11.4± Acre Poultry & Livestock Farm with Home – Online Auction
For Sale at Online Auction
Bidding Closes September 8th at 3:00 PM
12647 Third Hill Road, Fulks Run, VA
Selling at public online auction: an 11.4± acre farm offering strong potential for the buyer ready to put in some sweat equity. The property features two poultry houses (42' x 316' each), fenced pasture, a barn, two wells, and a 3 bedroom/2 bath home — all offered as one package.
Home: A 1993, 3BR/2BA, doublewide (28'x64') on a permanent foundation. Full length deck, eat-in kitchen with open living room floor plan. The master bedroom is adjacent to the living room with a master bathroom. All other bedrooms, bathrooms, and laundry room are on the opposite end of the home. The home is livable but could use repair and/or renovation, offering a great opportunity for a buyer looking to update and build equity. There is a garden area behind the home and a storage shed with electricity. The home has a conventional septic with the drain field having an easement in the adjacent field behind the poultry houses.
Poultry Houses: Two computerized poultry houses — House #1 built in 1987, House #2 built in 1993; both built by Robert Fulk. Both are currently empty and in need of updating, but include a high-flow feed filling system and a 65kW propane powered backup generator (only 1XX hours). Excellent bones for a buyer looking to return the operation to production.
Land & Improvements:
- 11.4± acres
- Fenced pasture with creek access and a waterer
- 24' x 30' barn
- Two wells (active well is 720' with 10gpm, the secondary well is 100' deep and could be operational)
- 50' deeded access easement
Details:
- Only 9 miles from Broadway and 20 miles from Harrisonburg
- 50' Access easement
- 2025 tax assessment - $246,530
- Annual real estate taxes - $1676
- Tax map number 36-A-61-A1
- See the Rockingham County Tax Info here
- Guaranteed free and clear deed
This property could use some work on both the poultry houses and the residence but is priced and positioned accordingly for a buyer ready to take on a project with real upside.
This auction will have ONLINE BIDDING ONLY ending on Tuesday, September 8th at 3:00PM. The successful bidder must provide a signed contract and earnest money deposit of $5,000 immediately 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 and will be applied to the purchase price.
Property Location: 12647 Third Hill Road, Fulks Run, VA 22830
Auction Type: Online bidding only
Preview: Monday, August 31st at 5:00PM sharp or by appointment
Auction closes: Tuesday, September 8th at 3:00PM
With questions please contact Josh Puffenbarger at 540-421-5007
Allied Auctioneers Real Estate Auction Terms and Conditions
1. GENERAL PROVISIONS
This auction is conducted by Allied Auctioneers & Associates INC (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 $5,000 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 30-45 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 a portion 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 and/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.
