Valuable Real Estate For Sale At Online Auction
Closing November 3, 2022 @ 1:00 PM

To settle the estate of the late Dr John and Jeanne Spangler we are offering at online auction the real estate and improvements located at 121 Garber's Church Rd, Harrisonburg VA 22801. This property is being offered in two separate tracts. Tract #1 is 0.731 +/- Acres improved by a 4 bedroom 2 1/2 bath brick home, and detached garage. Tract #2 is 3.778 +/- acres of adjacent land zoned R1 and ready for future development. This property is well located in a very desirable part of the City of Harrisonburg with great views, easy access to Rt 33, close to Harrisonburg City Schools, Heritage Oaks Golf Course, and Hillandale Park.

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

Tract #1 is 0.731+/- acres improved by a well constructed colonial style brick home and detached garage. This house was built in 1952. It has 3,168 sq ft of living space with 4 bedrooms and 2 1/2 baths along with stately columns on the front porch, enclosed side porch and a large unfinished basement. This solid house features hardwood floors throughout, beautiful staircase, spacious attic storage, and eat in kitchen. It could use some cosmetic updating but will make a very nice home for a large family or vacation rental. The property is served by municipal water and sewer and features a paved circular driveway with brick retaining wall in the front.

Tract #2 is 3.778 +/- acres of potential development land zoned R1 and adjacent to tract #1. This tract is one of the last undeveloped parcels in this part of Harrisonburg. Municpal water and sewer are available at the property. Preliminary drawings have been done showing potential development options.  Please see the documents tab for these drawings. This tract is being sold as one lot. Any further subdivisions will be the responsibility of the new owner.

Both tracts have just been surveyed and current survey is available at the documents tab. Both tracts are separate tax map parcels and plat has been recorded as such. Lead based paint disclosure will be required on Tract #1 due to the age of the house.

The bidding for both of these tracts will close at 1:00 PM November 3, 2022 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 the entire property you will need to be the high bidder on both tracts.

This property is being sold subject to seller confirmation with a starting bid of $25,000 per tract. 

We Guarantee A Free And Clear Title To The Property

Property Tour Dates: Thursday Oct 13 and October 27 @ 1 PM, or on other dates and times by appointment. Please Call Linford Berry at 540-476-3309 for more information or for an appointment.

Property Highlights:

• Conveniently Located Close To City Schools, Heritage Oaks Golf Course, and Parks

• Just Minutes From Downtown Harrisonburg and Local Attractions

• Beautiful Mountain Views

• Zoned R1 Single Family Residential

• Detached Garage With Paved Driveway

• Brick Home With Shingle Roof

• Hardwood Floors Throughout

• Full Unfinished Basement and Large Attic Storage Area

• Municipal Water and Sewer

• New Survey Just Completed

• Preliminary Drawings Completed For Development Of Adjacent Acreage

Additional Information Can Be Found At The 'Docs' Tab At The Top Of This Listing and By Clicking The “Bid Online Now” Button.

This property is being sold AS-IS with no financing/appraisal/inspection contingencies and with no warranties of any kind. Seller does guarantee clear title to the property. Bidders are encouraged to 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.

Payment Terms: (See our complete terms at the tab above). Payment will be in the form of Cash or Cash Equivalent with a $10,000 non-refundable deposit for each 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. If you are getting financing for this property please be pre-approved and be confident that you will be able to close within 45 days. 

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).

Realtor Representation: Preapproved (No later than 5:00 PM on November 2, 2022) 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.

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 $10,000 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.