Answers

Land and real estate answers for Southwest Virginia

What this is

Plain answers to the questions owners, buyers and sellers ask about land, homes and farms in Carroll, Grayson, Wythe, Pulaski, Montgomery and Floyd counties and the City of Galax. Each one states its conclusion first, then the rule or the public office that conclusion rests on.

Updated September 14, 2026
How to read one

The conclusion comes first, and the reasons sit under it

Every page in this collection opens with the question the way a person would type it, followed by a short answer that settles it in one paragraph. A question that can be answered yes or no gets the yes, the no, or the condition that decides it before anything else.

The sections underneath carry the reasoning: the rule, the condition that changes the result, and the office or professional who decides. Read the short answer if that is all you need. Read on when your situation has the wrinkle the conditions describe, because that is usually where the real question is.

Further down the page come the terms it relies on, each linked to its entry in the land and real estate glossary, the follow-up questions the answer tends to raise, and the sources. When a question sits inside a longer process, such as a septic permit or a settlement, the answer points to the guide in Land 101 that walks the whole sequence, so the answer itself can stay short.

The questions are grouped by subject rather than by date, so a question about who maintains a private road sits with the other road and easement questions, and a question about prorating property taxes sits with the other tax and closing questions.

Sources

A rule stated on these pages points to the document that makes it

A sentence on an answer page that states a Virginia rule, a deadline, a number or an office traces to a published source, and that source is listed at the foot of the page with a link to it.

Most of those sources are the documents themselves: a section of the Code of Virginia, a regulation in the Virginia Administrative Code, a Virginia Department of Health or VDOT page, a county or city office's own page. Where a page quotes a rule, the quotation is word for word, so you can find the same words at the source and read what surrounds them.

Where a question cannot be settled from a published record, the answer says so and names who settles it: the county building official, the local health department, the commissioner of the revenue, the settlement attorney. A name and an office are more useful than a rule that sounds right and cannot be traced. In a footprint where a town can carry ordinances its county does not, the office is often the most important fact on the page, and the six counties and Galax page sets out which office answers in each locality.

Rules, fees and office addresses change. Each answer shows the date it was last updated. Before acting on a deadline or a filing requirement, confirm it with the office that sets it.

Limits

Where a general answer stops and a licensed professional takes over

These answers explain how rules work in general. They are not legal, tax, lending, survey or engineering advice, and none of them can be applied to a particular deed, contract or parcel without someone reading that document or walking that ground.

So each answer hands off at the point where the general rule runs out, and names who takes the question from there. The complete list of work this office does not take on, with the license record that draws the line, is on the About Bowman Real Estate page.

The answers grouped under Working with Bowman are the exception to the general voice. They speak for this office directly, about how a valuation, a brokerage agreement or a sale for an owner who lives out of state works here. Everything else describes rules, not services.

Get started

Have a land or real estate question these answers do not cover?

Send the question and the county, and Lowell will answer it straight or name the office that can. No cost, no obligation.

Office107 Raintree Road, Hillsville, VA 24343
Goes straight to Lowell Bowman.

Got it. Thank you.

We'll be in touch shortly with an honest read.

Questions

Questions about this page

Can I send a question that no answer here covers?

Yes. The form on this page goes to Lowell Bowman. A question about one property goes faster with the county and the address or tax map number, plus what you are trying to decide. If the question turns out to belong to an attorney, a land surveyor or a county office, he will say so and name the office rather than guess.

Why do so many answers name a county office instead of stating one rule?

Because in this footprint the rule often depends on where the parcel sits. Six counties and an independent city each adopt their own ordinances, a town inside a county can carry zoning the county does not, and permits, assessments and entrance approvals are handled by different offices. Naming the office is how an answer stays true for a reader on either side of a line.

Does an answer on this site replace talking to my attorney or lender?

No. An answer explains how a rule generally works and where it is written. Your attorney reads your deed and your contract, and your lender applies its own requirements to your loan. The answers are meant to make that conversation shorter and better informed, not to stand in for it.