Valuable Real Estate For Sale At Online Auction
Closing April 30, 2025 @ 1:00 PM

We are offering at online auction a 78.8 +/- acre Greene County VA farm at 928 Slate Mill Rd, Stanardsville VA 22973. This property is improved by a 6,000+ sq ft home, 36x90 ft shop and equipment shed, historic 1850's grist mill, 20x30 pole barn cattle handling facility, carriage house/garage, summer kitchen, granary, fully fenced pastures and watering troughs. This farm is zoned A1 and located just east of Stanardsville VA at the end of South River Rd. It features over 1/2 mile of frontage on the South River and over 1/2 mile of frontage on Henshaw Run with views of the Blue Ridge Mountains to the west. This is a truly exceptional property with all kinds of possibilities for everything from a working cattle farm, to primary residence, equestrian use, or luxurious private retreat.

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 Slate Mill Farm! A place where life moves a little slower, where agriculture, nature, and history come together to provide a unique and beautiful setting for you to retreat to, or for your family to call home. Our seller's purchased this property to be their forever home - a peaceful place where they could raise a family and cattle. But business opportunities and responsibilities are making it necessary to move out of state. Their loss can be your gain as you now have an opportunity to own the kind of property that rarely becomes available in this part of Virginia. To locate the farm, turn off of State Rt 230 (Madison Rd) and go Southeast on South River Rd.  When you get to the end of the state maintained highway turn slight right onto Slate Mill Rd. Property is at the end of Slate Mill Road. Slate Mill Road is a one mile long private road which provides a 50 ft deeded right of way most of the way to Slate Mill Farm with a 30 ft right of way immediately before reaching the farm. (A survey and road maintenance agreement is in place and available for your review under the documents tab.) This property is well situated just a few minutes from the charming village of Stanardsville VA which is the Greene county seat. Charlottesville VA is 20 miles to the South and Culpepper VA is 30 miles to the North while Massanutten Resort and the City of Harrisonburg are 25-30 miles to the west.

Click Here For A Video Overview Of The Farm

This farm is not restricted by any easements or leases, it comes with a recent survey (2021 - see documents tab). It has 50+ acres of fescue pasture that is fenced and cross fenced with high tensile electric and includes 6 grazing paddocks each with their own Mirafount watering troughs. A cattle handling facility with 20x32 pole barn, corral, panels, squeeze chute and loading area is included to make this farm ready to go to work for your cattle operation. The remainder of the property is mixed hardwood and pine forest which provides cover for the abundant wildlife that call this farm home. In the lower field you will find your very own field of dreams baseball field with full size chain link backstop.

The homesite on the hill overlooking the river features a stunning 6,000 + sq ft residence which is actually two homes in one. The south end of the house is a 1940's era 4 bedroom, 2 bath home which was carefully restored at the same time as the 2004 addition was added to the north side which offers an additional 3 bedroom 3.5 baths. These two complete living quarters were thoughtfully integrated into one structure with easy access and privacy for both. Each end has its own kitchen, HVAC system, septic, and electrical service. They both have quality finishes throughout - with granite, hardwood, and tile. A great room with 21 ft vaulted ceiling and Tulikivi high-efficiency soapstone fireplace is the centerpiece of the house along with a second floor balcony offering amazing views of the property. The exterior is low maintenance stucco siding, metal roof, Anderson windows and doors, with generator hookup. The north end addition also includes a full finished basement with an additional kitchenette, separate laundry hookups, full bath, and separate outside entrance.

Click Here For A Virtual Tour Of The Home

The natural beauty of this farm is enhanced by the cool clear water of the South River which borders the farm on two sides and Henshaw Run which borders a third side. The headwaters of the South River are located in the Shenandoah National Park and the Blue Ridge mountains which are visible from the farm.  A number of times per year native trout are stocked in this river making fishing a fun pastime. In the 1850's the power of the South River was harnessed by the Miller family who lived in the area from 1777 to 1865. They built a grist mill on this farm which still stands today. The mill changed hands and names a number of times over the years and was called W.F. Southard's Mill and later Eppard's Mill. This mill was used to grind grain and for a brief time generate electricity until it was retired sometime in the 1960's. Today the waterwheel is missing but the grinding stones and much of the machinery is still intact inside the mill itself. This structure could be restored by someone with vision and energy.

What are you waiting for? Schedule your property tour today at this link. You truly must see this property in person to fully appreciate it. Register to bid and check out all the documents, videos, and photos that we have available for your due diligence. This is a once in a lifetime opportunity that you do not want to miss!

The bidding will close at 1:00 PM April 30, 2025 with a two minute auto extend. This means that if a bid is placed within the last two minutes, the bidding will be extended for an additional two minutes.

We Guarantee A Free And Clear Deed To The Property

This property is being sold subject to seller confirmation with an opening bid of $250,000.

Property Tour Dates: Please do not walk or drive on the property unattended. We have two scheduled property tour dates: Saturday March 29 from 10 AM to 4 PM, and Wednesday April 16 from 1 to 6 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:

• 78.8 +/- Acres Zoned A1 With No Easements Or Additional Restrictions

• 7 Bedroom, 5.5 Bath Home Completed In 2004

• Recent Home Inspection On File (See Documents Tab)

• Professionally Designed Landscaping With Stamped Concrete Walks, Patio, and Pergola

• Historic Summer Kitchen Converted To Pet Hotel With Outside Fenced Run

• 3,300 Sq Ft Pole Barn With 900 Sq Ft Concrete Floor Shop and 200 Amp Electrical Service

• 1850's Historic Grist Mill

• 32x20 Pole Barn Cattle Handling Facility With Corral, Gates, and Squeeze Chute

• 50+ Acres Of Fenced and Crossed Fenced Pastures In 6 Paddocks

• 18+ Acres Of Mature Mixed Hardwood and Pine Forest With Abundant Wildlife

• Over 1/2 Mile Of South River Frontage and over 1/2 Mile Of Creek Frontage On Henshaw Run

• Baseball Field With Backstop

• Recent Survey (See Documents Tab)

• Electricity Service Via Rappahannock Electric Coop

• Fiber Optic Internet Service Available Via Brightspeed Fiber

• Drilled Well and Two Septic Drain Fields

• Three HVAC Zones With Heat Pumps and Electric Furnace

• Tulikivi High Efficiency Soapstone Fireplace

• Tax Assessed Value $1,850,500

• Tax Map ID 39/A/1A

Additional Information Can Be Found By Clicking The “Bid Online Now” Button Or At The Documents Tab Near The Top Of This Page

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

• Daniel Scott - Ag Lender F&M Bank
• Ashlie Howell - First Bank and Trust
• Stephanie Hensley - 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. We have a current home inspection report on file for this property but this should not substitute for your own due diligence.
• 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 $25,000 non-refundable deposit due the day of the auction (within 24 hours for online bidders at a distance) and the balance due at closing between June 1 and June 15, 2025. 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 at the top of the page under the photo.

Note For Real Estate Agents: Preapproved (No later than 5:00 PM on April 29, 2025) 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 $25,000 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. Up to two percent (2%) of the high bid price 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.