Set amidst the peaceful countryside of Bush Neck, this exceptional 32-acre property offers a rare opportunity to create a private country estate surrounded by mature woodland, open fields, and the natural beauty of Tidewater Virginia. An inviting cleared field of approximately four acres is framed by roughly 28 acres of mature forest, creating a wonderful sense of privacy and seclusion. Multiple level areas provide attractive options for a future homesite, whether you envision an elegant country residence overlooking the open field or a private retreat nestled among the trees.
The property has long been enjoyed as a private deer and bird hunting retreat, with abundant wildlife and natural habitat throughout. Moving south across the property, the land gradually takes on the rolling character so distinctive to Tidewater Virginia, descending toward the headwaters of Nettles Creek.
The A-1 zoning provides flexibility for a variety of rural and agricultural uses, including horses, pastures, fields, outbuildings, barns, and greenhouses. Imagine a refined country estate with expansive grounds, an equestrian setting, a private hunting retreat, or simply a peaceful sanctuary with no Homeowners Association or Covenants.
With its combination of open acreage, mature woodland, natural beauty, wildlife, and multiple potential homesites, this property offers something increasingly difficult to find - a substantial private parcel where you can create a country estate entirely your own. 2071 Bush Neck Road is a rare opportunity to own a beautiful piece of the Williamsburg countryside and bring your vision of a private Tidewater estate to life.
Listing courtesy of Robert Hornsby · Hornsby Real Estate Co. · REIN MLS #10657690
2071 Bush Neck Road sits on a quiet stretch of James City County outside Williamsburg, Virginia 23188. This land and farms parcel offers open acreage with room to build, cultivate, or simply hold. The surrounding area blends rural calm with easy access to Colonial Williamsburg and the wider Hampton Roads region.
Raw land in this corridor is genuinely hard to find. Most of what surrounds 2071 Bush Neck Road is established residential or protected green space, which makes an open parcel here a real opportunity. The lot sits far enough from the city center to feel private, yet close enough that daily errands and major employers are a reasonable drive away. That balance — acreage with accessibility — is the defining quality of this address.
ALL OTHERS AREA 118 and the Williamsburg real estate market
Bush Neck Road runs through a low-density stretch of James City County where wooded lots and working land dominate the landscape. The pace here is unhurried. Neighbors are spread out, and the tree canopy stays thick in every direction. This part of the 23188 zip code sits west of the Colonial Williamsburg historic district, giving it a distinctly rural character while still belonging to one of Virginia's most visited cities. Williamsburg itself punches well above its size. The city anchors a region rich in history, outdoor recreation, and a surprisingly strong job market. The College of William and Mary, the Williamsburg Premium Outlets, and the Colonial Williamsburg Foundation are all major employers nearby. Getting around is straightforward — Route 60 and Interstate 64 are both accessible within a short drive, connecting you to Newport News, Hampton, and the broader Hampton Roads metro. Anyone comparing homes for sale in Williamsburg will notice that the 23188 zip code consistently offers some of the largest lot sizes in the market.
What's nearby
Everyday needs are covered without a long drive. A Walmart Supercenter and a Harris Teeter are both reachable in under 15 minutes. The New Town mixed-use district — with restaurants, a movie theater, and specialty shops — sits roughly 10 minutes east. Merchant's Square in the heart of Colonial Williamsburg adds dining and retail with a historic backdrop. For outdoor time, Freedom Park and Waller Mill Park both offer trails, water access, and open space within a short drive. The Williamsburg Community Hospital is also close, which matters for day-to-day peace of mind.
For different buyers
Base commute and VA loan notes
Camp Peary is about 25 minutes from 2071 Bush Neck Road. Naval Weapons Station Yorktown is roughly 32 minutes out. VA loan financing can be used to purchase land under certain conditions — a lender familiar with VA construction loans can walk you through the specifics. The James City County area sees steady VA loan activity, and local lenders here know the process well.
For buyers drawn to character
Buyers drawn to something different will find it here. A land parcel on Bush Neck Road is a chance to design from the ground up — your footprint, your layout, your materials. The rural setting means fewer restrictions on how the land looks and lives day to day. If you've been browsing homes for sale in 23188 and keep wishing you could start fresh, this kind of parcel is the answer to that.
More buyer questions
How far is 2071 Bush Neck Road from Camp Peary?
The drive is about 25 minutes under normal traffic conditions. Naval Weapons Station Yorktown is roughly 32 minutes away via Route 60 and Route 17.
What is the zoning for 2071 Bush Neck Road?
The parcel falls under James City County jurisdiction. Buyers should contact James City County Planning directly to confirm current zoning classification and any applicable use restrictions.
Is 2071 Bush Neck Road in a flood zone?
Flood zone status for this parcel is shown in the FloodRisk tile on this page. A lender or title company can also pull the current FEMA designation during due diligence.
What schools serve the 23188 zip code near this address?
Buyers comparing homes for sale zoned for Warhill High School and homes for sale zoned for J. Blaine Blayton Elementary School will find that both schools serve portions of the 23188 zip code. Confirm exact zoning assignments with James City County Schools before making decisions based on school boundaries.
Are utilities available at 2071 Bush Neck Road?
Utility availability — including water, sewer, and electric service — should be verified directly with James City County and the relevant utility providers. A buyer's agent can help coordinate those inquiries during the due-diligence period.
Curious about what's possible at 2071 Bush Neck Road? Tom and Dariya Milan can walk you through land-specific due diligence and connect you with builders and lenders who know this market.
Summary generated by AI from public records and publicly available information.
Schools · VaHome School ScoreAssigned schools
Our own 1–10 rating, scored from Virginia Department of Education data.
VaHome School Score — calculated by VaHome.com from Virginia Department of Education assessment, progress, and attendance data. Attendance zones come from the MLS listing record; confirm the current zone with the school division before making an offer.
How Far Is?
Driving distance by road and typical drive time via Google Maps, to the nearest location of each.
Also nearby
Distances are straight-line (as the crow flies) from this property, not driving miles. Places within ~1 mile, nearest first. Powered by Google Places.
Homes like this one sell fast — see the next one first
Williamsburg$440K – $600K
By subscribing you agree to receive listing emails from Tom & Dariya Milan, Realtors, at most one a day. Unsubscribe anytime · Privacy PolicyBrokered by LPT Realty
Military Commute
Drive times to nearest bases
🏛️
Camp Peary
DoD
34min·22.3mi
⚓
NWS Yorktown
Navy
35min·25.1mi
⭐
JBLE Ft Eustis
Army
39min·28.9mi
✈️
JBLE Langley
Air Force
60min·45.3mi
⚓
NSA HR
Navy
87min·68.9mi
Typical drive times from Google Maps, without live traffic. Rush hour and tunnel backups can add time.
Flood & environmentFlood risk (FEMA)
FEMA flood zone X · outside the high-risk area · FIRM 51095C
🌊 Flood Risk (FEMA)
Source: FEMA National Flood Hazard Layer · FIRM 51095C
Low / Moderate Risk
FEMA flood zone
X (low to moderate risk)
Base flood elevation
Not applicable in low-risk zones
Zone X is outside the Special Flood Hazard Area; FEMA doesn’t define a BFE here.
Property elevation
31.3 ft above sea level
USGS 3DEP digital elevation model
Outside the high-risk Special Flood Hazard Area. Federal flood insurance is NOT required, though optional preferred-rate NFIP coverage is still worth considering in coastal Hampton Roads.
Data sources: Flood zone and base flood elevation come from FEMA’s National Flood Hazard Layer. Property elevation is sampled from a single point on the parcel using the USGS National Map elevation service — actual elevations across a single property can vary by several feet higher or lower than the figure shown. Use these numbers as a starting reference and do your own due diligence (a professional survey or elevation certificate) before relying on them for any financial, insurance, or construction decision.
Estimates only. Taxes come from the public record; confirm rates with your lender. VA-eligible buyers: $0-down financing may apply.
Estimate your monthly payment
$2,862/mo
Principal & interest
$2,698
Property tax
$12
Home insurance
$152
PMI
None
HOA/Condo (paid separately)
None
Estimate only. Association (HOA/condo) fees are paid separately and are not included in the payment above. Insurance assumed at 0.35% of home value annually. Actual taxes, insurance, and rate will vary by lender, credit, and property. Contact a lender for a personalized quote.
Looking for multi-year tax assessments or prior sales? REIN MLS only ships data for the current listing. For full property history, check the city assessor record:
Tax data above from REIN public-records sync. Sale timeline tracked from this listing's first appearance in our feed forward; prior owner sales are not included.
Comparable Properties
Comps are selected by city, bed count, square footage and price proximity. Composite similarity score weights bed match, sqft variance, price variance, and straight-line distance.
9 days on market: read it in context
Days on market reflects pricing, season, and inventory. Compare it against similar nearby homes before reading anything into it.
CompareThis home next to what else is for sale nearby
Home
Price
Beds
Baths
Sqft
$ / sqft
2071 Bush Neck Rdthis home
$520,000
—
—
—
—
Loading nearby homes for sale…
Active comparables from the REIN MLS, the same homes shown under Comparable Properties. Context for judging the asking price, not an appraisal.
Questions buyers ask
Is 2071 Bush Neck Rd in a good school zone?
The assigned zones on the listing record are J Blaine Blayton Elementary, Lois S Hornsby Middle School, Warhill (VaHome School Score 6.8/10). School attendance zones can change — always confirm enrollment with the local school division.
Is 2071 Bush Neck Rd in a flood zone?
FEMA maps this parcel in Zone X, outside the high-risk Special Flood Hazard Area. See the flood section on this page for details and sources.
Does 2071 Bush Neck Rd have an HOA?
No — there are no HOA, condo, or association dues on the listing record for this property.
Answers generated from the listing record, verified school zones, FEMA data, and cached nearby-places data. Never invented.
Tom & Dariya Milan | LPT Realty
See it in person with Tom & Dariya
We're local Hampton Roads Realtors. Pick a day and time; one of us confirms by text and meets you there. Prefer to talk first? Call or text (757) 777-7577.
Free, no obligation. One of us confirms by text, usually within the hour during the day. Your inquiry goes to Tom & Dariya, never resold. We use your details to arrange this tour and to follow up with you about it.
2071 Bush Neck Rd, Williamsburg, Virginia 23188 · MLS #10657690 · Source: REIN MLS + public record. Information deemed reliable but not guaranteed; verify independently. School zones subject to change; confirm with the local school division. All locations are described by neutral geographic fact. Equal Housing Opportunity.
