For Sale

Bluff Point

$2,590,000 Kilmarnock, VA 888± Deeded Acres

Executive Summary

Bluff Point spans 887± acres and sits along a gorgeous stretch of Chesapeake Bay shoreline at the end of the Northern Neck. The property occupies an enviable location ten minutes east of the town of Kilmarnock, and only two and a half hours south of Washington, DC. Despite its easy accessibility, the property feels completely removed from everyday life.

Bluff Point itself is a peninsula located at the end of a state-maintained road, offering remarkable privacy and expansive vistas of the Bay and coastline. The peninsula fronts on approximately 100 acres of tidal marsh and features over five miles of bay and marsh shoreline, including a mile of private beach. Bluff Point’s location has long been desirable, and archeological studies show that human settlement on the property dates back to the Wicomico tribe.

All the components needed to create a first-rate waterfront retreat are in place, starting with the Chesapeake Bay. The Bay sits in the heart of the Atlantic Flyway and is well-known for its exceptional waterfowl hunting and saltwater fishing. Sporting opportunities on the water are balanced by the interior timberland, which supports healthy populations of whitetail deer and wild turkey. The property is under conservation easement and allows for the construction of a home and guest house within a nine-acre building envelope that is ideally situated at the southern tip of the Bluff Point peninsula.

Just the Facts

  • 887± acres
  • 100± acres of tidal marsh
  • Extensive Chesapeake Bay shoreline
  • End-of-the-road privacy
  • 10 minutes to Kilmarnock, VA
  • Excellent hunting potential
  • Located in the heart of the Atlantic Flyway
  • Established pine plantation
  • 1.5 hours to Richmond and 2.5 hours to Washington, DC
  • Less than 90 minutes to the nearest commercial airport and 45 minutes to the nearest FBO
  • Under a conservation easement allowing for the construction of a main home and guest house

General Description

Bluff Point is comprised of three separate tracts. The main two tracts, Bluff Point South and Bluff Point North, are nearly contiguous and measure 258± acres and 578± acres, respectively. The third tract, The Ditchley Tract, is approximately 50 acres and located nearby.

Bluff Point South features Bluff Point itself and has end-of-the-road privacy and stunning coastal views. The tract has a well-maintained interior road system that provides convenient access throughout its acreage. In addition to the Chesapeake Bay, this tract also fronts on Barnes Creek and Oyster Creek, two sheltered inland creeks. Life on the Bay is about getting out on the water, and Bluff Point South features multiple locations to build a dock or pier. The property’s homesite sits at the end of the peninsula, and the building envelope occupies one of the prettiest locations on the property, overlooking the marsh and Bay, with views stretching down the coastline. 

Bluff Point North measures 578± acres and is comprised of a pine plantation with stands of hardwoods mixed in. The pine plantation is of varying age classes, and the conservation easement allows for sustainable timber harvesting. The timber offers the opportunity for recurring long-term revenue and excellent hunting opportunities for whitetail deer and wild turkey. The tract has frontage on Jarvis Creek. 

Finally, the Ditchley tract is a short drive from Bluff Point North and South and is a 50± acre pine plantation that further adds to the property’s timber assets.

Bluff Point and its marsh span 5.3± miles of shoreline on the Chesapeake Bay. The additional 1.6± miles of shoreline along Barnes Creek, Jarvis Creek, and Oyster Creek bring the property’s total water frontage to an amazing 7 miles. 

Broker's Comments

Bluff Point is a blank canvas for the next owner. Large acreage, extensive water frontage, and an accessible location on the Chesapeake Bay provide an outstanding opportunity to create a best-in-class recreational retreat.  

Learn about the locale

Location

Bluff Point is located at the end of the Northern Neck, an historic peninsula bound by the Potomac River to the north, the Rappahannock River to the south, and the Chesapeake Bay at its eastern end. Toward the end of the Northern Neck is the town of Kilmarnock, and 10 minutes beyond that, at the end of the state-maintained road, sits Bluff Point. 

This private and secluded location is balanced by the nearby conveniences of Kilmarnock and easy access to the larger towns and cities of the region. Washington, DC and the surrounding metro area can be reached in two and a half hours, while Richmond is one and a half hours away and Charlottesville is two hours and fifteen minutes away. 

  • Kilmarnock - 5 miles (10 minutes)
  • Richmond - 77 miles (1 hour and 25 minutes)
  • Charlottesville - 146 miles (2 hours and 15 minutes)
  • Washington D.C. - 126 miles (2 hours and 30 minutes)
  • Baltimore - 164 miles (3 hours and 20 minutes)

Nearby commercial airports include Richmond and Dulles and provide service to and from an extensive range of domestic and international destinations. The closest fixed base operation, Middle Peninsula Airport, is located in West Point and features a 5,000-foot runway. 

  • Middle Peninsula Airport (FYJ) - 37 miles (45 minutes)
  • Richmond International Airport (RIC) - 71 miles (1 hour and 20 minutes)
  • Dulles International Airport (IAD) - 148 miles (2 hours and 45 minutes)

Locale

The area around Bluff Point is defined by the Chesapeake Bay, a remarkable body of water that has strongly influenced the history, land use, and culture of coastal Virginia and Maryland. The Chesapeake is the largest estuary in the United States, and it is a phenomenal recreational resource. Waterfowling and fishing on the Bay are deeply ingrained in the local culture, and Bluff Point is ideally positioned to take full advantage of both. Kilmarnock, a short ten-minute drive, is the nearest town to the property and features a wide array of amenities. The town has a population of about 1,500 residents and traces its roots back to the 1600s. Kilmarnock is a regional hub for the Northern Neck, and its charming downtown is home to an excellent variety of restaurants, stores, and local businesses. Also nearby are several other historic coastal communities such as Irvington, which is under 20 minutes away and home to the renowned Tides Inn and Golf Resort. 

Climate

The Virginia coast has an agreeable climate with four distinct seasons. Like other areas in the Tidewater region, spring and fall feature beautiful weather in the 60s and 70s. Summers are warm and humid, with highs in the 80s and 90s but tempered by breezes off the bay. Winters are relatively mild, and lows dip below 30 degrees infrequently. The average annual rainfall is 47 inches, while the average annual snowfall is eight inches. 

Learn more about the property

Acreage (Deeded & Leased)

Most of the property is comprised of upland maritime forest and planted pine plantation. A breakdown of the acreage is as follows:

  • Forest - 770 acres
  • Tidal Marsh - 100 acres
  • Open - 7 acres
  • Other (roads, etc.) - 10 acres

Deeded Acres: 888±
Total Acres: 888±

Improvements

The South Tract features one and three-quarter miles of well-improved internal roads. The North Tract features miles of timber roads. Most of those are passable in a truck or SUV, while others are better accessed via ATV/UTV. Beyond the existing roads, the property is unimproved, offering the next owners a blank canvas to implement their vision.

Taxes

Annual property taxes are approximately $2,100.

Learn about the recreational amenities

Recreational Considerations

The recreational opportunities at Bluff Point are considerable although undeveloped, and it all starts with the Chesapeake Bay. The conservation easement allows for a total of three docks or piers to be constructed on Barnes, Jarvis, and Oyster Creeks, providing immediate deep-water access to the Bay. Family time on the water in the summer, casting for striped bass in the fall, and duck hunting the marsh in the winter can all be pursued directly from the property. 

The property has a very functional interior road system, yet beyond that, its future will be determined by the next owner. The hunting opportunities are substantial, and future timber management could be coordinated to benefit wildlife habitat and the property’s conservation values. The whitetail deer and wild turkey populations on the Northern Neck are healthy and robust as are the waterfowl populations. The Chesapeake Bay lies in the heart of the Atlantic Flyway and has a storied hunting tradition. The creeks and marsh provide excellent habitat, and strategic construction of shallow water impoundments could further enhance a waterfowl program. 

The seven miles of frontage on the Bay and creeks provide a scenic backdrop for trails and ample opportunities to create a trail network for hiking, running, mountain biking, and horseback riding. The non-sporting wildlife populations are significant and varied and contribute to the number one recreational opportunity at Bluff Point – being in nature.

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