Off-grid site report
Rappahannock County, VA
38.7130, -78.1593 · 689 ft elevationRead this before you act on anything below. This is my researched starting point for Rappahannock County, VA, not legal advice and not a guarantee. Rules change, and the deciding facts on any specific parcel (setbacks, perc results, overlay districts, deed restrictions, road frontage) live at the county or town office, not in any database. Before you buy land or build, confirm the current rules directly with the local zoning and health offices - the sources on this page tell you exactly who to call.
The local rulesRappahannock County, VA
Zoning & raw-land occupancy
Varies locallyRappahannock County has its own countywide zoning ordinance with density-based limits by district (e.g., roughly 1 dwelling unit per 25 acres in Agricultural areas), administered by the county's Planning & Zoning Administration. Raw-land occupancy is regulated, not banned outright, but many uses need a special exception or special use permit. source
Dwellings, tiny homes & RVs
RestrictedPermanent mobile homes are allowed in Agricultural and Conservation districts if fully skirted, per the county zoning ordinance; detached accessory dwelling units with kitchens generally need a special use permit. Tiny-houses-on-wheels aren't specifically addressed in county code and likely default to state RV rules unless on a permanent foundation; not confirmed for any county-specific allowance. source
Building permits & codes
Generally allowedThe county Building Office enforces the Virginia Uniform Statewide Building Code locally, issuing permits and doing inspections; the Building Official's authority comes from both state law and the county zoning ordinance. Fees are set locally by the Board of Supervisors but no published schedule was found online. source
Septic & composting toilets
Generally allowedSeptic systems require review and permitting through the Rappahannock-Rapidan Health District (a state VDH office), using licensed Private Onsite Soil Evaluators. No county-specific rule was found narrowing or loosening the state baseline for composting toilets. source
Greywater reuse
Unclear - verifyNo Rappahannock County ordinance on greywater reuse was found; this appears to follow the state VDH baseline. Not confirmed locally, contact the county's VDH environmental health office to be sure.
Rainwater harvesting
Unclear - verifyNo county-specific rainwater harvesting ordinance was found in zoning, building, or health department pages reviewed; presumed to follow state VDH rules. Not confirmed at the county level.
Private wells & water rights
Generally allowedPrivate wells are permitted and administered through the Rappahannock-Rapidan Health District, which helps residents with permits, fees, and licensed evaluators for new well construction or abandonment. The county's Water and Sewer Authority only covers sewer service in Sperryville, not wells. source
Living disconnected from utilities
Varies locallyNo countywide rule was found requiring grid-electric hookup, but properties within the Sperryville service area of the Rappahannock County Water and Sewer Authority must connect to public sewer unless the Authority grants a written waiver. Elsewhere, occupancy still needs a certificate of occupancy tied to zoning, building, and septic/well approvals. source
Sun30-year normals
- Peak-sun hours, annual average
- 4.9 hrs/day
- Worst month (sizes an off-grid array)
- 3.7 hrs/day
- Yearly output per 1 kW of panels
- 1,345 kWh
JFMAMJJASOND
Weather1991-2020
- Precipitation
- 47 in/yr
- Snowfall
- 24 in/yr
- Heating degree days
- 4,745 (moderate)
- Frost-free season
- Apr 16 to Oct 23
How far help isstraight-line
- Hospital
Fauquier Hospital - 18.9 mi
- Fire station
Washington Volunteer Fire and Rescue - 0.3 mi
- Hardware store
Harbor Freight Tools - 13.5 mi
- Grocery
Foodway Supermarket - 11.7 mi
From OpenStreetMap. Road miles will be longer, often much longer in hill country.
Plan this spot
These open with this location's real numbers already filled in (ZIP 22747).
Size a solar systemHeat loss & insulationFirewood per winterRainwater harvestGarden sizePanel tilt
Looking at a specific parcel in Rappahannock County, VA?The rules above are the jurisdiction. The land check runs the parcel itself: flood zone, soils and septic suitability, wetlands, slope, access, climate, and these verdicts, from a parcel number or coordinates.
Check a parcel →Share or save this report:New report
Sources: US Census Bureau geocoder; NLR PVWatts v8 (solar); NOAA NCEI 1991-2020 climate normals (nearest station) or Open-Meteo (ZIP-centroid) for weather; Open-Elevation; OpenStreetMap contributors. Public data retrieved Aug 22, 2026; agencies update their layers on their own schedules. Planning data, not a survey or legal advice.
New here, or not sure where this fits? Start here walks through the whole thing in order.