3 BR, 2 BA Home on 3.15± Acres with 1,000+ Feet of Rt. 11 Frontage – Raphine, VA
For Sale at Online Auction
Bidding Closes December 2nd, 2026 @ 3:00 PM
Location, frontage, and room to grow. This 3.15± acre property in Raphine, Rockbridge County, has more than 1,000 feet of road frontage along U.S. Route 11. That much visibility and access on one of the Valley’s main corridors is hard to find, and it’s only minutes from I-81.
The home has three levels including the basement, with 3 bedrooms and 2 bathrooms. It’s livable as it stands and ready for a buyer to remodel and update it to their own taste. It’s a good chance to build equity in a desirable spot.
The outbuildings and land add more value. A detached two-story building has a garage on the lower level and two rooms upstairs, which you can reach at ground level from the back. Those rooms could serve as a workshop, office, studio, or storage. The partially fenced pasture has room for horses, livestock, or a few backyard animals. The property is zoned A-2 Agricultural, which suits a small homestead or hobby farm.
Whether you want a homestead, a place to fix up and live in, or an investment with lots of highway frontage, this one deserves a close look.
Property Highlights:
- 3.15± acres in Raphine, VA (Rockbridge County)
- 1,000+ feet of road frontage on U.S. Route 11
- Zoned A-2 Agricultural
- 3 bedroom, 2 bath, three-level home including basement
- Livable now, with remodeling potential
- Detached two-story building: lower-level garage, two upper rooms with ground-level access from the rear
- Partially fenced pasture for animals
- Quick access to I-81
- $162,600 tax assessed value
- $1,041 annual taxes
Auction Details:
ONLINE ONLY – Bidding ends Wednesday, December 2, 2026 at 3:00 PM
Bid at bid.alliedauctioneersva.com
Property Preview:
Wednesday, November 25, 2026 at 4:00 PM SHARP
Buyers are responsible for their own due diligence, including zoning and permitted uses. All information is believed accurate but not guaranteed.
Do You Need Financing For This Property? We Recommend The Following Lenders:
First Bank & Trust - Ashlie Howell
Farm Credit -Adam Ford
Announcements:
Please read the full set of terms and conditions for all of the details under the tab "terms".
- 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).
- Deposit & Purchase Agreement: There will be a $5,000 non-refundable deposit paid by the winning bidder to be held in escrow and put towards the total purchase price at closing. Immediately upon being deemed the winning bidder, $500.00 will be debited from the card that was used when registering to bid. The balance of $4500.00 can be made in the form of Cash, Cashiers Check, or Wire Transfer and is due within 24 hours of being deemed the winning bidder. The Purchase Agreement will need to be signed within 24 hours of being deemed the winning bidder as well. This can be done electronically or in-person. Please preview this Agreement in the Documents tab on the bidding site.
- Payment: Payment for the property must be paid in full at the time of closing. TIME IS OF THE ESSENCE and closing will be required within 30-45 days of signing the purchase agreement.
- 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 theirself. 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 any questions.
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 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.
- 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.
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.
