ONE-OWNER BRICK RANCH ON 1.85+/- ACRES & A 1.38+/- VACANT LOT
236 Kiddsville Road, Fishersville, VA 22939
To settle the Estate of Easter Pitzer, this property is for sale at online auction in two separate tracts. Bidders may bid on the tracts individually or as a whole. This is the first time this real estate has been offered to the public!!!
Public Preview/Open House will be November 3rd at 4:00 SHARP or by appointment
This is an auction with online bidding only. All bids must be submitted on our site. Click the "BID ONLINE NOW" button to see the property details and to bid. Questions about bidding? Call Josh 540-421-5007
THIS IS NOT A DISTRESSED PROPERTY NOR A FORECLOSURE. OUR SELLERS ELECTED TO HAVE THIS PROPERTY SOLD VIA COMPETITIVE BIDDING THROUGH A TRANSPARENT PROCESS, ON A DEFINED TIMELINE, UNDER EQUAL TERMS FOR ALL.
TRACT #1- 2BR/1BA ONE-OWNER BRICK RANCH ON 1.85± ACRES WITH MOUNTAIN VIEWS, OUTBUILDING, & PAVILION
Perched atop of the lot, this one-owner brick ranch looks out over open countryside and the mountains beyond. Offered with an adjoining 0.85± acre lot for a combined 1.85± acres per Augusta County tax records (parcels 067-9C and 067-9D, zoned R3).
HOME: 1,008± sq ft, 2 bedrooms, 1 bath. Hardwood floors throughout, freshly painted. Brick fireplace, covered stone front porch. Attached single-bay carport. Unfinished partial basement with interior access. Propane boiler with baseboard heat. Well and septic.
UPDATES: 30-year shingle roof (about 10 years old), new seamless aluminum gutters (about 1 year old), septic line replaced to the tank with a new distribution box.
OUTBUILDINGS & OUTDOORS: Former horse barn with two open bays, two stalls, a hay loft, a workshop, and three storage rooms, with electric and lighting in every room. Covered outdoor pavilion with concrete floor and brick fireplace/grill. Mostly open lawn with a few mature trees.
GOOD TO KNOW: Access by recorded shared-driveway easement across the adjoining parcel. Propane tank is leased. Also offered: an adjoining 1.38± acre open building lot with Kiddsville Road frontage, offered separately and together.
TRACT 2: 1.38+/- ACRE LOT WITH 190+/- FEET OF ROAD FRONTAGE ON KIDDSVILLE ROAD
Augusta County Tax Map 067-11, zoned R3
This tract is an open, unimproved 1.38± acre lot with about 190+/- feet of frontage on Kiddsville Road and mountain views to the east. The ground is open and rises gently from the road, with no existing structures.This is a rare opportunity to buy an open building lot with this much frontage in this part of Fishersville!!!
DETAILS: Zoned R3. Upper boundary corners are marked. This lot lies between Kiddsville Road and the adjoining home tract (see Tract 1).
GOOD TO KNOW: No perc test, soil evaluation, or utility study has been done on this lot. Buyers should verify water, sewer, electric, and permitted uses, setbacks, and driveway entrance requirements with Augusta County and VDOT before bidding.
HOW TO BID: Bid on this lot alone, or on the entire offering, which includes the home tract (1.85± acres), for a combined 3.23± acres. See bidding options.
Multi-Par Bidding Format: This auction uses a multi-parcel (multi-par) format, which means tracts are offered individually or in combination.
How it works: Once each tract has at least one bid, a combination can be opened. A combination bid must be at least one increment higher than the total of the current bids on the individual tracts.
Combinations and Individual Tract Bids: If a combination bid is placed, you could be outbid even if no one else is bidding directly on your tract. However, if that combination is broken up by new bids on another individual tract, your original bid may become the winner again — or you can increase your bid to regain the lead.
Bidding rules: There are no “max bids” in this format. Instead, you may bid at the next increment or enter a specific bid amount above the next increment, which will be placed immediately at that amount.
Extended Close: If any bids are placed on any tract or combination in the last 2 minutes of the auction then bidding for all tracts and combinations will remain open for an additional 2 minutes.
In short: you can bid on single tracts or groups, combinations can shift the next bid required on individual tracts to remain a winning bidder on the individual tracts, and you must place exact bids - no max (auto) bidding. If you have any questions about bidding please call, text, or email us.
We Guarantee A Free And Clear Title To The Property
Licensed real estate professionals representing a qualified buyer will be compensated for their efforts. Call Josh for more details.
This property is being sold subject to seller confirmation with a starting bid of $50,000 for tract #1 and $10,000 for tract #2.
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 pay a $5,000 earnest money deposit FOR EACH PARCEL as follows:
- At registration, the bidder authorizes a charge to the card on file. Upon winning, $500 of the deposit will be charged to that card immediately for each parcel won at the auction.
- The remaining $4,500 is due by [3:00PM] on the next business day by wire transfer, certified check, or cashier's check drawn on a U.S. bank.
- The winning bidder must also sign and return the purchase agreement by the same deadline. The full deposit will be held in escrow by Allied Auctioneers & Associates, in a federally insured bank, and applied to the purchase price at closing. The deposit is non-refundable except in the event of Seller default or Seller's inability to deliver title.
If the winning bidder fails to sign the purchase agreement and pay the full deposit by the deadline, the bidder agrees that Seller's damages would be difficult to determine and that the card on file will be charged the unpaid balance of the deposit ($4,500) as liquidated damages, in addition to the $500 already collected.
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.
Multi-Par Bidding Format: This auction uses a multi-parcel (multi-par) format, which means tracts are offered individually or in combination.
How it works: Once each tract has at least one bid, a combination can be opened. A combination bid must be at least one increment higher than the total of the current bids on the individual tracts.
Combinations and Individual Tract Bids: If a combination bid is placed, you could be outbid even if no one else is bidding directly on your tract. However, if that combination is broken up by new bids on another individual tract, your original bid may become the winner again — or you can increase your bid to regain the lead.
Bidding rules: There are no “max bids” in this format. Instead, you may bid at the next increment or enter a specific bid amount above the next increment, which will be placed immediately at that amount.
Extended Close: If any bids are placed on any tract or combination in the last 2 minutes of the auction then bidding for all tracts and combinations will remain open for an additional 2 minutes.
In short: you can bid on single tracts or groups, combinations can shift the next bid required on individual tracts to remain a winning bidder on the individual tracts, and you must place exact bids - no max (auto) bidding. If you have any questions about bidding please call, text, or email us.
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.
