Valuable Residential Real Estate For Sale @ Online Auction
Bidding Closes December 3, 2025 @ 1:00 PM
We are offering at online auction the real estate and improvements located at 16811 Owls Nest Rd, Broadway VA 22815. This property is 5.02 +/- acres in the Sundance Forest Subdivision west of Broadway VA. It is improved by a 2 bedroom, 2 bath cabin featuring 1,682 sq ft of living space plus a nice open porch. Also on the property is a 24x30 garage with concrete floor, lights, and water. This secluded and quiet location offers many possibilities for recreation, year round or seasonal residence, or use it as an income producing vacation rental. Although it is in the mountains, it is not far from the amenities of the town of Broadway just 7 miles away or Harrisonburg 20 miles away.
This cabin was constructed in 1976. It was remodeled in 2022-2024 with new windows, roof, HVAC system, flooring, and bathrooms. There are still a few finishing touches that the new owner may want to do. It features over 1,600 square feet of living space with two bedrooms and two full bathrooms. The open living/dining area with vaulted ceiling and lots of windows makes this cabin feel much larger than it looks on paper. The inviting front porch provides a quiet vantage point for watching the wildlife that call this property home. Central heat and air conditioning and modern appliances mean you won't be roughing it unless you want to. This property is served by shared well and a private septic. It is subject to a drain field easement from a neighboring property and is also subject to the covenants and restrictions of the Sundance Forest Association. (See Documents Tab For Details). Annual fees are $400 for road maintenance.
This is not a foreclosure auction. Our sellers have elected to use transparent and competitive bidding to establish the sales price of the property. Don't miss this great opportunity to own a very special piece of real estate.
All Bids Must Be Submitted Online. Click The "Bid Online Now" Button To See Property Details and To Bid
The bidding for this property will close at 1:00 PM December 3, 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.
This property is being Sold Subject To Seller Confirmation With A Starting Bid of only $25,000
Property Tours: Please do not visit the property without being accompanied by an agent. We do have a property tour scheduled for 1-2 PM Saturday November 15 or at other dates and times by appointment. Please Call or Text Linford Berry - 540-476-3309 for more information or for an appointment to see the property.
Property Highlights:
- 5 Acres Zoned RR1
- Cabin Built In 1976 and Remodeled Over The Last Couple Years
- 2 Bedrooms, 2 Full Bathrooms
- Heat Pump, AC, and Woodstove
- Heat Pump New In 2024
- New Roof, Windows, Flooring, Bathrooms and Kitchen
- Large Garage With Concrete Floor, Electricity, and Water
- Outbuildings Including Wood Shed
- Mature Mixed Hardwood and Pine Trees On The Property
- 200 Amp Electrical Service By Shenandoah Valley Electric
- 2025 Tax Assessed Value $194,900
- $400 Annual Road Maintenance Fee
Additional Information, Photos, And Video Can Be Found At The Tab Or Dropdown Menu At The Top Of This Page or By Clicking The “Bid Online Now” Button
Do You Need Financing For This Property? We Recommend The Following Lenders:
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.
- 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 $10,000 non-refundable deposit due the day of the auction (within 24 hours for online bidders at a distance) and the balance due at closing within 45 days of the auction. 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 December 2) buyers agent participation will be compensated. Click Here For Form.
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 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.
