3 BR/1 BA Home w/Detached Office, Shop, Garage & Storage Buildings on 2.7 +/- Acres in Orange County, VA--SELLING to the HIGHEST BIDDER!!

PUBLIC REAL ESTATE AUCTION EVENT

To Settle the Estate of Rachel H. Morris:  Ranch style home w/acreage and central location.  Great opportunity for a home based business, hobbyist or collector.  Be here to participate live onsite or live online and BID YOUR PRICE!! 

Live On-Site Auction w/Live Real-Time Online Simulcast Bidding for Your Convenience!!

Need a Mortgage?....Just click on one of the lenders in the "Financing" menu above.

Property Tour:  Wednesday, August 5 @ 11:00am SHARP!!  Please contact Tony Wilson for more information (540-748-1359).

• 3 BR/1 BA ranch-style home w/partially finished walk-out basement on 2.7 +/- acres in Orange County, VA
• This home measures 1,920 +/- gross sf. (1,680 +/- finished sf. & 240 +/- unfinished sf.) and features 3 bedrooms and 1 handicap-adaptable bathroom w/low-threshold shower & wide doorway on the main level.  It also includes an eat-in kitchen (all appliances convey), living room, and partially finished walk-out basement.
• Covered front & side porch; rear deck
• Flooring:  hardwood on main level; vinyl in kitchen, bathroom & basement; no carpet
• Heating:  new oil furnace (2025); Cooling:  Central AC; leased EverGRO propane tank ($40/year)
• Drilled well & gravity-flow septic system (new drainfield in 2009); 2nd operational non-potable well that serves workshop & outbuildings; electric water heater (new in 2025)
• Detached 12'x24' office building; 4 bay carport; 30'x20' three-bay equipment shed; 30'x36' workshop w/20'x36' concrete floor & separate electric meter; 8'x10' storage shed (all measurements are approximate & buildings vary in condition).  
• Other Features:  new oil furnace & tank (2025); chimney relined and re-grouted (2024); new electric water heater (2025); drainfield replaced (2009); Roof (approx. 2012); covered side porch (2016); electrical panel (2015); 200-amp service (2018); dryer vents & ductwork cleaned (2024); JES waterproofing w/sump pump & humidifier
• Electricity:  Dominion Energy; Internet:  Comcast & Firefly Fiber available
• Centrally located fronting Rt. 20 and convenient to all schools, Orange, Culpeper, Charlottesville, Lake Anna & Fredericksburg, VA!!
• Tax Map:  32-79F; Deed Book:  308/335 Zoned:  A; Yearly real estate taxes:  $1,898; Home was built in 1970 and features a vinyl siding exterior; $7,500 deposit (certified check ONLY) is due immediately after confirmation of final bid, must be shown at registration and the balance due at closing within 45 days; WE GUARANTEE A FREE & CLEAR DEED
• Only $100,000 Suggested Starting Bid!!

INTERIOR PHOTOS COMING SOON!!

Need Financing for this property??  Please contact Tony Wilson for financing information (540-748-1359)

FOR REALTORS:  If you are currently working with a Realtor and want them to represent you, please have them CLICK HERE  and complete their Auction Bidder Representation Form.  In order for the Realtor to be compensated, broker forms must be completed and submitted no later than 6 am on the day of the auction (8/12/26), and all terms adhered to.  NOTE:  Please contact auction coordinator, Tony Wilson (540-748-1359), to discuss a higher commission rate with a pre-approved starting bid!!

Auction Terms and Conditions:  In addition to the “General Terms and Conditions” referenced below, which apply to all of our services, the following Auction Terms and Conditions (“Auction Terms”) apply to the auction described above. Please review these Auction Terms and the General Terms and Conditions prior to participating or registering to participate in the auction, as they form a legally binding agreement between you and Nicholls Auction Marketing Group, Inc. (“Nicholls Auction”). Capitalized terms used but not defined in these Auction Terms will have the meanings ascribed to them in the General Terms and Conditions.

Approval to Bid: Approval to bid is subject to completing an on-site or on-line bidder registration form and verification of the required earnest money deposit by auction personnel.  The approval of online bidders is subject to confirmation by the auction coordinator.

Earnest Money: A $7,500 deposit is due immediately after confirmation of Final Bid, must be presented at registration before the auction begins, and the balance is due at closing within 45 days or as soon thereafter as seller’s closing documents are available (unless prior written arrangements have been made by contacting Tony Wilson @ 540-748-1359). Deposit must be in the form of a cashier’s check or certified check (from a US bank/financial institution) made payable to yourself, which you will endorse over to Nicholls Auction if you are the successful bidder. The deposit is non-refundable. The deposit will be held in a non-interest bearing escrow account until settlement. Subject to Nicholls Auction’s sole discretion, there is a possibility of a lesser deposit if proof of pre-approved financing is presented prior to auction.   

Closing: If you are the successful Buyer (as defined in the General Terms), you must sign all documents and contracts immediately after the acceptance of the Final Bid. Buyer will also be required to make an appointment with the closing agent to pay the balance of the purchase price and receive the deed to the property. Closing is to take place on or before 45 days from date of auction (unless prior arrangements have been made with and agreed to in writing by Nicholls Auction). Buyer acknowledges and agrees that time is of the essence. Buyer will pay for all of their closing costs associated with the transaction (please see the General Terms). Buyer shall close using Lakeside Title & Escrow (540-412-1057).

Real Estate Salesperson/Broker Acknowledgment: Although having a real estate salesperson/broker is not required, if you are working with a real estate salesperson/broker, the real estate salesperson/broker must complete the Auction Bidder Representation Form available here: “Auction Bidder Representation Form”.  In order for your real estate salesperson/broker to be compensated, the Auction Bidder Representation Form must be completed and properly submitted no later than 6 a.m. on the day of the auction, which is 8/12/2026 (no exceptions). A registered real estate salesperson/broker can only represent one buyer at each auction event. If the auction at which you wish to bid has a live bidding component, your real estate salesperson/broker must attend the auction event in person regardless of whether you are bidding live in person on site or bidding on line off site, and real estate salesperson/broker must adhere to all terms.

Auction Premium: A 10% auction premium will be added to the Final Bid and will become a part of the purchase price (10% Auction Premium Example: Bid Price: $100,000, Plus 10% Auction Premium of $10,000; Total Contract Price = $110,000).  The auction premium is non-negotiable. 

Information is not Guaranteed; Sale is “AS IS” with all Faults: Please refer to the “Property Information Packet” (found within the “Documents” section for this auction at www.nichollsauction.com) for more details about this auction. All information and dimensions made available by Nicholls Auction concerning the property was derived from sources believed to be correct, but are not guaranteed to be correct. You agree to conduct your own investigation and inspection prior to bidding, and you agree to rely on your own information, judgment, and inspection of the property. Any reliance on any of the information or dimensions made available by Nicholls Auction concerning the property is solely at your risk. The property is being sold ’AS IS’ with any and all faults. Please review all information supplied and seek appropriate assistance prior to bidding. All announcements made on the day of the auction will take precedence over all previously provided material and any other oral statements made.

No Contingencies: The sale of the property and Buyer’s obligation to purchase of the property is NOT contingent upon Buyer’s financing, the condition of property, an appraisal, an inspection, or any other condition (except to the extent provided in the applicable contract documents or required by applicable law).

Online Simulcast Bidding: Subject to the “Online Simulcast Terms” below, we are happy to offer online/simulcast bidding for bidders who cannot physically attend the live auction event. Please understand (and you hereby agree) that online bidding will only be allowed if you are physically NOT on site at the live auction. Online bidding will NOT be allowed if you are physically in attendance at the live auction event.  If compatible with your mobile or computer device, you can download our app in the Apple App Store or Google Play Store or use your web browser to register for and then bid during the live auction. Please see the next section for “Online Simulcast Terms.”

Online Simulcast Terms: The following additional terms form a part of the Auction Terms and apply to you if you are registered for or participating in LIVE ONLINE SIMULCAST BIDDING. If there is a conflict between any provision in these Online Simulcast Terms and the Auction Terms, the conflicting provision in these Online Simulcast Terms will control:

• Contact the Auction Coordinator with Questions: Please contact the auction coordinator (his or her name and contact number is on the NichollsAuction.com site under the auction you are bidding on) immediately if you need additional information.
• Bidder Verification: The identity of all bidders will be and must be verified (via phone, email or text).  Bidding rights are provisional, and if complete verification is not possible, Nicholls Auction Marketing Group, Inc. will reject your registration, and your ability to bid will be terminated.
• Deposit Payment: If you are declared the successful bidder (or Buyer), the credit card that you provided at registration will be charged (and you agree Nichols Auction is authorized to charge your credit card) $500 toward your deposit. The remaining earnest money deposit of $7,000 must be in the form of cashier’s or certified check (United States Bank) or wire transfer to Nicholls Auction Marketing Group, Inc. and is due immediately. The entirety of the remaining balance of the final Purchase Price is due at closing. Buyer shall be responsible for all wire transfer fees.
• Contract Package: At the close of the auction, and after seller confirmation, if you are the Buyer, Nicholls Auction will provide to you the contract package with all required contract documents for you to execute and return to Nicholls Auction.  Contract packages will be sent by e-mail or hand delivered to Buyer, who must execute and hand deliver, email, fax or overnight mail the documents back to Nicholls Auction within 24 hours of receipt. If you are the Buyer and you do not execute and return all required contract documents with the remaining earnest money deposit within 24 hours of receipt, you will be in default and subject to legal action. This is a legally binding contract.
• Administrative Fee: In the event you are the Buyer and you fail to submit the signed “Real Estate Contract of Purchase” and other contract documents and deposit earnest money as provided in these Auction Terms, you agree to pay Nicholls Auction (and you agree that Nicholls Auction is authorized to charge the credit card provided at registration) an administrative fee of $7,500. Additional default remedies are reserved by Nicholls Auction, and the seller, as provided in these Auction Terms, the General Terms and Conditions, and the “Real Estate Contract of Purchase” and related contract documents. All administrative fees are non-refundable.
• Technical Issues: Neither Nicholls Auction nor any of its affiliates or vendors, shall be held responsible or liable for a missed bid or any failure of the software or other computer systems or technology used for online bidding to function properly for any reason.  In the unfortunate event of a DDOS attack, server attack, shut down, internet disruption, or technological problem, Nicholls Auction reserves the right, but is not required, to extend the bidding time.  To minimize the chance of being affected by internet or software issues, please use the “Max Bid” feature.

General Terms and Conditions also Apply: Please review our General Terms and Conditions (the “General Terms”) found here: “General Terms and Conditions” which form a part of your agreement with us and govern your access to or use of any of our products or services, including, without limitation, our auctions, our website and our mobile applications.

PUBLIC REAL ESTATE AUCTION EVENT

Auction Overview

• Event Type: Public Real Estate Auction
• Seller: Estate of Rachel H. Morris
• Sale Format: Live On-Site Auction with Live Real-Time Online Simulcast Bidding
• Property Type: Residential
• Suggested Starting Bid: $100,000
• Interior Photos: Coming Soon

Property Summary

• Address/Location: Orange County, Virginia
• Property Type: Ranch-style home
• Bedrooms: 3
• Bathrooms: 1 (handicap-adaptable)
• Basement: Partially finished walk-out basement
• Year Built: 1970
• Lot Size: 2.7 ± acres
• Gross Living Area: 1,920 ± sq. ft.
• Finished Area: 1,680 ± sq. ft.
• Unfinished Area: 240 ± sq. ft.
• Exterior: Vinyl siding
• Zoning: A (Agricultural)

Home Features

• Eat-in kitchen
  • All appliances convey
• Living room
• Partially finished walk-out basement
• Handicap-adaptable bathroom
  • Low-threshold shower
  • Wide doorway
• Covered front porch
• Covered side porch
• Rear deck

Flooring

• Hardwood (main level)
• Vinyl (kitchen)
• Vinyl (bathroom)
• Vinyl (basement)
• No carpet

Heating & Cooling

• Heating:
  • New oil furnace (2025)
• Cooling:
  • Central air conditioning
• Propane:
  • Leased EverGRO propane tank
  • Annual lease: $40

Water, Septic & Utilities

• Drilled well
• Gravity-flow septic system
• New drainfield (2009)
• Second operational non-potable well
  • Serves workshop and outbuildings
• Electric water heater
  • New in 2025

Outbuildings & Improvements

• Detached office building
  • 12' x 24'
• Four-bay carport
• Three-bay equipment shed
  • 30' x 20'
• Workshop
  • 30' x 36'
  • 20' x 36' concrete floor
  • Separate electric meter
• Storage shed
  • 8' x 10'
• Small aluminum shed
• All building measurements are approximate and buildings vary in condition.

Major Improvements

• New oil furnace (2025)
• New oil tank (2025)
• New electric water heater (2025)
• New chimney liner (2025)
• Chimney realigned and re-grouted (2024)
• Dryer ductwork cleaned (2024)
• Electrical panel replaced (2015)
• 200-amp electrical service (2018)
• Covered side porch added (2016)
• Roof approximately replaced (2012)
• Drainfield replaced (2009)
• JES waterproofing system
  • Sump pump
  • Humidifier

Utility Providers

• Electric: Dominion Energy
• Internet Available:
  • Comcast
  • Firefly Fiber

Location Highlights

• Frontage on Route 20
• Convenient to:
  • Orange, VA
  • Culpeper, VA
  • Charlottesville, VA
  • Lake Anna
  • Fredericksburg, VA
  • Local schools

Property Identification

• Tax Map: 32-79F
• Deed Book: 308/335
• Annual Real Estate Taxes: $1,898

Property Tour

• Date: Wednesday, August 5
• Time: 11:00 AM (Sharp)
• Contact:
  • Tony Wilson
  • Phone: (540) 748-1359

Financing

• Mortgage financing available.
• Contact Tony Wilson for financing information:
  • (540) 748-1359

Auction Terms

• Deposit:
  • $7,500
  • Certified check only
  • Due immediately after confirmation of the final bid
  • Must be presented at registration
• Closing:
  • Balance due within 45 days
• Title:
  • Free and clear deed guaranteed

REALTOR® Participation

• Buyers may be represented by a Realtor.
• Realtor must complete the Auction Bidder Representation Form.
• Broker forms must be submitted no later than:
  • 6:00 AM on auction day (August 12, 2026)
• All auction terms must be followed.
• Higher commission rates may be available with a pre-approved starting bid.
• Realtor questions:
  • Tony Wilson
  • (540) 748-1359

Ideal Buyer Profile

• Homeowner seeking acreage
• Home-based business owner
• Hobbyist
• Collector
• Buyer wanting workshop and outbuildings
• Buyer seeking central Virginia location with convenient commuting options