Land use and the questions a buyer will raise
Rural parcels around Charlottesville are often enrolled in use-value taxation programs, and campground properties sometimes include acreage in that status. Whether a change of use or a subdivision would trigger rollback taxes is a legitimate diligence question and one worth asking your own attorney or the county assessor about before a sale, not after a contract is signed.
Albemarle land use and the rollback question
Albemarle, Nelson, and Greene counties keep close control over rural land, and a good share of campground parcels sit in agricultural or forestal use-value taxation. Converting a use can trigger a rollback assessment covering several prior years, so we confirm the classification and the county's position early and address responsibility for any rollback in the contract.
We also pull whatever approvals exist on the campground itself: special use permit conditions, site plan limits, and health department capacity. Those documents tell us what the property is permitted to be, which is not always the same as what it currently is.
Agritourism, wineries, and event revenue
Charlottesville-area parks often earn meaningful income from something other than nightly sites — a wedding meadow, a tasting partnership, glamping units, or seasonal events. That revenue is real and we pay for it, but at its own margin, because it usually carries labor and capital that site rent does not.
If an event business depends on you personally, tell us. We can structure a transition season or a short consulting arrangement so the revenue survives the handoff and stays in the price.