Finding a 16.93-acre mountain property with structural improvements and sweeping views under $100,000 is exceptionally rare. The property located at Georges Run Rd, Shawsville, VA 24162 (Parcel ID: 014339) offers an opportunity for hunters, homesteaders, and off-grid enthusiasts.
However, because this is an auction listing, the $62,000 list price represents the starting bid threshold rather than a fixed market price. Below is an updated analysis integrating the property’s technical specs, utility details, and financial parameters.
Complete Property & Official Specs
- Listing Type: Unimproved Land / Off-Grid Recreational
- Starting Bid / List Price: $62,000 (Non-reflective of final sale price)
- Auction Deadline: Ends October 9th at 3:00 PM
- Parcel Number (APN): 014339
- Lot Size: 16.93 Acres
- Location: Georges Run Rd, Shawsville, VA 24162 (Montgomery County)
- Proximity: ~15 minutes to Christiansburg, VA
- Bedrooms / Bathrooms: 0 Official Bathrooms (Includes 2 unfinished cabins: one 2-bedroom and one 1-bedroom)
- Views: Mountain(s) & surrounding countryside views
- HOA: No HOA fees ($0/month)
- Annual Property Taxes: $475 / year
- Days on Market: Listed 9/9/2026 (4 days cumulative market time)
Site Improvements & Off-Grid Setup
While categorized officially as land with zero traditional bathrooms, the site features existing structures and off-grid setup elements:
Main & Secondary Cabins
- Primary 2-Bedroom Cabin: Unfinished shell featuring an indoor wood-burning fireplace for heating.
- Secondary 1-Bedroom Cabin: Unfinished structure suitable for guest quarters, workshop, or dedicated storage space.
- Outbuildings: Includes storage sheds and a brand-new greenhouse ready for seasonal growing.
Utility Infrastructure
- Electricity: Electric is available along/near the property line (requires drop setup).
- Water: No municipal water or public well (None); utilizes rainwater collection tanks for off-grid water.
- Sewer & Sanitation: No public sewer or installed septic tank (None); includes an outdoor shower setup.
- Access: Recently updated driveway provides entry to an elevated homesite.
Financial Metrics & Auction Strategy
Evaluating this tax and auction structure is essential before participating in the bidding process.
| Metric | Official Disclosed Value | Market & Financial Insight |
|---|---|---|
| Starting Bid | $62,000 | Baseline opening bid; competitive bidding determines final value |
| Annual Property Tax | $475 / year | Exceptionally low carrying cost (~$39.58/month) |
| Acreage Breakdown | 16.93 Acres | Translates to ~$3,662 per acre at the opening bid level |
| Buyer’s Premium | Standard Auction Terms | Typically 10% added to high bid to establish final sales price |
Key Auction & Financing Considerations
- As-Is Sale: Auction properties are sold AS-IS, WHERE-IS without traditional inspection contingencies.
- Lending Constraints: Standard mortgage lenders will generally not issue loans for unfinished cabins without active septic systems or certified potable water sources. Buyers typically need cash or specialty land financing.
Pros vs. Cons Summary
Key Advantages
- Ultra-Low Holding Cost: Annual taxes are just $475/year with zero HOA fees.
- Grid Connection Potential: Electric service is listed as available, offering a simpler upgrade path compared to complete off-grid power.
- Head-Start Infrastructure: Includes two cabins, storage sheds, a greenhouse, and a driveway leading to mountain view points.
- Prime Recreation Spot: 16.93 acres positioned just 15 minutes outside Christiansburg.
Critical Disadvantages
- No Septic or Well: Lacks standard municipal or private sewer/water infrastructure.
- Unfinished Shells: Both cabins require framing, insulation, plumbing, and finish work to achieve year-round habitability.
- Auction Timeline: Online bidding closes October 9th at 3:00 PM, requiring quick due diligence.
Final Verdict
Georges Run Rd (Parcel 014339) is a compelling opportunity for cash buyers, homesteaders, and recreational land investors.
With electric service available and structural foundations already laid out across 16.93 acres, this property offers significant upside. Buyers who inspect soil septic suitability and set a strict bidding limit before the October 9th auction deadline will be in the best position to secure strong value.
Listed on Zillow
