1344 OLD WINCHESTER Road, BOYCE, VA 22620

In real estate, it's all about location. This isn't just a location-it's a high-cation. Opportunities like this are exceedingly rare: surrounded by large, protected parcels-many in conservation easement-in the heart of Hunt Country, under $1M, and an hour to Washington, D.C. This is the unicorn, offering a truly uncommon chance to embrace peaceful, abundant country living without compromise. Awaiting its next stewards, this picture-perfect vintage farmhouse is beautifully sited on 15 acres in coveted Blue Ridge Hunt territory, where a constant breeze and soft eastern mountain views set the rhythm of daily life. A winding half-mile drive sets the tone, leading to a storybook setting where historic charm meets modern ease. Inside, original hardwood floors, custom built-ins, and a wood-burning fireplace create a warm, inviting atmosphere. Three well-appointed bedrooms feature tailored storage, while a dedicated home office, laundry/mudroom with utility sink, and a private outdoor shower add thoughtful functionality. Every room is framed by picturesque views of the surrounding landscape. Outdoors, the property is equally compelling. A two-story barn with electricity offers three stalls, a workshop, and ample space for hobbies or future expansion. Additional improvements include a large metal equipment shed, a smaller ruminant barn, and repurposed grain silos reimagined as charming chicken houses-blending practicality with a touch of whimsy. During their time here, the current owners have thoughtfully shaped the land for both beauty and utility-clearing acreage for pasture, adding extensive fencing, and creating a productive vegetable garden. The groundwork is in place for small-scale animal husbandry and a true farm-to-table lifestyle. It's a property that invites you to live off the land, surrounded by character and authenticity that typically commands a far higher price point. For those looking to expand, the vision is already in place. Veritas Construction-renowned for their mastery of historic additions and timeless design-has created expansion plans for both the home and barn, seamlessly blending old and new. These plans convey with the property, offering a turnkey path to elevate the estate while preserving its original charm. The dream of country living is already here-quiet, intentional, and deeply rooted in the land-yet thoughtfully prepared for its next chapter. Ideally located just 6 miles to Berryville, 8 miles to Winchester, and just 20 minutes to Middleburg, this offering strikes a rare balance-peaceful, private, and beautifully connected. NO DRIVE INS PLEASE.