88.53+/- Acres Wooded Property

For Sale at Online Auction

Bidding Closes October 21st, 2025 @ 2:00 PM

Prime 88 Acre Wooded Retreat Bordering National Forest

Exceptional Privacy & Natural Beauty

Discover a rare opportunity to own 88.53+/- acres of pristine wooded paradise with unmatched privacy, bordering national forest and government-owned land on two sides. This exceptional property offers the perfect blend of accessibility and seclusion for your dream homestead or premier hunting retreat.

Property Highlights:

• Strategic Location: Borders national forest and government land on two sides
• Road Access: Approximately 700 feet of road frontage
• Building Ready: Open land on the front and multiple other potential home sites
• 85+ Wooded Acres: Mature hardwoods and established pine plantation
• Timber Potential: Mature pines ready for possible harvest
• Wildlife Haven: Abundant wildlife throughout the property
• Running Water: Wet weather stream runs through the property
• Ultimate Privacy: Surrounded by protected lands ensuring permanent seclusion

Perfect For:

• Custom homestead with unparalleled privacy
• Premier hunting property with diverse wildlife
• Investment opportunity with timber potential
• Nature lover's paradise with direct forest access
• Recreational retreat with endless outdoor possibilities

This is truly a once-in-a-lifetime opportunity to own substantial acreage with the security of knowing your investment is protected by surrounding public lands. Whether you're seeking to build your forever home in complete privacy or establish the ultimate hunting and recreational property, this land offers unlimited potential in a setting that won't be compromised by development.

Experience the peace and tranquility that only 88 acres of protected wilderness can provide.

Please note that the address is for GPS purposes only. This property is adjacent to 2976 Little Calf Pasture Highway, Craigsville, VA.

Specifics:

• 88.53+/- acres
• Approx. 700' of road frontage
• Creek on the property
• Bordered by Government Land and National Forest on two sides
• Approx. 15 miles from Rt. 262, convenient to Staunton and I-81
• Approx. 9 miles to Buffalo Gap High School
• 2025 tax assessment - $223,100
• Annual real estate taxes -  $193.44
• Currently in land use
• Roll back taxes $6580.42 (paid by the buyer if taken out of land use)
• Tax map number 062-9
• Guaranteed free and clear deed

Do You Need Financing For This Property?  We Recommend The Following Lenders:

First Bank & Trust - Ashlie Howell

Farm Credit

F&M Bank

Announcements:

Please read the full set of terms and conditions for all of the details.

• WE GUARANTEE A FREE AND CLEAR DEED TO THE PROPERTY
• This property is being sold in AS-IS condition with no contingencies including not being contingent upon financing, appraisals, inspections, study periods, or surveys. Bidders are strongly encouraged to inspect the property themselves and/or enlist the assistance of professional inspectors or contractors in evaluating the condition and value of the property. All inspections must be performed prior to the auction. 
• Buyers Premium: There will be a 10% Buyers Premium added to the high bid to determine total contract purchase price. (For example a 100,000 bid would have a buyers premium of $10,000 added for a total purchase price of $110,000).
• Payment Terms: The $10,000 non-refundable deposit will be paid by the winning bidder in the form of Cash, Cashiers Check, or Wire Transfer due the day of the auction (within 24 hours for online bidders at a distance) and the balance due at closing within 45 days of the auction.  The deposit will be held in an escrow account and will be applied to the purchase price at closing. Please do not bid if you are not able to close within 45 days.
• Financing can be obtained for the property, but the sale is not contingent upon obtaining financing.
• All information provided by Allied Auctioneers was obtained from sources believed to be reliable but are not guaranteed. Buyer shall rely on their own information, judgment, and inspection of the property.
• Announcements: Allied Auctioneers, it's owners and agents, are representing and acting on behalf of the seller and not as a buyer's agent. The auctioneer reserves the right to accept bids on behalf of an absentee bidder, the seller, or their self. The auctioneer reserves the right to accept or reject any bid and in all cases of dispute the auctioneer’s decision shall be final. By registering to bid on this auction you will be added to our email list and will receive future marketing. You will have the option to remove yourself from this list if you so choose.

Note For Real Estate Agents: All licensed real estate professionals representing a bidder, as a buyer's agent, must be pre-approved no later than 24 hours before the scheduled closing time of the auction to be compensated. Please contact Josh at 540-421-5007 or josh@alliedauctioneersva.com to be pre-approved or with questions.

Allied Auctioneers Real Estate Auction Terms and Conditions

1. GENERAL PROVISIONS

This auction is conducted by Allied Auctioneers & Associates LLC (Auctioneer) on behalf of the property owner(s) (Seller). By registering to bid or placing any bid, bidders acknowledge they have read, understood, and agree to be bound by these terms and conditions. The act of submitting a bid constitutes acceptance of these terms and forms a binding contract between the bidder and Auctioneer/Seller. All decisions of the Auctioneer are final regarding bidding methods, disputes among bidders, bid increments, and any other matters arising before, during, or after the auction. Auctioneer reserves the right to deny participation or ban any person who attempts to disrupt the auction.

2. AUCTION ENDING AND EXTENDED BIDDING

The auction will close at the stated time. If a bid is placed within the final 2 minutes of the auction, bidding will automatically extend for an additional 2 minutes. This process will continue until no bids are placed within a 2-minute period.

3. BUYER'S PREMIUM

A 10% buyer's premium will be added to the final bid price to determine the total contract sales price. This premium is non-negotiable and becomes part of the purchase price at settlement. Example: Final Bid: $100,000 + 10% Buyer's Premium: $10,000 = Total Contract Price: $110,000

4. EARNEST MONEY DEPOSIT AND PAYMENT TERMS

The successful bidder must provide a signed contract and earnest money deposit of $10,000 after being deemed the winning bidder of the auction. The deposit must be in the form of wire transfer, certified check, or cashier's check drawn on a U.S. bank. This deposit is NON-REFUNDABLE and will remain in escrow until closing. At registration, a credit card authorization will be processed. If you are the winning bidder and fail to execute the contract and pay the required deposit within 24 hours, your credit card will be charged an administrative penalty of $5,000. Payment of this penalty does not limit other remedies available to Seller.

5. CLOSING REQUIREMENTS

Closing must occur within 45 days of auction conclusion. TIME IS OF THE ESSENCE. The purchaser is responsible for all closing costs, including but not limited to title insurance, attorney fees, recording fees, and transfer taxes. Real estate taxes will be prorated to the closing date.

6. NO CONTINGENCIES

This sale is NOT contingent on:

• Purchaser's ability to obtain financing

• Appraisal results

• Property inspections

• Survey results

• Study periods of any kind

Purchaser may obtain financing but the sale is not conditional upon approval. All inspections must be completed before bidding.

7. AS-IS, WHERE-IS SALE

The property is sold "AS-IS, WHERE-IS" with all faults and defects. Neither Auctioneer nor Seller makes any warranties, representations, or guarantees, expressed or implied, regarding:

• Physical condition of the property

• Square footage, acreage, or dimensions

• Environmental conditions (including lead paint, asbestos, radon)

• Zoning compliance or building code violations

• Easements, encroachments, or rights-of-way

• Mineral, water, or riparian rights

8. BIDDER REGISTRATION AND VERIFICATION

All bidders must be 18 years of age or older and register online. Registration information must be current, complete, and accurate. Bidder verification is required and bidding rights are provisional until verification is complete. Auctioneer may require proof of funds prior to bidding approval. Registration is non-transferable. Bidders are responsible for all bids placed under their credentials and must immediately notify the Auctioneer if they believe their account has been compromised.

9. BIDDING PROCEDURES

All bids are final and constitute binding contracts. Bidders must rely on their own knowledge and judgment when bidding. Maximum bids may be placed and will remain confidential. Unless noted as "Absolute Auction," properties may have a reserve price established by Seller. The starting bid is not the reserve price. Auctioneer may bid on behalf of Seller up to the reserve amount. If the reserve is not met, Seller has no obligation to sell but may accept a below-reserve bid at their sole discretion.

10. TITLE AND DEED

Seller guarantees delivery of a clear, transferable deed free of liens and encumbrances, subject to exceptions noted in the title commitment. Purchaser may obtain title insurance at their sole expense.

11. POSSESSION

Purchaser will receive possession at closing, subject to existing leases and rights of parties in possession.

12. DEFAULT REMEDIES

If purchaser fails to complete the transaction for any reason:

• All deposits are forfeited to Auctioneer/Seller

• Purchaser may be liable for court costs and attorney fees

• Purchaser may be liable for any deficiency if property is resold for less than the contract price

• Purchaser may be liable for all costs of re-marketing and re-selling the property

• Legal action may be taken for specific performance or damages

13. BUSINESS ENTITY GUARANTY

Individuals bidding on behalf of business entities or corporations personally guarantee payment of all obligations, including collection costs and reasonable attorney fees.

14. BROKER COMPENSATION

Pre-approved licensed real estate agents representing registered buyers will receive 20% of the negotiated buyer's premium upon successful closing. Agents must register themselves and their clients at least 24 hours before auction close and must accompany clients to property viewing or auction. Commission is paid only after Auctioneer is paid in full.

15. TECHNICAL ISSUES AND DISCLAIMERS

Neither the software provider nor Auctioneer is responsible for missed bids or software malfunctions. In case of DDOS attacks or server issues, Auctioneer reserves the right to extend bidding time. Bidders should use maximum bid features to minimize technical risks.

Auctioneer is not liable for any damages to persons or property while on the premises or for hidden defects in the property.

16. COMMUNICATIONS CONSENT

By registering, bidders consent to receive communications from Auctioneer via email, phone, and text messages for payment collection, marketing, and business purposes, including automated systems.

17. EQUAL OPPORTUNITY

All bidding is open to qualified purchasers without regard to race, color, religion, sex, familial status, national origin, or physical handicap.

18. AGENCY DISCLOSURE

Auctioneer acts as agent for Seller, not as buyer's agent. Auctioneer reserves the right to remove any bidder not deemed to be in Seller's best interest.

19. LIMITATION OF LIABILITY

Auctioneer and Seller shall not be liable for any damages beyond return of earnest money deposit. All liability is limited to the deposit amount.

20. GOVERNING LAW

These terms are governed by Virginia law. Any disputes will be resolved in the jurisdiction where the property is located.

21. MISCELLANEOUS

• All sales are final with no refunds or credits

• No personal property conveys unless specifically noted

• Auctioneer may withdraw any property before sale

• All promotional materials are believed accurate but not guaranteed

• Bidders must conduct their own due diligence

By bidding, you acknowledge that you have read, understand, and agree to these terms and conditions. If you cannot comply with these requirements, DO NOT BID.