Property Overview

River Bluff Farm Bed & Breakfast offers an unusual opportunity to acquire an established independent lodging business on approximately 20.87 acres in Virginia's Shenandoah Valley. Located near New Market, the property combines guest accommodations, dedicated owner's housing, an additional rental residence, extensive grounds, and approximately 660 feet of private frontage on the North Fork of the Shenandoah River.

The existing hospitality operation provides a solid foundation for continued use as a bed and breakfast while offering flexibility for a future owner to expand lodging and diversify revenue. Multiple residences and undeveloped acreage create potential for additional hospitality uses over time, subject to applicable approvals.

With convenient access to Interstate 81 and destinations throughout the Shenandoah Valley, River Bluff Farm combines an established lodging operation, a distinctive riverfront setting, and meaningful opportunities for future growth.

River Bluff Farm encompasses approximately 20.87 acres of open and wooded land, gardens, mountain views, and approximately 660 feet of frontage on the North Fork of the Shenandoah River.

The River House serves as the primary guest building and includes three individually appointed guest rooms with private baths. Guest common areas include comfortable living and sitting spaces, a dining room, kitchen, fireplaces, porches, decks, and outdoor gathering areas. With its own full kitchen, the River House can accommodate traditional individual-room stays or be offered as a whole-house rental.

A separate one-bedroom, one-bath Cottage provides another private guest accommodation with its own kitchen and living space. The Cottage can likewise serve as an individual lodging unit or whole-house rental.

A dedicated owner's residence provides approximately 1,995 square feet with two bedrooms, two full baths, a spacious living room, eat-in kitchen, and private patio. A detached studio/office provides additional space for business or personal use.

The property also includes a separate residence at 153 Quicksburg Mill Road that is currently used as a long-term rental.

Outdoor features include river access, a riverside fire pit, gardens, walking areas, decks, porches, and extensive grounds. The combination of multiple buildings, substantial acreage, and private river frontage distinguishes River Bluff Farm from a more conventional bed and breakfast property.

About the Owner's Quarters

A completely separate owner's residence provides approximately 1,995 square feet of private living space away from the primary guest accommodations.

Originally built in 1860 and subsequently expanded and updated, the residence includes two bedrooms, two full baths, a spacious living room, eat-in kitchen, and private patio.

A detached studio/office located across the backyard provides additional space for business, creative, or personal use. The separation between the owner's residence and guest lodging is a particularly desirable feature for an owner-operated hospitality business, allowing substantial private living space without sacrificing guest accommodations.