.
Families, reunions, university visitors, retreats, and other groups often seek accommodations combining private bedrooms with shared gathering spaces.
Diversify Lodging Revenue
River Bluff Farm currently combines B&B guest rooms, a private cottage, whole-house rental capability, and a long-term rental residence.
A future owner may be able to expand this mix with additional independent lodging accommodations, allowing the business to serve different guest segments, lengths of stay, and price points.
What's Special
- Mountain Views
- Acreage
- Blue Ridge Mountains
- Cabins/Cottages
- Canoeing & Kayaking
- Nature Tourism
- Pet Friendly
- Waterfront
- Shenandoah Valley
- Expansion Potential
- Independent Lodging
Broker/Consultant Information
Marilyn Bushnell | marilyn@marilynbushnell.com | 410-422-0013 | Website
Chuck Anderson | chuck@inns.forsale | 770-841-1410 | Website
Patrick Campbell | patrick@inns.forsale | 410-812-5069 | Website
VA Broker of Record: Lori Hoffman, RealtyONEGroup
Property Photos
Exterior Photos
Public Area Photos
Room Photos
Special Features Photos
Owner's Quarters
Originally built in 1860 and expanded and updated over the years, the approximately 1,995-square-foot owner’s residence provides comfortable private living space separate from the primary guest accommodations.
The residence includes two bedrooms, two full baths,
a spacious living room, eat-in kitchen, and private patio.
A separate studio/office located across the backyard provides additional space for business, creative, or personal use.
The dedicated owner’s residence is particularly well suited to an owner-operated independent lodging business, providing substantial private accommodations while maintaining separation from guest areas.
Why Current Owners Love Living in the Area
We fell in love with this property as soon as we arrived. It is very private and serene yet minutes to I81. We love relaxing and watching the wildlife – the birds, butterflies, deer, bunnies and more. We enjoy kayaking and fishing in the North Fork – if we are lucky we see the eagle pair flying up the river bank. We absolutely love the Shenandoah Valley and the slower pace of life. There is a lot to do in the area. We love to hike in Shenandoah National Park, George Washington National Forest and two local state parks. There are several wineries and breweries nearby to meet friends and listen to local music. It is nice to be close to JMU and Shenandoah University for the music, theater and classes. We hope to stay in this beautiful area.
Location Details
Region:
Mid-Atlantic
Address: 183 Quicksburg Mill Lane, Quicksburg, VA 22847
Shenandoah Valley Location
River Bluff Farm is located near New Market in Virginia’s Shenandoah Valley, an established tourism region known for its mountain scenery, outdoor recreation, historic attractions, caverns, wineries and breweries, scenic drives, universities, and access to Shenandoah National Park and George Washington National Forest.
Convenient access to Interstate 81 connects the property with New Market, Harrisonburg, Woodstock, Luray, James Madison University, Shenandoah National Park, Shenandoah Caverns, and destinations throughout the central Shenandoah Valley. Washington, DC, Baltimore, MD, and Richmond, VA are all less than 150 miles away, and Pittsburgh, PA is slightly further (225 miles), all representing major metropolitan areas from which to draw guests who want to get away from the city without a long drive.
The location supports a broad mix of lodging demand, including leisure travelers, couples, families, university visitors, history travelers, outdoor recreation guests, and groups.
Private frontage on the North Fork of the Shenandoah River, mountain views, acreage, gardens, and outdoor gathering spaces further distinguish River Bluff Farm from more conventional lodging properties while maintaining its traditional bed and breakfast character.
Independent Lodging Business Opportunity
River Bluff Farm combines an operating Virginia bed and breakfast with multiple residences, approximately 20.87 acres, substantial Shenandoah River frontage, established guest accommodations, and land that may provide room for future hospitality development.
A new owner could continue the existing B&B and Cottage operation, pursue incremental growth by repositioning existing residential space, or evaluate longer-term development of additional independent lodging accommodations.
For buyers searching for a bed and breakfast for sale in Virginia, an independent lodging business in the Shenandoah Valley, or a boutique hospitality property with expansion potential, River Bluff Farm offers an unusual combination of existing operations, real estate, location, and room for growth.
Any proposed change in use, additional lodging, construction, subdivision, or development should be independently evaluated by the buyer and is subject to applicable zoning, permitting, health department, environmental, utility, and other governmental requirements.
