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Description

Entire Farm Description:

Nestled in the heart of Bath County, VA, this exceptional farm offers a rare combination of natural beauty, abundant water frontage, and unmatched recreational opportunities. Resting in the peaceful valley between High Top Mountain and Flag Knob, the property spans across level to gently sloping terrain, making it both highly usable and incredibly scenic.

With approximately 1.8± miles of frontage along Back Creek—most of it on both sides—this property is a fly fisherman’s dream. Back Creek is well-known as a phenomenal trout stream, providing endless opportunities for anglers. Adding to its allure, the property shares 2.7± miles of boundary with the George Washington National Forest, creating direct access to tens of thousands of acres of preserved land. The result is exceptional privacy and a true sportsman’s paradise, offering outstanding hunting for whitetail deer, wild turkey, and black bear.

Of the total acreage, about 125± acres are open pastures and fields, perfect for livestock or farming, while the balance consists of gently sloping mature hardwoods with trails meandering throughout. Several mountain springs feed the land, adding to its natural richness.

A collection of homes and structures reflects the property’s heritage and functionality. Three farmhouses—including the original built in 1850—are complemented by a hunting cabin, two barns, workshops, storage buildings, chicken coops, and other useful outbuildings. The mix of historic charm and working infrastructure offers endless possibilities, whether as a legacy farm, family retreat, or recreational estate.

While this property provides all the seclusion one could wish for, it is also ideally situated near many of the region’s most cherished attractions. A short drive takes you to The Omni Homestead Resort with its world-class golf and spa, Lake Moomaw for boating and fishing, Back Creek Recreational Area, the renowned Jackson River, and cultural treasures such as the Garth Newel Music Center. The Rimel Wildlife Area and nearby towns of Warm Springs and Hot Springs offer additional opportunities for dining, shopping, and recreation.

This Bath County treasure is a rare offering—a working farm, sportsman’s retreat, and family getaway all in one—set in an idyllic mountain valley with water, wildlife, and history at its heart.

Deeded Acres:  315.35± acres

Soil Types:               Cottonbend silt loam,  Wolfgap loam,  Gladehill loam

Soil PI/NCCPI/CSR2:  NCCPI 60.54

CRP Acres/Payment: No CRP

Taxes:  $1750.80

Lease Status:  Open Tenancy for 2026 crop year

Possession:  Immediate possession subject to the current tenant's rights for 2025

Survey Needed?:  No survey needed

Brief Legal:  Back Creek North Of Mountain Grove,  3231 Big Back Creek Rd, Warm Springs, VA

PIDs:  29-6, 29-7, 29-8, 29-29, 29-30, 29-31, 29-32,

Lat/Lon:  38.13657, -79.85561

Zip Code: 24484

Terms of Sale

BUYERS PREMIUM: 5%

TAXES: Prorated to date of close

TENANCY: Open tenancy for 2026

RENTS: No rents due

MINERALS: Seller-owned rights will convey

CLOSING COSTS: Buyer pays typical buyer costs/seller pays their costs

CLOSING DATE: On or before 30 days from seller acceptance

DOWN PAYMENT: 10%

POSSESSION DATE: At closing

SURVEY: No survey needed

SELLER: Barnes

SALE ORDER: By the acre

SALE METHOD: Sells subject to seller acceptance

Licensing

Ranch & Farm Auctions LLC, Lic 2908001095, Phone # 217.285.9000

115 West Washington, Pittsfield, IL 62363

Joe Gizdic, Director, Ranch & Farm Auctions, LLC, 217.299.0332

Bryan Thompson, VA Land Specialist for Whitetail Properties Real Estate, LLC, 540.691.7749

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