Twenty-three parcels across roughly 278 acres, most of them exactly ten acres, served by two privately owned roads outside the Town of Middleburg.
Atoka Chase carries a Middleburg 20117 mailing address, but the Town of Middleburg's zoning ordinance does not reach it. The subdivision sits in unincorporated Loudoun County, zoned AR-2 and mapped RUR-40 inside the county's Rural Policy Area. Twenty-three recorded parcels cover about 278 acres. Most are exactly 10.0 acres; two break the pattern at 18.05 and 50. County rules govern here, not the town's. All figures as of August 2026.
The uniformity is a plat decision rather than an accident of terrain: most lots are exactly 10.0 acres. Under Loudoun's zoning ordinance, AR-2 sets base density at one lot per 40 acres, one per 20 in a principal/subordinate subdivision and one per 15 in a cluster. A ten-acre lot sits below every one of those thresholds, so acreage on the tax card is not development potential. Even the 50-acre parcel is not a clean four-lot proposition, because Loudoun calculates yield from an originating tract and land already carved out of a larger tract may carry nothing forward. If future division matters to you, get a written determination from the Loudoun Zoning Administrator before your study period expires, and check the land records for a recorded conservation easement in the same sitting. An easement is perpetual under Va. Code § 10.1-1010(C) and can override the zoning map entirely.
Atoka Chase Lane and Pantherskin Lane are owned by the community association and posted at 25 miles per hour — the clearest primary-source evidence that an association governs here. VDOT does not maintain a private road, so resurfacing, shoulders, culverts, snow removal and tree work are funded by owner assessments. Loudoun's Rural Rustic Road program, the usual route for paving a gravel road in the rural west, requires that the road already be in the state secondary system, so it is not available on either of these. The association's legal name, budget, reserves and annual assessment are not verified as of August 2026. Request the resale disclosure packet under the Virginia Property Owners' Association Act early, look for a road reserve study, and ask your lender at application whether it wants a recorded road maintenance agreement.
There is no public water or sewer. Each house draws from a private well and discharges to a conventional septic system, and the county permit file spans 1979 to 1998 — a build-out of nearly two decades, which is why the houses do not read as one vintage. Recorded well depths run from about 150 to 780 feet, so a neighbor's drilling cost tells you little about a replacement well on your lot. Because these are conventional drainfields rather than alternative onsite systems, the licensed-operator requirements at 12VAC5-613 do not attach; Loudoun's guidance is to pump a conventional tank at least every five years. The county's new-construction thresholds remain a useful benchmark on a resale: at least 1 gallon per minute of yield, at least 500 gallons produced in two hours, and total coliform and E. coli both absent. Order your own tests and pull the permit file through the county's LandMARC portal.
An agricultural and forestal district is created under Virginia's Agricultural and Forestal Districts Act, runs for a defined term and is renewed by local action; withdrawing a parcel mid-term is not the owner's decision alone. Confirm the district's current period and renewal date with Loudoun County rather than assuming from a listing. AFD enrollment is a separate question from the county's land-use tax deferral, and the two are routinely conflated. Land-use assessment requires at least 5 qualifying acres in agricultural or horticultural use, so a ten-acre lot in genuine agricultural use can qualify, with applications due November 1. The exposure is the roll-back: when the qualifying use ends, Loudoun charges the deferred tax for the current year and the previous five plus simple interest of five-sixths of one percent per month, assessed under Va. Code § 58.1-3237 against the owner at the time of the change. Ask the Commissioner of the Revenue which parcels are enrolled, and allocate any roll-back in writing.
Loudoun County Public Schools assigns this area to Banneker Elementary School, Blue Ridge Middle School and Loudoun Valley High School in Purcellville, with no split recorded across the subdivision; boundaries are redrawn periodically, so verify a specific address with LCPS Planning and GIS Services. Four facts about Atoka Chase are not verified as of August 2026 and are deliberately absent above: the plat year, the developer, the association's legal name and the assessment amount. The town's Article XVII historic overlay and its municipal utility stop at the corporate limits and do not reach this subdivision. The town itself does reach it — a short drive to the shops, the calendar and the hunt country that surround it.
Atoka Chase sits within Middleburg — that guide covers the zoning, permitting and site constraints that apply across the wider area.
Artur can confirm what applies to a specific address here — lot, zoning, association documents and school assignment — before you write an offer.
