Russell County - Judicial Sale - TACS


Pursuant to the terms of those certain Decrees of Sale entered in the Circuit Court of County of Russell, 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 Russell County Government Center Auditorium, 139 Highland Drive, Lebanon, Virginia 24266, on May 16, 2023 at 10:00am.

The sale of such property is subject to the terms and conditions below, and any term or conditions which may be subsequently posted or announced by Mitch-Ell Auction Firm (“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: Mitch-Ell Auction Firm

Property Owner(s) Tax Map No. TACS No. Property Description
1 Michael Tester c/o Jason Guillet 160R-II-2557 158520 47 Rocky Hollow Road, Dante; Subv. J Lot 464; Castlewood Magisterial District
2 Danny L. Couch 156R-IC-2828 468299 1072 Reeds Valley Road, Castlewood; Castlewood Heights; Castlewood Magisterial District
3 Danny L. Couch 156R-IC-2824A 468299 Lots 10, 11, 12, 14, & 44, Castlewood Heights Block A; Castlewood Magisterial District
4 Beulah Reynolds 33L-2593 158595 Mill Creek; 15 acres +/-; Honaker Magisterial District
5 Raymond Morgan et als 66L-26 158803 Clinch River, 18 acres +/-; Cleveland Magisterial District
6 Alta Owens 76L-931 159037 Thompson Creek, 7.34 acres +/-; Cleveland Magisterial District
7 Unknown Owners, et al 76R-343 159085 Aston Property, at corner of Coxtown Road and Old Honaker Road; Town of Honaker
8 Sandra Banner 156R-IC-2817 158235 Castlewood Heights Portion of Tract 1 Lot 2D Sec 1; Castlewood Magisterial District
9 Clell Phillips 160R-II-2524 158507 Lot 437, Subv J; Castlewood Magisterial District
10 Juanita Mae Booher 118R-2647B 157875 Cedar Creek Tract; 16.3 acres +/-; Lebanon Magisterial District
11 David Watson 120L-IC-1 157921 Clinch View Lot 1, 0.616 acres +/-; Lebanon Magisterial District
12 David Watson 120L-IC-1A 157921 Clinch View Un-Numbered Tract, 2.752 acres +/-; Lebanon Magisterial District
13 Matthew Kincaid, et al 160L-IC-2405 468142 1244 Saw Mill Hollow, Dante; Sub G, Castlewood Magisterial District

GENERAL TERMS OF SALE:  All sales are subject to confirmation by the Circuit Court. The Special Commissioner 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 100, 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) 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 costs 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 Mitch-Ell Auction Firm, 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 May 23, 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 County of Russell 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 County of Russell 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) 608-4786. 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: County of Russell Judicial Sale Auction
Taxing Authority Consulting Services, PC
P.O. Box 31800
Henrico, Virginia 23294-1800