Lancaster County - Judicial Sale - TACS


Pursuant to the terms of those certain Decrees of Sale entered in the Circuit Court of the County of Lancaster, the undersigned Special Commissioner will offer for sale at a simulcast (with online and in person bidding) public auction the following described real estate at the Board of Supervisors Meeting Room in the Lancaster County Administration Building, located at 8311 Mary Ball Road, Lancaster, Virginia 22503 on Wednesday, April 26, 2023 at 10:00am or as soon thereafter as may be affected.

The sale of such property is subject to the terms and conditions below, and any terms or conditions which may be subsequently posted or announced by Big Red Auctions (“Auctioneer”) and Taxing Authority Consulting Services, PC (“TACS”).  Subsequent announcements made on the day of the auction take precedence over any prior written or verbal terms of sale.

For complete information (including terms, conditions and property listings), please see the Information Packet.

You can visit the auctioneer’s website here: Big Red Auctions

Property Owner(s) Tax Map No. Account No. TACS No. Property Description
1 Elsie W. Godette 9-15B 826 438752 39 Willow Hill Road; 2.998 acres +/-; Mantua Magisterial District:  USDA soil survey indicates Sloping Sandy Land, Mixed Alluvial Land and Sassafras Fine Sand Loam Soil*
2 Willie Harcum Estate 9-63 935 493663 On or Near Chestnut Grove Lane; 4.705 acres +/-; Willow Hill:  USDA soil survey indicates Steep Sandy Land and Sassafras Fine Sand Loam Soil*
3 Ella Louise Hardy 28-20C 8263 135222 1468 Irvington Road; 0.507 acre +/-; Christ Church (formerly White Stone) Magisterial District:  USDA soil survey indicates Beltsville Very Fine Sand Loam Soil*
4 Bryan L. Pratz and Kimberly H. Pratz 6-12D 374 493634 2332 River Road; 4.398 acres +/-; White Chapel Magisterial District:  USDA soil survey indicates Caroline Very Fine Sand Loam, Kempsville Fine Sandy Loam, Steep Sandy Land, Othello Silt Loam and Woodstown Fine Sandy Loam Soil*
5 William Curtis Pratz 13-22 1139 493604 On Belle Isle Road; 1.0329 acres +/-; White Chapel Magisterial District:  USDA soil survey indicates Bertie Silt Loam and Mattapex Silt Loam Soil*
6 Iris L. Smith and Lloyd E. Lee 6-52 446 493639 On Morattico Road; 1.50 acres +/-; Near Nuttsville; White Chapel Magisterial District:  USDA soil survey indicates Sassafras Fine Sand Loam and Kempsville Fine Sandy Loam Soil*
7 The Bank of New York Mellon 23-23C 14182 493617 Near Mary Ball Road; 4.457 acres +/-; Parcel A; Mantua Magisterial District:  USDA soil survey indicates Steep Sandy Land, Mixed Alluvial Land,  Sassafras Fine Sand Loam and Sloping Sandy Loam Soil*

 * No guarantees are made as to percolation rates or suitability of soil for use with septic systems of any kind. Estimates of soil characteristics given above are taken from the United States Department of Agriculture soil survey records and are for informational purposes only. No guarantee is made for the accuracy of soil survey estimates. An independent soil test is suggested in order to determine soil type, characteristics, and suitability for use with septic systems.

GENERAL TERMS OF SALE:  All sales are subject to confirmation by the Circuit Court. The Special Commissioner of Sale has the right to reject any bids determined to be unreasonable in relation to the estimated value of the Property. Any unsold property will be offered for sale again at the next auction, whenever that may be.

Properties are conveyed by Special Warranty Deed, subject to any easements, covenants, agreements, restrictions, reservations, and any and all rights of record which may affect the property. Properties are offered for sale as-is, where-is, and if-is, with all faults and without any warranty, either expressed or implied. Persons are encouraged to make a visual inspection of the property within the limits of the law and to obtain an independent title search, at their own expense, prior to bidding on any of the properties to determine the suitableness of the property for their purposes. It is not guaranteed that the property has a right-of-way or that it is not landlocked. Property is sold in gross and not by the acre. There is no warranty as to the accuracy of any information contained in the GIS system, nor is the information contained therein a legal representation of any of the features of the property which it depicts.

The sale of property to the highest bidder is not contingent upon obtaining financing. Financing, if needed, is the sole responsibility of the high bidder. By bidding, parties are entering into a legally binding contract, waive all rescission rights, and understand that their bid is immediately binding, irrevocable, and enforceable. Additionally, by bidding, parties are representing that they have read, and agree to be bound by, all terms and conditions for this sale. Failure to complete the property purchase will result in forfeiture of any funds paid and may subject the highest bidder to additional damages, which may include expenses and any deficit upon resale.

PAYMENT TERMS:  On the day of the auction, the highest bidder shall make a deposit in the amount of twenty-five percent (25%) or One Thousand Dollars ($1,000.00), whichever is higher, along with a 10% buyer’s premium, subject to a minimum of $150, added to the final bid. Bids which are less than One Thousand Dollars ($1,000.00) shall be paid in full at the time of the auction.  Deposits shall not exceed Twenty Thousand Dollars ($20,000.00) per parcel. Such sum shall be held by the Special Commissioner and credited towards the purchase price following confirmation of the sale. Subsequent taxes will be prorated from the auction date, and the highest bidder will be responsible for taxes from that date forward.

The balance of the purchase price and recording cost for deed recordation shall be deposited by the highest bidder with the Special Commissioner within fifteen (15) days of confirmation of the sale by the Court.

Terms applicable to In-Person Bidders ONLY: The deposit and buyer’s premium are due on the day of the auction. All payments must be made in the form of personal check, cashier’s check or money order. No cash will be accepted.

Terms applicable to Online Bidders ONLY: All interested parties must register and be approved by the Auctioneer. Registration and bidding are free of charge and are done through the Auctioneer’s website If any interested bidders are unable to attend for in-person bidding and wish to bid on property, but do not have access to the internet, please contact Big Red Auctions, at (804) 577-7449 for assistance.

The highest bidder will receive their purchase contract and balance due via email following the close of the auction. The contract shall immediately be executed and returned to TACS. The deposit and buyer’s premium must be received in full within seven (7) days following the auction closing (no later than May 3, 2023). All payments must be made in the form of certified funds, cashier’s check, money order or wire transfer. Cash and personal checks will not be accepted. Checks and money orders shall be made payable to the County of Lancaster and forwarded to TACS, at the address shown below. Wire transfer instructions will be provided to the highest bidder upon request.

To qualify as a purchaser at this auction, you may not owe delinquent taxes to the County of Lancaster and you may not be a Defendant in any pending delinquent tax matter. Questions concerning the registration and bidding process should be directed to the Auctioneer online at, by email to or by phone to (804) 577-7449. Questions concerning the property subject to sale should be directed to TACS online at, by email to, by phone to (804) 548-4418, or by writing to the address below.


Re: County of Lancaster Judicial Sale Auction
Taxing Authority Consulting Services, PC
P.O. Box 31800
Henrico, Virginia 23294-1800