Pursuant to the terms of those certain Decrees of Sale entered in the Circuit Court of Russell County, the undersigned Special Commissioner will offer for sale at a Timed-to-Live Simulcast (with online and in person bidding) public auction the following described real estate at Russell County Government Center Auditorium, 139 Highland Drive, Lebanon, Virginia 24266 on August 16, 2022 at 10:00am or as soon thereafter as may be affected. The sale of such property is subject to the terms and conditions below, any conditions which may be subsequently posted by Mitchell Auction Firm (“Auctioneer”) and Taxing Authority Consulting Services, PC (“TACS”), and any such terms and conditions which may be announced on the day of the auction. 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:

Property Owner(s) Tax Map No. TACS No. Property Description
1 Terry R. Ramsey 158R-SC-2073 158382 Unimproved parcel fronting on Hamlin Creek; Castlewood Magisterial District
2 Terry R. Ramsey 158R-SC-2073A 158382 Unimproved parcel fronting on Hamlin Creek; Castlewood Magisterial District
3 Terry R. Ramsey 158R-SC-2069 158382  2.4 acres +/-; fronts on Dante Road; Castlewood Magisterial District
4 Terry R. Ramsey 158R-SC-2070 158382  Fronts on Hamlin Creek Road; Castlewood Magisterial District
5 Charlie Gose Dickenson, et al 158R-2096A 159950 Mineral Assessment Only; UNMAPPED 216 acres +/-
6 James A Woods 138L-SA-2219 157987 57 Culberson Lane, Castlewood; Fugate Land Lots 39 thru 42, Inc; Castlewood Magisterial District
7 James A Woods 138L-SA-2220 157987 39 Culberson Lane, Castlewood; Seymour Fugate Lots 43, 44; Castlewood Magisterial District
8 Michael Dale Tester, Jason Gullet, et al 160R-II-2557 158520 47 Rocky Hollow Road, Dante; Subv J Lot 464; Cleveland Magisterial District
9 Louis and Janice Pitt 80L-IB-3620A 159192 Cedar Creek Lot; Lebanon Magisterial District- unmapped in GIS system
10 Louis and Janice Pitt 80L-IB-3620B 159192 Improved Cedar Creek Lot; Lebanon Magisterial District- unmapped in GIS system
11 Beth Butcher and Letha Hill 37L-IA-380A 158673 37, 39, and 41 Mockingbird Drive, Cedar Bluff; White Brothers Subv Tract A; Lebanon Magisterial District

GENERAL TERMS OF SALE: All sales are subject to confirmation by the County of Russell 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 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: 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 buyer’s premium of $100, added to the final bid on the day of the auction. Bids which are less than One Thousand Dollars ($1,000.00) shall be paid in full at the time of the auction. The deposit and buyer’s premium together determine the “Final Contract Price”. Deposits shall not exceed Twenty Thousand Dollars ($20,000) 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 shall be deposited by the highest bidder with the Special Commissioner within fifteen (15) days of confirmation of the sale by the Court. Recording costs for deed recordation will be the responsibility of the successful bidder and will be due with the balance of the purchase price within fifteen (15) days of confirmation of sale by the Court.

Terms applicable to In-Person Bidders ONLY: 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 Mark Mitchell at 276-608-0619 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 August 23, 2022). 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 Russell County and forwarded to TACS, at the address shown below. Wire transfer instructions will be provided to the highest bidder upon request.

Please be advised that in order to qualify as a bidder at this auction, you may not owe delinquent taxes to Russell County 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 Mark Mitchell at 276-608-0619. Questions concerning the property subject to sale should be directed to TACS online at, by email to, by phone to 804-506-3102, or by writing to the address below.

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