9 acres at I-77 Exit 19,Austinville.
Wooded, unzoned commercial ground on Coulson Church Road, about 800 feet from the Exit 19 northbound ramp and next to Wildwood Commerce Park. Below the facts card: the corridor, the utilities, the ground and how to walk it.
9 acres at I-77, Exit 19
Unzoned commercial ground about 800 feet from the Exit 19 northbound ramp; the listing's own traffic figure is 44,000 vehicles a day. Public water, sewer, and natural gas available, next to Wildwood Commerce Park.
- Road frontage
- Ask Lowell
- Topography
- Elevated above the roadway
- Utilities
- Public water, sewer and natural gas available
- Acreage
- 9 acres
- Access
- Coulson Church Road, about 800 ft from the I-77 Exit 19 northbound ramp (listing figure)
- Restrictions
- No zoning
Where the MLS record is silent the card says Ask Lowell; he pulls it from the county rather than guessing.
Listing information is from the SW VA Association of REALTORS MLS record for MLS 110531, listed by Bowman Real Estate (office 569, listing agent Lowell Bowman). Information is deemed reliable but is not guaranteed; verify anything you rely on before you buy, and see the terms of use.
What sits around Exit 19
The card above carries the acreage, the access and the restrictions from the MLS record. What it cannot carry is the corridor those facts sit in.
Two figures are the listing's own, printed on its photographs: about 800 feet from the Exit 19 northbound ramp, and 44,000 vehicles a day on Interstate 77. They are marketing figures, not a state count, so a buyer underwriting the corridor will want current data from the Virginia Department of Transportation.
The neighbor is verifiable. Carroll County's economic development page calls Wildwood Commerce Park a 270-acre regional commercial and industrial location featuring superior interstate highway access, adjacent to Exit 19 of I-77. Exit 19 is one of Carroll County's four Interstate 77 interchanges.
Get the county straight before the rules. The village of Austinville sits in southeastern Wythe County, but the 24312 mailing area reaches south across the line, and by the Census Bureau's measure roughly seventy percent of that ZIP's land is in Carroll County. Exit 19 and Wildwood are on the Carroll side, which is why every office named below is a Carroll County one. The village itself is on the Austinville land and real estate page.
What no zoning buys, and what it does not
The restrictions line on the card says no zoning. For a commercial buyer that is worth more than it sounds, and narrower.
At present, Carroll County does not utilize zoning, and it is important to understand that the Comprehensive Plan is not another name for zoning.
Carroll County 2024 Comprehensive Plan
Carroll drafted a zoning ordinance and its Planning Commission then passed a motion to table further discussions of it until further notice, so the sentence quoted above is still the county's position. On this parcel that means there is no use table to check against an intended use, no district map to sit inside, and no rezoning hearing between a buyer's plan and a site plan. Whether a Virginia locality has to zone at all, and which of the ones we work in have chosen to, is answered on the county by county zoning summary.
It does not mean nothing applies. Va. Code 15.2-2240 makes a subdivision ordinance mandatory in every Virginia locality, and Carroll's runs through its Land Use and Planning office. The building permit still applies, and so does erosion and sediment control, once a landowner exposes 10,000 square feet of soil.
Public water, sewer and gas, and who runs them
The utilities line reads public water, sewer and natural gas available. The useful part is who provides them.
Water and sewer in Carroll County are the Public Service Authority's, at 605-2 Pine Street in Hillsville, (276) 730-3170. The New River Regional Water Authority manages every county water system but four, and Carroll shares that plant's capacity with Wythe County and the Town of Wytheville. Sewage collected at Exit 19 is pumped to the City of Galax for treatment.
Gas has a paper trail. Carroll County began distributing natural gas in 2013 and sold the system to Appalachian Natural Gas in 2016. In 2021 ANG completed a five-mile extension from Training Center Road out to the Wildwood park. Available is still not connected: tap size, pressure at the property line and who pays for a run are answered building by building by the utility, and Lowell will put the question to them for you.
Wooded, and above the road
About nine acres, wooded, elevated above the roadway. Those three lines on the card are the physical property in full.
Wooded here means a hardwood stand, not scrub. One listing photograph, taken inside the tract, shows hardwoods with leaf litter and a few pines under them.
Elevated above the roadway is the record's topography line, and it is the line a builder reads twice. Grade is cut, fill, stormwater and what a finished pad costs to build, which a site plan answers and a listing does not. That work is on our feasibility and site work guide.
The record carries no survey, no soils report and no wetland delineation. Ask Lowell what exists today; where the county holds it he pulls it and hands you the source.
Walk it first, then check every line
Call Lowell Bowman at (276) 733-8203 or email lowell@bowmanrealestate.us and pick a time to walk it. He is the listing agent on this record, so there is nobody to route the request through.
Bring whoever will actually build. Nine wooded acres tells you little from a car and a great deal on foot: the grade off Coulson Church Road, the tree line, where the ground falls away.
What goes to your engineer is the full MLS record for MLS 110531, the public county file on the parcel and the utility contacts, so nothing you check rests on our summary of it.
| Office | Covers | Phone |
|---|---|---|
| Carroll County Land Use and Planning | Plats, subdivision | (276) 730-3008 |
| Carroll County Building Official | Permits, erosion control | (276) 730-3016 |
| Carroll County Public Service Authority | Water and sewer | (276) 730-3170 |
| Carroll County Commissioner of the Revenue | Parcel and assessment | (276) 730-3030 |
| VDOT Martinsville Residency | Entrance permits | (276) 629-2581 |
If you own commercial ground on this corridor rather than buy it, the case for how a site like it gets presented is on our commercial property selling page.
From the MLS record
Ask about this property
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Questions about this parcel.
Can the 9 acres be sold off in smaller commercial lots?
The record lists one tract of about nine acres, so a smaller lot would have to be created first. Carroll County treats any division of a lot or parcel as a subdivision, and Va. Code 15.2-2254 bars selling or transferring a piece before the plat is approved and recorded, "unless the subdivision was lawfully created prior to the adoption of a subdivision ordinance applicable thereto"; the section does not prevent "the recordation of the instrument by which such land is transferred or the passage of title as between the parties to the instrument", but a violation is subject to a fine for each lot. The county's Land Use and Planning office reviews that plat, and no zoning does not change it.
Do I need a VDOT permit for an entrance off Coulson Church Road?
For work in a state right of way, yes. VDOT states that anyone planning to work on or cross a right of way under its jurisdiction must first obtain a land use permit, and 24VAC30-73-40 sends entrance applications to the district administrator's designee for that county. Carroll's is the Salem District, Martinsville Residency. Ask them first whether this stretch of road is state maintained.
What is the road frontage here?
The MLS record does not state it, which is why the facts card reads Ask Lowell instead of a number. Frontage comes off the recorded plat and the county parcel record, not off a listing sheet. Lowell pulls it from Carroll County and gives you the source with the figure.
Where this page's facts come from
Every rule, office and figure above traces to one of these. Rules change; check the office before you act on one.
- Va. Code 15.2-2240, every locality shall adopt a subdivision ordinance Code of Virginia
- Va. Code 15.2-2254, statutory provisions effective after a subdivision ordinance is adopted Code of Virginia
- 24VAC30-73-40, entrance permit applications go to the district administrator's designee Virginia Administrative Code
- Land use permits: work on or crossing a VDOT right of way Virginia Department of Transportation
- Districts and residencies: Carroll County is Salem District, Martinsville Residency Virginia Department of Transportation
- 2024 Comprehensive Plan: no zoning; the four I-77 interchanges; PSA water and Exit 19 sewer; the natural gas system, its 2016 sale and the 2021 Wildwood extension Carroll County, Virginia
- Economic development: Wildwood Commerce Park, adjacent to Exit 19 of I-77 Carroll County, Virginia
- Land Use and Planning: any division of a parcel is a subdivision Carroll County, Virginia
- Building Official: erosion and sediment control and the 10,000 square foot threshold Carroll County, Virginia
- Planning Commission: the proposed zoning ordinance was tabled Carroll County, Virginia
- Public Service Authority: water and sewer contact, 605-2 Pine Street, Hillsville Carroll County, Virginia
- Commissioner of the Revenue: real estate and parcel records Carroll County, Virginia
- Business and economy: Wildwood Commerce Park Town of Hillsville
- 2020 ZCTA to county relationship file: ZIP 24312 spans Carroll and Wythe Counties U.S. Census Bureau
- Comprehensive plan: Austinville is a community in southeastern Wythe County Wythe County, Virginia
- MLS 110531, Coulson Church Road, Austinville, listed by Bowman Real Estate SW VA Association of REALTORS MLS