Valuable Real Estate For Sale At Online Auction
Closing July 10, 2024 @ 1:00 PM

We are offering at online auction a 215 +/- acre Highland County VA farm. This property is being offered in two separate tracts. Tract # 1 is 49.5 acres improved by a 1919 farmhouse, large bank barn, two poultry houses, and numerous outbuildings. Tract # 2 is 165.4 acres of pasture and timber land improved by sugar camp buildings and livestock shelters. This farm is zoned agriculture and located just west of the town of Monterey VA off of Route 250. It features world class panoramic views, multiple springs and streams, excellent pasture with fencing on three sides, plenty of mature sugar maple trees and timber, along with abundant wildlife and recreational opportunities. This property was part of the historic Hevener Farm with a long history of maple sugar, cattle, and poultry production.

This Is An Online Only Auction - All Bids Must Be Submitted On The Website. Click The "Bid Online Now" Button To See Property Details and To Bid.

Welcome to a place where life moves a little slower. A place where lush green grasses wave in breeze as the birds make their melodies. Where mountain springs produce the best water in Highland County and numerous streams wind their way down the valley. Mature sugar maples stand tall and proud on the hillsides offering an opportunity for income and cover for the wildlife that is so abundant on this farm. At the higher elevations you can enjoy long range mountain views and an overlook into the town of Monterey. Maybe you will want to build a house on Miracle Ridge where you can enjoy those views all the time, or perhaps you will want to make your home in the charming 4 bedroom, 2 bath farmhouse that has stood the test of time since 1919. Either way, this property offers you the best of the things Highland County VA is so famous for.  And it is easily accessible just outside of town with road frontage on Rt 250 and Hevener Farm Dr.  

Click Here For A Video Overview Of The Farm

Tract #1 - Hevener Farm is 49.459+/- acres Tax Map Parcel ID # 20-A-73C at 119 Hevener Farm Dr. Monterey VA 24465. This tract includes the 1919 4 bedroom, 2 bath farmhouse, large bank barn, two double decker poultry houses, and numerous outbuildings. This would make an ideal small farm for someone interested in homesteading or raising livestock. Burners Run is a small stream that runs through this tract. It gets it start at the year round springs above the farm that provide water for the house and water for cattle in two concrete watering troughs.  Also on the farm is a drilled well beside the poultry house that is not currently hooked up. The two poultry houses have not been used for poultry production for many years but they do offer dry storage and could be repurposed for many different uses. There is an approximately 13 acre field below the barn that is currently in hay but could be tillable for other crops.  The farmhouse is a well constructed home with approx. 2,500 sq ft of living space. It could use some modernizing and updating. The electrical was updated with 200 amp service in 2010. It has metal roof, aluminum siding, and replacement windows. The house was equipped with hot water baseboard heat pumped in from an outside wood fired furnace that is no longer present. Current heat is in the form of gas and electric wall heaters.  This tract has road frontage on Rt 250 and access to the farm on Hevener Farm Dr which is a private road and shared deeded right of way. There is fiberoptic internet service and phone service available from Highland Telephone Coop. Electricity is provided by Shenandoah Valley Electric Coop. Cellular phone service is available with a strong signal from towers on the ridge above the farm. New survey has just been completed with a boundary line adjustment to this tax map parcel enlarging it to 49.459 acres.

Tract #2 - Miracle Ridge Farm is 165.368 +/- acres Tax Map Parcel ID # 20-A-73D at TBD Hevener Farm Dr. Monterey VA 24465. This tract features expansive pasture and timber on and along Miracle Ridge. The high point on Miracle Ridge is at an elevation of 3,500 ft and the lower portion of this tract near the old sugar camp is at 3,000 ft. This tract includes the buildings that were part of the Hevener Sugar Camp which was one of the first sugar camps opened to the public and became the impetus behind the modern day Maple Festival. Miracle Ridge offers a couple potential home or cabin building sites that would provide spectacular long range views and an overlook into the town of Monterey. This farm is ideal for cattle grazing and features multiple springs that feed at least 3 concrete watering troughs and it has fencing on three sides. This tract has access via Hevener Farm Dr which is a private road and shared deeded right of way. Electricity is provided by Shenandoah Valley Electric Coop. Cellular phone service is available with a strong signal from towers on the ridge above the farm. New survey has just been completed with a boundary line adjustment to this tax map parcel making it 165.368 acres.

The bidding for both of these tracts will close at 1:00 PM July 10, 2024 with a two minute auto extend. This means that if a bid is placed on either tract within the last two minutes, the bidding will be extended on both tracts for an additional two minutes. If you wish to buy both tracts you will need to be the high bidder on both.

We Guarantee A Free And Clear Title To The Property

This property is being sold subject to seller confirmation with an opening bid of $50,000 per tract. 

Property Tour Dates: Please do not walk or drive on the property unattended. We have three scheduled property tour dates: Friday June 14, Saturday June 29 from 10 AM to 4 PM and Friday July 5 from 10 AM  to 4 PM. You will need to have an appointment for the property tour which we are scheduling through Signupgenius. Click Here to schedule your time.  If you would like someone to show you the property at some other time or answer any questions you may have, please call Linford Berry at 540-476-3309.

Property Highlights:

• Panoramic Views From Miracle Ridge Overlooking The Town Of Monterey on Tract 2

• 4 Bedroom, 2 Bath Farmhouse Built in 1919 On Tract 1

• Historic Hevener Sugar Camp Buildings On Tract 2

• Lots of Outbuildings, Barns, and Livestock Shelters

• Located One Mile West of The Intersection of Rt 250 and Rt 220 in Monterey

• Lush Pastures and Mature Sugar Maple Trees

• Abundant Wildlife Including Bear, Deer, and Turkey

• Streams and Springs On Both Tracts

• Potential Cabin or Home Building Sites

• Electricity Service To Both Tracts Via Shenandoah Valley Electric

• New Survey (See Documents Tab)

• Access From US Rt 250 and Hevener Farm Dr.

• Zoned Agriculture

Additional Information Can Be Found By Clicking The “Bid Online Now” Button

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

• Marianne Harman- Blue Grass Valley Bank
• Daniel Scott - Ag Lender F&M Bank
• Ashlie Howell - First Bank and Trust
• Corey Huffman - Farm Credit Of The Virginia's

Terms and Conditions:

• WE GUARANTEE A FREE AND CLEAR DEED TO THE PROPERTY
• This property is being sold in AS-IS condition with no financing/appraisal/inspection contingencies. 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. Property is being sold subject to any existing utility, waterline, and right of way easements that are matters of public record.
• 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: Payment will be in the form of Cash or Cash Equivalent with a $20,000 non-refundable deposit per tract due the day of the auction (within 24 hours for online bidders at a distance) and the balance due at closing on or before 45 days. Deposit 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 Mountain Valley Auction Group 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.
• View the sample purchase agreement and complete terms under the "Docs" tab or drop down menu under the photo

Note For Real Estate Agents: Preapproved (No later than 5:00 PM on July 9, 2024) buyers agent participation will be compensated. Click Here For Form

Click Here To See Property Details And Bid

Real Estate Auction Terms Of Sale:

This auction is conducted by Mountain Valley Auction Group LLC (Auctioneer) on behalf of the owners of the property referred to as the (Seller). Auctioneer is not responsible for the acts of the Seller or statements made by the Seller before, during, or after the auction. The auction shall be governed by the terms set forth herein and any announcements made at the auction. The act of submitting a bid shall constitute Bidder’s acceptance of each and every term and condition contained in these terms and conditions and shall form a binding contract of intent to purchase between the Bidder and the Auctioneer. All persons attending the auction and inspecting the property assume all risks whatsoever of damage or loss to person and property and specifically release the Auctioneer from all liability. Auctioneer is not liable by reason of any defect in, or condition of, the property or the premises on which the preview/sale is held. Auctioneer is released for any claims or actual damage to the property sold and/or consequential damages that may result from the sale of defective property.

PAYMENT TERMS:
A signed contract and a nonrefundable deposit of $20,000 for each tract is required from the high bidder(s) immediately after confirmation of final bid and the balance due at closing on or before 45 days (unless prior arrangements have been made with the auctioneer). Deposit must be in the form of a wire transfer or check drawn on a US bank. The signed contract and nonrefundable deposit is due within 24 hours of the auction ending unless other arrangements have been made with Auctioneer prior to the close of the auction. Title shall to be delivered free of all liens or encumbrances as more specifically set forth in the Sale Contract. All settlement and closing costs will be the responsibility of the buyer and the property taxes will be prorated as of the day of settlement.

BUYER’S PREMIUM:
A 10% buyer’s premium will be added to the final bid to become part of the purchase price at settlement. Buyer agrees to these provisions and will pay the applicable buyer’s premium.

DISCLOSURES/NO WARRANTY:
There is no warranty offered, expressed or implied, by Auctioneer or Seller for any property. All property is sold AS-IS, WHERE-IS, and with all faults and defects therein. ALL SALES ARE FINAL and are not contingent on any financing, appraisal, or inspections. All inspections of the property must be done before the auction. Closing must be within 45 days and time is of the essence. All information provided is believed to be correct but NO warranty as such is either expressed or implied, including but not limited to the warranty of merchantability or fitness for a particular purpose. Bidder is solely responsible to determine condition, value or any other determinative factors. The Auctioneer strongly encourages bidders to attend preview/property tours and retain the services of building inspectors or other professionals in order to determine the value and condition of the property.

BIDDER REGISTRATION:
By registering and bidding, Bidder acknowledges that they have read and agree to the terms and conditions of this auction. Bidder agrees to sign the contract of sale and other documents related to the transaction, pay the earnest money deposit and close the transaction within 45 days if their winning bid is accepted. Bidder must be 18 years of age or older and is required to register for the auction. In registration, Bidder must submit information found to be current, complete and accurate for proper identification by Auctioneer. Bidder’s registration is not transferable or assignable. Auctioneer reserves the right to deny or restrict any bidders registration with or without cause. Bidder must register to participate in the auction. If you have any questions, please call the auctioneer at 540-476-3309.

BIDDING:
Using YOUR knowledge and experience, form your own opinion of the property and bid accordingly. If you are in doubt, DO NOT BID. The property is sold AS-IS; this is an AUCTION and all SALES ARE FINAL. Bids cannot be retracted and are binding contracts between Bidder and Auctioneer/Seller. Bidder is accountable to be informed about property and associated costs before bidding. A maximum bid can be placed on the property in the online bidding interface. A maximum bid is kept confidential. Except for properties noted “Absolute Auction,” all properties in auctions will be sold subject to seller confirmation or will have a pre-established minimum Reserve Price. The starting bid is not the Reserve Price. Except where prohibited by law, Auctioneer may counter bid on behalf of Seller on any property up to the amount of the Reserve Price (and no such bid will result in a sale of the property). If the Reserve Price is not met, Seller is under no obligation to sell the property; however, Seller may accept a bid that is below the Reserve Price in its sole discretion.

BIDDER VERIFICATION & QUALIFICATION:
The identity of all bidders will be verified prior to participation. The Auctioneer may require a proof of funds letter be submitted prior to bidder participation. A credit card is required to register for online bidding. No charges will be made to your card unless you are determined to be the winning bidder and you fail to execute the Contract of Sale and pay the required earnest money deposit. At the discretion of the Auctioneer, a penalty of $1,000.00 will be charged to the credit card provided at registration if you fail to return the signed Contract of Sale and pay the required earnest money deposit within the required time period. Payment of the penalty shall not affect other remedies available to the Seller for such failure.

BROKER COMPENSATION:
Preapproved (No later than 5:00 PM the day before the auction ends) brokers participation will be compensated. Twenty percent (20%) of the buyers premium will be paid to a qualified licensed real estate agent whose registered buyer's offer is accepted by the seller and closes on the property. To qualify for a commission, the agent must first register his/her self and client with the Auctioneer at least 24 hours prior to the close of auction. Brokers only receive commission when they represent a client, not if they themselves are the client. Commissions will be paid only after closing and after the Auctioneer has been paid in full. Agents are not required to attend the closing but must attend the auction with their client and/or visit the property with their client during the marketing period. Agents must have client's permission to register him/her for the auction. Agents may not register people who are not actually their clients. If an agent has not met all of these requirements, no commission will be paid to the cooperating agent, even if the agent's client purchases the property. Under no circumstances whatsoever will any commission be paid if the sale does not close for any reason.