23130 Briar Patch Ln 23,055 SF of Retail Space Available in Middleburg, VA 20117

Briar Patch Bed & Breakfast Inn offers a rare opportunity to acquire a fully entitled hospitality and event property in the heart of Middleburg, Virginia—one of the most prestigious and supply-constrained destination markets in Western Loudoun County. Located along Route 50 and surrounded by renowned equestrian estates and Virginia wine country, the property is ideally positioned to serve weddings, retreats, and private events while benefiting from sustained demand from the Washington, D.C. metro area. The property is comprised of multiple buildings totaling approximately 23,055 square feet, including 14 guest bedrooms with approved overnight accommodations for up to 42 guests. A purpose-built event and reception facility anchors the offering and is approved for up to 279 occupants, providing meaningful scale for indoor events and gatherings. The layout supports a true destination retreat environment, combining lodging and event functionality on a single property. Briar Patch benefits from an approved Special Exception Rural Retreat, offering a clearly defined and transferable entitlement framework for hospitality and event use—an increasingly difficult approval to replicate in Loudoun County. This entitlement provides long-term certainty and positions the property favorably relative to competing venues that lack formal approvals. The offering is for the real estate only and does not include the operating business. All fixtures and equipment will convey with the real estate, while any business-related operating items may be available for purchase separately outside of the real estate transaction. For hospitality operators, lifestyle buyers, or investors seeking a destination-oriented asset with established approvals in a premier market, Briar Patch presents a compelling opportunity for repositioning and long-term value creation.