A two-story farmhouse on about 10 acres spanning the North Carolina and Virginia state line in Gates, NC, with a horse barn, four paddocks, pasture, a chicken coop, and a metal roof, sold as-is and listed at $265,000.
Most properties sit in one county. This one sits in two states.
This two-story farmhouse in Gates, North Carolina, comes with about 10 acres that cross the state line. Roughly 7.05 acres with the home are in Gates County, North Carolina, and an adjoining 2.95-acre parcel lies in Suffolk, Virginia. Both are conveyed together on one deed.
The house offers three bedrooms, two bathrooms, and 2,660 square feet, with original wood floors, tall windows, multiple mantels, built-in shelving, and a large covered front porch.
Outside, it is ready for horses, with a barn featuring four stalls and a tack room, four paddocks, a large pasture, horse wire fencing, and a chicken coop.
It needs work and is sold as-is. But for buyers dreaming of a horse property or small farm, it has a lot to offer.
Below, we walk through the farmhouse, the land, what the two-state setup means, and the questions any buyer should ask before making an offer.
Property Overview
- Location: Gates, North Carolina, along the North Carolina and Virginia line
- List price: $265,000
- Bedrooms: 3
- Bathrooms: 2
- Living area: 2,660 square feet
- Year built: listed as 1900 in the property data, described as circa 1940 in the listing
- Land: about 10 acres total, 7.05 acres in Gates County, NC, and 2.95 acres in Suffolk, VA, on one deed
- Interior: original wood floors, tall windows, multiple mantels, built-in shelving, baseboards, crown molding
- Outdoor: large covered front porch, long driveway, mature trees
- Equestrian: barn with four stalls and a tack room, four paddocks, large pasture, horse wire fencing with hotwire rope
- Other: three outbuildings, chicken coop
- Systems: well, septic, heat pump, metal roof
- Condition: needs work, sold as-is
The Location: Gates, North Carolina
Gates is a small rural community in Gates County, in northeastern North Carolina near the Virginia border.
The area is known for farmland, forests, and a quiet way of life. It sits within reach of the Hampton Roads region of Virginia, which includes Suffolk, Chesapeake, and Norfolk, giving residents access to larger employers, shopping, and services.
One Property, Two States
This is the most unusual feature of the property.
The home and about 7.05 acres are in Gates County, North Carolina. An adjoining 2.95-acre parcel lies across the state line in Suffolk, Virginia. Both parcels are conveyed together on one deed.
Owning land in two states can raise some questions:
- Property taxes will likely be paid to both Gates County and the City of Suffolk.
- Zoning and land use rules may differ on each side of the line.
- Building permits for any new structures will depend on which side they are on.
- Agricultural or farm-use tax programs may apply differently in each state.
Buyers should contact both local governments to understand the rules and costs that apply to each parcel.
The Age of the Home
The property data lists the home as built in 1900, while the listing describes it as a circa-1940 farmhouse.
Records for older rural homes are sometimes inexact. Buyers should check county records and ask the seller for any documentation of the home’s history.
Either way, it is a home with decades of history and the character to match.
The Long Driveway and Mature Trees
A long driveway leads to the home, adding privacy and a sense of arrival.
Mature trees surround the property, offering shade and a classic farmhouse setting. Trees close to the home should be checked by an arborist to make sure they are healthy.
The Covered Front Porch
A large covered front porch welcomes visitors.
Porches like this are central to farmhouse life. They offer shade on hot afternoons and a spot to watch the horses in the pasture.
Buyers should check the porch floor, columns, and roof for rot or settling, which is common on older homes.
The Original Wood Floors
Original wood floors run through the home.
Old wood floors often clean up beautifully. Refinishing them is one of the most rewarding projects in an older home.
Tall Windows
Tall windows fill the rooms with light.
They were designed to bring in daylight and fresh air before electric lighting and air conditioning. Original windows can often be restored and paired with storm windows for better efficiency.
The Mantels
The home features multiple mantels.
Mantels add character and focal points to each room. Buyers should ask whether the fireplaces are functional or decorative, and have any working chimneys inspected before use.
Built-In Shelving, Baseboards, and Crown Molding
The home includes built-in shelving, baseboards, and crown molding.
These details show the craftsmanship of the era and add warmth and storage. Preserving them is a key part of maintaining the home’s character.
Spacious Rooms on Both Levels
The listing describes spacious rooms on both levels.
That gives buyers flexibility for living areas, a home office, a playroom, or guest space.
The Bedrooms and Bathrooms
The home offers three bedrooms and two bathrooms.
Buyers should check which level each bedroom and bathroom is on, and the condition of the bathrooms, which may need updating.
The Metal Roof
The home has a metal roof.
Metal roofs are long-lasting and well suited to farm properties. Ask about its age and condition, and check for any loose fasteners or rust.
The Heat Pump
A heat pump provides heating and cooling.
Heat pumps are efficient in the mild climate of northeastern North Carolina. Ask for its age and service records.
Well and Septic
The home uses a private well and septic system.
Buyers should test the well water and have the septic system inspected. Ask for records of pumping and any repairs.
Horse Ready
The property is described as horse-ready, and the equestrian setup is impressive for the price.
The Barn
The barn features four completed stalls and a tack room.
Two of the stalls open as run-ins to the pasture, giving horses the freedom to come and go for shelter.
Buyers should check the barn’s structure, roof, stall walls, and doors, and ask whether it has water and electricity.
The Paddocks and Pasture
Three paddocks open into one large pasture, and there is a separate fourth paddock.
This setup allows horses to be rotated, separated, or turned out together. A separate paddock is useful for a new horse, an injured horse, or a horse that needs a special diet.
The Fencing
The property has horse wire fencing with hotwire rope.
Horse wire is designed to prevent hooves from getting caught, and a hotwire rope discourages horses from leaning on or chewing the fence.
Buyers should walk the fence line to check its condition and confirm the electric charger is working.
The Outbuildings
The property has three outbuildings in total, including the barn.
Ask about the size, condition, and use of each one. They could serve as hay storage, equipment sheds, or workshops.
The Chicken Coop
A chicken coop is already in place.
For homesteaders, fresh eggs are often one of the first goals, and having a coop ready saves time and money.
Sold As-Is
The property is being sold as-is.
That means the seller will not make repairs. Buyers should inspect carefully and budget for any needed work.
What Work Might Be Needed
The listing notes the house needs work. Common needs in older farmhouses include:
- Electrical updates
- Plumbing updates
- Kitchen and bathroom renovations
- Window restoration
- Insulation improvements
- Porch repairs
- Foundation or structural repairs
- Paint and plaster repair
Getting contractor estimates during the inspection period helps buyers understand the full cost.
Lead Paint
Homes built before 1978 may contain lead-based paint, and federal rules require sellers to disclose any known lead paint.
Renovation work should follow lead-safe practices.
Flood Risk
Northeastern North Carolina has areas of low, flat land.
Buyers should check FEMA flood maps for both parcels and ask whether the property has ever flooded.
Insurance Considerations
Insuring a farm property with horses and outbuildings may require a farm or hobby farm policy.
Ask about liability coverage for horses, coverage for the barn and outbuildings, and how the two-state setup affects the policy.
Financing Options
Several loan types could work, depending on the home’s condition.
Conventional loans are common for well-qualified buyers, but the home must meet lender condition standards.
FHA loans offer lower down payments, but an as-is home may need repairs before qualifying.
VA loans allow eligible veterans to buy with no down payment, subject to VA property standards.
USDA loans offer zero down for eligible rural properties. Gates County is rural and may qualify, but USDA has limits on income-producing farm properties, so ask a lender.
FHA 203k and Fannie Mae HomeStyle renovation loans can finance both the purchase and repairs.
Farm credit lenders may also be an option for horse and agricultural properties.
The two-state parcel setup could complicate appraisals and title work, so choose a lender and title company experienced with rural properties.
Who This Property Is For
Horse owners get a barn, stalls, paddocks, pasture, and fencing.
Homesteaders get land, a chicken coop, and room for gardens.
Restoration lovers get a farmhouse with original character.
Anyone seeking privacy gets about 10 acres at the end of a long drive.
Possible Future Improvements
- Restoring the original wood floors and woodwork
- Updating the kitchen and bathrooms
- Adding a riding arena
- Expanding the barn or adding hay storage
- Planting a large vegetable garden or orchard
- Adding solar panels to outbuilding roofs
Questions to Ask Before Making an Offer
- What is the actual year the home was built?
- What are the property taxes for each parcel?
- What zoning rules apply in Gates County and Suffolk?
- How old are the metal roof and heat pump?
- Has the well water been tested?
- When was the septic system last pumped?
- Does the barn have water and electricity?
- Are the fireplaces functional?
- Is any part of the property in a flood zone?
- Is there a current survey of both parcels?
Inspection Is Essential
With an as-is sale, inspection is critical.
Buyers should inspect the house, barn, outbuildings, fencing, well, and septic system. A survey of both parcels is also wise to confirm boundaries across the state line.
The Price in Context
At $265,000, the property includes a 2,660 square foot farmhouse, about 10 acres, a horse barn, paddocks, pasture, fencing, and a chicken coop.
That works out to roughly $100 per square foot of house, with the land and equestrian improvements included.
Buyers should compare it with recent sales of horse properties and small farms in Gates County and the surrounding area, and factor in the cost of repairs.
Final Thoughts
This Gates farmhouse is a true diamond in the rough.
About 10 acres across two states, a barn with stalls and a tack room, four paddocks, a pasture, a chicken coop, a metal roof, and a farmhouse full of original character.
It will need work, but for the right buyer, it could become the horse property or homestead they have been dreaming of.
Would you live here?
View the full listing on Zillow:Â Farmhouse in Gates, North Carolina
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