Landlocked land - a parcel with no legal access to a public road - is one of the most common complications we see in Virginia land deals. It's also one of the most misunderstood. Many landowners assume that landlocked property is essentially worthless, or that there's no way to sell it. Neither is true.
Here is what you need to know about landlocked land in Virginia and what your options are.
How Land Becomes Landlocked
Most landlocked parcels in Virginia got that way through one of two paths.
The first is subdivision without reserved access. When a larger tract was divided decades ago, the original owner may have sold off pieces without ensuring that every resulting parcel had road frontage. The parcel in the middle of the original tract ended up surrounded by land it doesn't own, with no legal way to reach the road.
The second is inheritance and estate division. When a family property gets divided among heirs, the division sometimes creates parcels that don't have their own road frontage. The heirs may not realize this is a problem until someone tries to sell.
Virginia's Private Way Process
Virginia law provides a remedy for landlocked parcels through a legal process called a private way proceeding. Under Virginia Code Section 55.1-2821, the owner of a landlocked parcel can petition the circuit court to establish a right-of-way across a neighboring property to reach a public road.
The court appoints commissioners who inspect the properties and recommend a route for the right-of-way. The landlocked owner pays compensation to the neighboring landowner for the easement. Once the court approves the route and the compensation is paid, the easement is recorded and becomes a permanent part of the property's title.
The process typically takes six to twelve months and costs $3,000 to $8,000 in legal fees and compensation, depending on the complexity of the case and the value of the easement.
Negotiated Access Easements
The private way process is a legal remedy, but it's not always the fastest or cheapest path. In many cases, it's possible to negotiate an access easement directly with the neighboring landowner without going to court.
Neighbors are sometimes willing to grant an easement in exchange for a one-time payment. The amount varies widely - from a few thousand dollars for a simple easement across a large rural property to much more for an easement that crosses improved land or creates a significant burden for the neighbor.
When we buy landlocked parcels, we typically try the negotiated route first. If the neighbor is willing to deal, we can often establish access faster and for less money than a court proceeding.
What Landlocked Land Is Worth
Landlocked land sells at a significant discount to land with legal access - typically 40% to 70% below comparable parcels with road frontage, depending on the market and the difficulty of establishing access.
| Parcel Type | Typical Value (10 acres, central Virginia) |
|---|---|
| Legal road frontage | $35,000 - $60,000 |
| Landlocked, access achievable | $12,000 - $25,000 |
| Landlocked, access very difficult | $5,000 - $12,000 |
The discount reflects the cost and uncertainty of establishing access. A buyer who purchases a landlocked parcel is taking on the risk that access can be established at a reasonable cost.
Your Options as a Landlocked Landowner
If you own a landlocked Virginia parcel, you have three realistic options:
Establish access yourself, then sell. If you go through the private way process or negotiate an easement before selling, you'll get a higher price for the land. The tradeoff is time and upfront cost.
Sell to an adjacent landowner. The most natural buyer for a landlocked parcel is often the neighbor who surrounds it. They may want to add the acreage to their property, and they don't need to establish access because they already own the surrounding land.
Sell to a cash buyer who specializes in landlocked land. Buyers like us purchase landlocked parcels regularly. We price our offers to account for the cost of establishing access, and we handle the process ourselves after closing. You get a clean sale without having to manage the legal process.
A Note on Adverse Possession
Some landlocked landowners have been using a path across a neighbor's property for years - sometimes decades - and wonder if they have any rights to that path. Virginia does recognize adverse possession and prescriptive easement claims, but the requirements are strict and the process is complicated. This is a question for a Virginia real estate attorney, not something to assume.
We buy landlocked land throughout Frederick County, Warren County, Shenandoah County, and across the Shenandoah Valley and northern Virginia.