Farmhouse on 82 Acres with Pastures, Barns and ATV Trails in Spencer, West Virginia — $325,000

Property Overview

Located at 373 Peter Cave Road in Spencer, West Virginia, this farmhouse property brings together 82 acres of open ground, wooded areas, established pasture fields and multiple agricultural buildings. The setting includes hilltop meadows, older pasture fields and a small bottom, giving the land a varied landscape for farming, recreation and country living.

The farmhouse features four bedrooms, two full bathrooms, a large country kitchen with generous countertop space and cabinetry, and an extra-large living and dining room combination. A covered porch extends around three sides of the house, providing several places to sit and enjoy the surrounding farm views.

A whole-home generator is another useful feature. Beyond the house, the property includes two barns, a small machinery shed and a covered RV area with some utilities, situated in a private valley.

Interior Features

Country Kitchen

The kitchen has an open layout with plenty of countertop workspace and cabinetry. Its practical country-style arrangement provides room for everyday cooking, meal preparation and gathering with family or friends.

Living and Dining Area

An extra-large living room and dining room combination gives the farmhouse a generous central gathering space. The room arrangement offers flexibility for both everyday living and larger family meals.

Bedrooms and Bathrooms

The home has four bedrooms and two full bathrooms, including a primary bedroom and a separate guest room. Additional rooms include a laundry room, kitchen and combined living and dining space.

Whole-Home Generator

A whole-home generator is included, an especially useful feature for a rural property where dependable backup power can be important.

Exterior Features and Outdoor Living

The covered porch wraps around three sides of the farmhouse, providing outdoor seating opportunities and views across the surrounding agricultural landscape. The home has vinyl siding and a metal roof.

The property also offers a combination of wooded ground and open fields. Its farm views, hilltop meadows and older pasture areas create a landscape suited to a range of rural uses.

Land, Pastures and Recreation

The 82-acre tract is one of the defining features of this property. Rather than being a single uninterrupted field, the land includes several different types of terrain and outdoor spaces.

• Hilltop meadows: Open elevated areas with views across the surrounding countryside.
• Old pasture fields: Established open ground that contributes to the property’s agricultural character.
• Wooded areas: Tree-covered portions of the acreage for additional outdoor space and wildlife habitat.
• Small bottom: A lower section of land that adds variety to the property’s terrain.
• ATV trails: Trails across the property provide opportunities for off-road recreation.
• Wildlife: Deer are frequently highlighted as part of the property’s outdoor appeal, making the land particularly interesting to hunting and wildlife enthusiasts.

With a combination of open pasture, wooded acreage and established trails, the property provides plenty of room for outdoor activities and rural pursuits.

Barns, Machinery Shed and RV Area

Several additional structures make the property useful beyond the farmhouse itself.

Two Barns

Two barns provide additional agricultural structures on the acreage. They contribute to the property’s existing farm layout and may be useful for a variety of farm-related purposes, subject to their condition and suitability.

Small Machinery Shed

A small machinery shed offers additional covered space for equipment and other farm-related needs.

Covered RV Area

A covered area for an RV is located in a private valley and has some utilities. This provides an additional feature for buyers who own recreational vehicles or want a designated area for visiting guests. The specific utility connections and capacities should be confirmed during inspection.

Property Setting: Spencer, West Virginia

The property is located in the Spencer area of Roane County in central West Virginia. Spencer serves as the county seat and has historically been an important local center for commerce, healthcare and community services.

The surrounding region is characterized by Appalachian hills, wooded countryside, agricultural properties and small communities. Roane County had an estimated population of 13,317 in 2025, while Spencer had approximately 1,936 residents in 2024.

For buyers considering a move to the country, the location combines rural acreage with access to the services and facilities available in Spencer.

Schools and Education

Roane County Schools serves the Spencer area. Schools in the community include:

• Spencer Elementary School: Public elementary education.
• Spencer Middle School: Public middle-school education.
• Roane County High School: Public high school located in Spencer.

Roane County’s school consolidation plan was approved in December 2025, with students from the closing Walton and Geary elementary/middle schools scheduled to transition to the Spencer schools beginning with the following school year.

These are nearby community schools, not a confirmation of the property’s individual school assignment. Buyers should verify attendance boundaries and transportation arrangements directly with Roane County Schools.

Healthcare and Medical Services

Spencer provides access to local medical services through Roane General Hospital and its associated clinics.

• Roane General Hospital: A local hospital with a 24-hour emergency department and Level IV trauma designation.
• Roane General Medical Clinic: Provides primary care, specialty services and walk-in care in Spencer.
• Roane General Medical Associates: Offers primary care and additional outpatient services.

These facilities provide access to healthcare within the local community. Buyers should consider their preferred specialists and any additional services that may require travel to larger regional medical centers.

Shopping and Everyday Services

Spencer serves as the main shopping and service center for much of Roane County. Its businesses provide access to everyday necessities without relying entirely on larger neighboring cities.

The Walmart Supercenter at 97 Williams Drive offers grocery shopping, a pharmacy, a garden center, a bakery, a deli and additional retail services.

Other shopping, dining, banking, fuel and personal services are available throughout Spencer. The town’s commercial center provides a practical range of everyday amenities for residents of the surrounding rural communities.

Parks and Outdoor Recreation

Outdoor recreation is an established part of the Spencer community, with several public spaces and recreational destinations in the area.

Charles Fork Lake

Charles Fork Lake, located south of Spencer along West Virginia Route 36, is one of the area’s notable outdoor recreation destinations. The lake covers approximately 70 acres and is surrounded by roughly 1,600 acres of public land with about 21 miles of trails.

Activities include fishing, paddling, hiking, mountain biking and camping. The lake is known for fishing opportunities involving walleye, musky and bass. Camping facilities include sites with and without electric hookups.

Spencer Parks

Municipal recreation facilities in Spencer include Griffith Park and Washington Park. These public spaces feature recreational amenities such as tennis and basketball courts, playground areas and picnic facilities. Washington Park also has a swimming pool.

The wider region hosts community events and outdoor activities, including the annual Black Walnut Festival and the Tour de Lake mountain biking event.

Transportation and Regional Access

Peter Cave Road connects the property to the surrounding rural road network. Access to the Spencer area includes West Virginia Route 14 and other regional roads serving Roane County.

Spencer provides the principal local connection for shopping, healthcare, schools and community services. Buyers should evaluate the property’s road conditions, seasonal accessibility and preferred travel routes during a visit.

Public transportation options and regular regional commuting services should be checked independently before making travel arrangements.

Utilities and Connectivity

The property has a whole-home generator, and the covered RV area includes some utilities. These are useful existing features for a rural property.

However, the exact arrangements for household water, wastewater, electricity, heating fuel, trash collection and internet service should be verified directly with the seller and relevant providers.

West Virginia has several broadband providers operating across the state, but statewide provider listings do not establish service availability at a particular rural address. Buyers should confirm available internet technologies, connection speeds and installation costs for 373 Peter Cave Road.

Property Taxes and Ownership Considerations

The supplied annual property tax figure is $906. Buyers should confirm the current assessment and applicable tax amount with the Roane County Assessor, particularly when evaluating a property with substantial acreage and multiple structures.

A property of this size also deserves a careful review of parcel boundaries, access rights, easements, agricultural uses, building conditions and the condition of the barns and other improvements.

Local Housing Market Context

Spencer has a relatively small housing market, where individual properties can differ considerably in acreage, condition, building size and land use. A large rural farm property is not directly comparable to a conventional in-town residence.

Recent market reporting for Spencer has included both residential homes and larger rural properties. For an accurate comparison, buyers should consider completed sales involving similar acreage, agricultural improvements, access and residential features rather than relying exclusively on general citywide averages.

A consistent five-year historical series of comparable sales specifically for rural farm properties in the Spencer area was not available for reliable presentation. Historical estimates and general housing-market averages should not be treated as a valuation of this particular property.

Development and Future Planning

Spencer maintains municipal planning and community development programs, including a comprehensive plan. No specific approved development or major infrastructure project affecting the immediate Peter Cave Road property location could be reliably established for inclusion here.

Buyers interested in future land use, agricultural activities or potential improvements should verify applicable zoning, land-use restrictions, permits and county requirements before making plans.

Property Summary