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Mountain-View & Ridge Homes
The view is why you're here. The slope, the driveway, the well and the septic are what you're actually buying.
Want to see what's for sale?
The market, briefly
What this costs in the Roanoke area
Priced on the site as much as the house, so recent sales on similar slopes and views matter more than any valley-wide median.
Figures reflect publicly reported Roanoke-area activity and are for general orientation only — they are not an appraisal. Ask us for current numbers on your specific situation.
Steep lots change everything
A hillside site changes the driveway, the foundation, drainage, and what it costs to build or add on. Walk it in the rain if you can, and ask how the driveway does after an ice storm.
Water and sewer can stop at the subdivision line
The Western Virginia Water Authority serves much of the valley, but rural and hillside parts of the counties rely on private wells and septic systems. Ask which you have, test the well, inspect the septic, and get the permit records from the Virginia Department of Health.
Elevation is weather
Bent Mountain sits on a plateau above 2,600 feet. Higher up, expect more snow and ice than on the valley floor, and plan for a vehicle and a road that can handle it.
Protect the view you're paying for
What you see today is only yours if no one can build in front of it. Ask what's above and below the lot, what the zoning allows there, and whether any of it is protected land like the Parkway corridor or a conservation easement.
Use this
Questions to ask any agent about this
Ask these of any agent — one we introduce or one you found yourself. A specialist answers easily. Everyone else gets vague.
- Is the home on public water and sewer, or a private well and septic?
- When was the septic last pumped and inspected, and how does the well test?
- Who maintains the road, and who plows it?
- What can be built on the land between me and the view?
- Is high-speed internet available at this exact address?
Neighborhoods that fit
A starting point. Details change — always verify current rules with the HOA and the locality.
| Neighborhood | Where | What it is |
|---|---|---|
| GlenvarSuburban · Rural Edge | Salem · Roanoke Co. | A Roanoke County community just west of Salem along Route 11 and I-81, with Glenvar High School. |
| Hunting HillsGolf | Roanoke · Roanoke Co. | Built around a private course that opened in 1971; residents bought the 150-acre course in 2018. |
| Back CreekRural · Acreage | Roanoke · Roanoke Co. | The Route 221 corridor southwest of the city, named for its stream, where the suburbs give way to larger lots. |
| Bent MountainMountain · Acreage | Bent Mountain · Roanoke Co. | A plateau above 2,600 feet on Route 221 with a history of apple orchards. Wells, septic and real winter. |
| Mount PleasantRural · Suburban Edge | Roanoke · Roanoke Co. | Southeast Roanoke County along the Route 116 corridor, toward the Franklin County side of Smith Mountain Lake. |
| ClearbrookRural Edge | Roanoke · Roanoke Co. | Along US 220 south of the city, below the Blue Ridge Parkway on the slopes of Buck Mountain. |
| Ashley PlantationGolf · Subdivision | Daleville · Botetourt Co. | A golf community in Daleville with several named sections and two courses. |
Where to look for this
Cave Spring & Southwest County
Established suburbs off Route 419, the Parkway along the ridge, and Back Creek and Bent Mountain where the county turns rural.
Explore this areaBotetourt, Daleville & North County
The valley's growth corridor. New neighborhoods around Daleville, Hollins at the county line, and old towns up the road: Troutville, Fincastle and Buchanan.
Explore this areaVinton & the Southeast Valley
A small town ten minutes from downtown, Explore Park and the Parkway next door, and the roads that head out to Smith Mountain Lake.
Explore this areaOr maybe you're really after…
Historic Homes
Victorians in Old Southwest, bungalows in Grandin and Wasena. Beautiful houses that come with rules, tax credits, and a century of maintenance.
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 knowLooking for mountain-view homes?
Tell us the specifics and we'll introduce you to an agent who does this every week — not one who does it occasionally. Free, and no obligation whatsoever.
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