Land for sale in Caroline County, VA runs from wooded parcels and small farms around Woodford to lots in Ruther Glen's lake communities. To see the land ASJ Realty has listed now, open All Properties and choose Land. Before you make an offer on any parcel, work through the questions in this guide on zoning, water, septic, the survey and road access.
Land for sale now
Land & Acreage is one of the services ASJ Realty lists, covering wooded parcels, farmland and waterfront lots. The listings page filters by type (Residential, Land or Commercial), so picking Land narrows it to ASJ's land listings.
Keep in mind that these are ASJ's own listings, not every parcel for sale in the county. Questions about land, including a parcel you found somewhere else, can go through the contact form under the subject Land & Acreage.
Where the acreage is
- Woodford. Woodford, ZIP 22580, lies mainly along Route 626 northwest of Bowling Green. It is mostly rural: wooded parcels, small farms and homes on acreage.
- Around Fort A.P. Hill. Fort A.P. Hill, established in 1941, covers nearly 76,000 acres north and east of Bowling Green. If you are looking at land in that part of the county, check on a map where the parcel sits in relation to the fort.
- Near the towns. Around Bowling Green and Milford, ask whether a parcel falls inside the town's or the county's water service area. The answer changes what you need to check next.
- The lake communities. Ruther Glen's lake communities are another place to look for a lot, with association documents of their own to read (see below).
Public water, or a well and septic
Find out early whether a parcel can connect to public water.
- County systems. Caroline County publishes water-quality reports for four public water systems: Carmel Church-Ladysmith (serving the I-95 / Route 1 corridor), Milford, Town of Port Royal and Townfield. None of them is named for Woodford. ASJ's Milford page has more on the Milford Water System.
- Bowling Green. The Town of Bowling Green runs its own water and sewer inside town limits. ASJ's Bowling Green page covers its town water and sewer and the town tax.
- Any other address. Whether an address is on a county system should be confirmed with county Public Utilities.
If no public system reaches the parcel, ask the county which office approves a well and a septic system for that lot, and what it would take. Get the answer in writing before you commit.
Questions to ask before you buy
The answers depend on the parcel, so put these questions to the county, and to the seller where it fits, before you make an offer:
- Zoning. What is the parcel zoned, and does that zoning allow the home, farm or other use you have in mind?
- Septic. Has the lot been evaluated or approved for a septic system? If not, which office approves one, and what would it need to see?
- Water. Is the parcel inside a public water system's service area? If not, what would a well involve?
- Survey. Is there a current survey that shows the boundaries, and does it match the county's records?
- Road access. Does the parcel front on a public road, or does it reach one over a private road or easement? Who maintains that road?
- What is next door. Does the parcel border Fort A.P. Hill, or sit inside a lake community with an association?
- Internet. Which provider can serve this exact parcel?
Write each answer down, with who gave it and when. It keeps the facts straight when you compare parcels.
Taxes and internet
County real estate tax. Caroline County's rate is $0.58 per $100 of assessed value for tax year 2026, adopted by the Board of Supervisors on April 14, 2026. Ask the county for a parcel's current assessed value before you budget.
Town tax. Among Bowling Green, Milford, Ruther Glen and Woodford, only Bowling Green adds a town real estate tax. The county assesses it, the town bills it, and it is due December 5. Milford, Ruther Glen and Woodford are unincorporated, with no town tax.
Internet. The county's broadband project aims for universal coverage, with Verizon west of I-95 and Breezeline building out the east side (the county expected that work to finish in late October 2026). For a rural parcel, check with the provider about the exact location before you buy.
Lots in the lake communities
Lake Land'Or in Ruther Glen is a gated, private community off Welsh Drive, with a guest-pass system and boat and RV storage. If you are looking at a lot in one of Ruther Glen's lake communities, ask for the association's resale documents and read them before you commit. Use them to answer questions like these:
- What dues apply to a lot, and do they change once a home is built?
- What does the association require before you build?
- How do the gate and guest passes work for a builder or contractor?
- Is boat or RV storage open to lot owners, and on what terms?
Water and sewer still need checking as well: confirm with county Public Utilities whether the lot can connect to a county system.
Working with ASJ Realty on land
ASJ Realty's Broker-President, Anthony S. Johnson, has over 40 years in residential sales, land transactions and commercial leasing. A first conversation about land is more useful when you bring:
- the parcel's location, or the part of the county you have in mind;
- what you want to do with the land, such as build a home or farm it;
- any answers you already have from the county or the seller.
Frequently asked questions
Is there public water on land in Caroline County?
It depends on the parcel. The county publishes water-quality reports for four public water systems, and the Town of Bowling Green runs water and sewer inside town limits. Whether a given address or lot is on a county system should be confirmed with county Public Utilities.
Is there a town tax outside Bowling Green?
Not in Milford, Ruther Glen or Woodford. They are unincorporated, so owners there pay the county real estate tax with no town tax added.
What should I check before buying a lot?
Ask the county about the zoning, who approves septic for the lot and whether a public water system serves it. Get a current survey, confirm how the lot reaches a public road, and in a lake community, read the association's resale documents before you commit.
Ask about a parcel
ASJ's current land is on All Properties under Land. For a question about a particular parcel, or about buying land in the county, use the contact form and choose Land & Acreage.