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Who this area suits
Is this your part of the valley?
Buyers who want a newer house and a lower tax rate, people commuting on I-81 or to the airport, and anyone who wants Carvins Cove and the Appalachian Trail close.
Where it is: North of the city along I-81 (Exits 146–150) and US 220 / Route 11 through Hollins, Cloverdale, Daleville and Troutville, with Fincastle and Buchanan farther north.
A lower rate and newer houses
Botetourt County's 2026 real estate rate is 70 cents per $100, against $1.03 in Roanoke County and $1.22 in the city. That, plus available land, is a big reason so much of the valley's new construction has gone up around Daleville.
Daleville Town Center
A 117-acre planned center off Route 220 that took its first residents in 2010: apartments, townhomes, single-family houses, shops, and summer concerts at the pavilion. A full-size grocery store was approved there in June 2026.
Google at Greenfield
Google bought 312 acres at the Botetourt Center at Greenfield in 2025 and plans a three-building data center campus, with at least 150 jobs and $3 billion invested by 2030, according to the company and local officials.
I-81 is being widened here
VDOT is widening I-81 between Exit 143 and Exit 150, with the new lanes expected around 2030 and final completion in 2031. The drive down to Roanoke works; plan on work zones for a few years.
Old towns up the road
Fincastle, the county seat, has a preserved historic core. Buchanan sits on the James River. Troutville is an Appalachian Trail town. Hollins, at the Roanoke County line, is home to Hollins University, founded in 1842.
One thing to watch here
Newer subdivisions usually come with an HOA and sometimes private roads, and past the subdivisions wells and septic are normal. Ask for the HOA documents and the well and septic records early, not at the closing table.
The practical facts
- Jurisdiction
- Botetourt County & Roanoke County
- Places
- Hollins, Daleville, Troutville, Fincastle, Buchanan
- Downtown Roanoke
- 20–25 min
- Roanoke-Blacksburg airport
- 15 min
- Carvins Cove
- 15 min
- Salem
- 20 min
Schools
Botetourt County Public Schools: Lord Botetourt High in Daleville serves the southern county and James River High serves the north; Troutville is split between the two. Hollins, on the Roanoke County side, is Roanoke County Public Schools.
Communities in and around Botetourt & North County
A starting point, not a complete list — ask us about the smaller pockets.
| Neighborhood | Where | What it is |
|---|---|---|
| HollinsSuburban · College | Roanoke · Roanoke Co. & Botetourt Co. | North of the city near I-81 and the airport, home to Hollins University, founded in 1842. The community straddles the county line. |
| Daleville Town CenterPlanned · Mixed-Use | Daleville · Botetourt Co. | A 117-acre planned center with apartments, townhomes, single-family houses, shops and a summer concert pavilion. A full grocery store was approved in 2026. |
| Ashley PlantationGolf · Subdivision | Daleville · Botetourt Co. | A golf community in Daleville with several named sections and two courses. |
| TroutvilleSmall Town · Trail | Troutville · Botetourt Co. | A Botetourt County town at I-81 Exit 150 on the Appalachian Trail; split between the Lord Botetourt and James River high school zones. |
| FincastleHistoric Town | Fincastle · Botetourt Co. | The Botetourt County seat, with a preserved historic core. |
| BuchananRiver Town | Buchanan · Botetourt Co. | A small town on the James River in northern Botetourt County, near James River High School. |
What are you looking for here?
The agent who is right for a 1915 foursquare here is not the agent who is right for a new build. Pick what fits.
Mountain-View Homes
The view is why you're here. The slope, the driveway, the well and the septic are what you're actually buying.
What to knowNew Construction
Much of the valley's new building is north of the city around Daleville, with pockets across Roanoke County. Your agent should know the builders as well as the floor plans.
What to knowAcreage & Land
From a few wooded acres off Route 221 to working farmland in Botetourt. Land is a different business from houses, and it needs a different agent.
What to knowCondos & Lofts
High ceilings and old brick downtown, townhomes in Daleville and Salem. Less maintenance, but the association documents matter as much as the unit.
What to knowOther parts of the valley
Downtown & Old Southwest
Lofts above the City Market, Victorian blocks a few streets away, and the Star on the mountain over all of it. The walkable, historic heart of the city.
Explore this areaGrandin, Raleigh Court, Wasena & South Roanoke
The older southwest neighborhoods: 1920s bungalows, a 1932 movie theater, the river greenway, and Mill Mountain at the end of the street.
Explore this areaSalem, Glenvar & Catawba
Its own city, with its own schools and its own electric company. A real Main Street, Roanoke College, and the road out to McAfee Knob.
Explore this areaThinking about Botetourt & North County?
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