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Richard Grist
Richard Grist
FoxFire Realty
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ASH-LOU / LUGAR SPRINGS FARM

$1,850,000 848 Acres
Property ID 2900015

Description

HIGHLIGHTS

One of the areas largest farms deeded at 848 acres

Shares over one mile of boundary with the Jefferson National Forest

miles road frontage on Zenith Road

501 acres of mature forestland - high quality Appalachian hardwoods (veneer potential)

227 acres of pasture composed of native bluegrass, timothy and clover

71 rich cropland acres presently in corn

A proven natural mountain spring supplies water to the tenant house

Public water at the Farm house

Miles of forest trails for hiking, horseback riding and ATV adventure

Exceptional songbird population including neo-tropicals, woodpeckers, owls, and hawks

Resident wildlife population density is unrivaled with rabbit, squirrel, deer, bear & turkey

Stock acre pond with bass, bluegill and catfish

Barn, large shop building, farm house and tenant house

THE AREA

The charming village of Union, which is the Monroe County seat, is less than a 20 minute drive. Banking, healthcare facilities, drugstore, grocery shopping and a great family restaurant are readily available. Some of the friendliest people in West Virginia can be found in Monroe County. Monroe County has a population of about 13,000 residents and does not have a stoplight and has more cattle and sheep than people. There are no fast food restaurants but there is the local restaurant, Kalico Kitchen, in downtown Union that is packed each morning for breakfast and then again for lunch.

Lewisburg, which is the Greenbrier County seat, was voted the Coolest Small Town in American in 2011 and is just a 45 minute drive to the thriving downtown historic district. The downtown boasts a year round live theatre, Carnegie Hall, several fabulous restaurants, antique shops and boutiques. There is also a modern hospital and all attendant medical facilities along with all the big box stores.

The Greenbrier County Airport, which has WV's longest runway, is located just 30 minutes away and has daily flights to Atlanta and Washington DC. The world famous Greenbrier Resort is less than an hour's drive and Snowshoe Ski Resort is about 2 hours' drive. Covington, Virginia is about 50 minutes awan, Roanoke, Virginia, is 90 minutes, DC is 4 hours and Charlotte, North Carolina is 3 hours away.

The Greenbrier resort features an ever-expanding schedule of public events, including the Greenbrier Classic, a nationally televised PGA tournament held in early July, with the extra bonus of evening concerts with headliners like Jimmy Buffett, Brad Paisley, Aerosmith, Jon Bon Jovi, Carrie Underwood and Maroon Five. In 2014, the resort recently opened a new $30 million training facility for the New Orleans Saints, and the football team's practice sessions in late July and early August are open to the public. A 2500-seat tennis stadium to host professional matches was opened in 2015.

FOREST/TIMBER RESOURCES

Ash Lou-Lugar Springs Farms timber resource is composed of unusually high quality Appalachian hardwoods. This well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation.

Capital Timber Value of the timber and pulpwood has not been determined.

Species composition:

The forests predominately well-drained upland terrain has led to a resource dominated by hardwood species. Overall, the species composition is highly desirable and favors Appalachian hardwood types, consisting primarily of:

Black Cherry

Sugar Maple

Poplar/Cucumber/Basswood

Red Oak Group

White Oak/Chestnut Oak

Soft Maple

Hickory

Ash

As well as a host of associate species ( black walnut, birch, beech)

Stocking, Stem Quality, and Forest Structure:

Forest-wide, most stands are fully stocked, providing the next ownership with a great deal of flexibility in shaping their own silvicultual legacy. Stem quality forest-wide can be considered excellent with the forest containing an abundant current and future veneer source.

The farms timber component has been well managed over the years and generally consists of two age classes that have been managed under even-aged silvicultural guidelines. The predominant timber stand contains 40-120 year old stems ranging in size of 10-36 dbh. Portions of this stand have been thinned over the last several decades as prudent forest management called for. Many sections of this stand are ready for a selective thinning which will generate considerable income. More recently thinned areas are on the cusp of graduating into higher-value sawtimber diameter classes over the coming decade.

The second distinct stand was established over the past 50 years when some of the farm fields and pastures were abandoned and the forest began to naturally regenerate. These stands represent a quality hardwood resource and will be reaching economic maturity in the next 20-40 years.

Sawlog & Veneer Value: These species dominate the sawlog and veneer value, collectively representing nearly all the total sawlog value.

The Red Oak group

White Oak group

Yellow Poplar/Basswood

Maples

Hickory

Ash

The remaining value is spread across a diverse range of species including, Beech, Black Walnut, Birch and other associates.

Diameters are well represented across the commercial spectrum with a notable mature size class, as well as abundant pole size timber and growing stock. Average diameter with all sawtimber products 12 dbh combined has not been determined.

Breakdown by diameter class measured 4.5 feet above the ground on the uphill side of the tree has not been determined.

Several Heritage Trees are scattered throughout the forest and field edges. These ancient trees, some 200-300 years old, have withstood the test of time, weathering ice, wind, lightning strikes and fire.

The forest is healthy and there are no signs of pest infestations of Gypsy Moth. The Emerald Ash Borer may be present and it is anticipated that the Ash component will come under attack by the borer in the next decade. There have been no forest fires in the recent memory.

The forest floor is home to several types of mushrooms, medicinal plants, wild ginseng, ferns and cool green mosses. One could spend a lifetime getting to know this inviting environ.

AGRICULTURAL RESOURCES

There are approximately 298 acres of open land composed of

227 acres of excellent grassland suitable for grazing composed of native bluegrass, timothy and clover

71 rich cropland acres presently in corn.

Fencing is good in most places and is adequate to turn cattle.

WILDLIFE

The farm has a mixture of hayfields/pasture, mature forest and abandoned farm fields, coupled with the abundant water supply from the pond, creeks and springs, which creates the perfect wildlife habitat. The miles of edge effect created between field and forest is the perfect habitat for all the resident wildlife. The edges create a miles long wildlife food plot. White tail deer, wild turkey, squirrel, rabbit, raccoon, fox and many species of songbirds, owls and raptors make up the resident wildlife population.

The hardwood forest provides the essential nutrient source and produces tons of hard mast including acorns, hickory nuts, beech nuts and black walnuts. Soft mast includes stag horn sumac, black cherry, tulip poplar seeds, maple seeds, autumn olive berries and blackberries.

WATER

The farm is blessed with year-round water sources. Several large hollows, many ephemeral streams flow during rain events and snow melt in the spring create topographic relief throughout the property.

There is a nice pond stocked with bass, bluegill and catfish and kids of all ages have fun fishing and skipping stones across the pond. Several large bullfrogs enjoy the pond as well and their nightly singing is a welcome sound. There are two other smaller farm ponds as well.

***** A huge natural mountain spring that flows year round and provides water to the tenant house. The flow rate in gallons per minute is not readily known.

There is city water available to the Farm house.

MINERAL RESOURCES

The owner has chosen not to lease out any mineral-oil and gas rights and all rights the owner has will convey with the property.

UTILITIES

Water: Spring and public

Sewer: Septic

Telephone: Frontier

Internet: Frontier

Cellphone Coverage: Good to fair

ZONING

There is currently no county zoning in this area of Monroe County. All prospective purchasers are encouraged to contact the Monroe County Health Department for answers regarding installation of septic systems and water wells. Further information on county zoning may be answered by contacting the Monroe County Commission.

LAND USE SUMMARY

(As determined from aerial photography)

Cultivation: 71.3 acres +/-

Forestland: 501.3 acres +/-

Pasture/Field/Open: 205.4 acres +/-

Pond: 0.6 acre +/- (there is an additional smaller pond)

Type-Changing: 21.8 acres +/-

Total of aerial photography areas digitized: 800.4 acres +/-

(This summary is only an estimation of current property use as determined from aerial photography. It is made subject to the estimation of property boundaries and any errors in the interpretation of land use type from the aerial photography utilized.)

LOCATION, LEGAL INFORMATION, and TAXES

Monroe County, West Virginia

Elevation Range: 2570 ft. to 3629 ft.

Coordinates (NAD83): 37.528751N, 80.432633W

Deed Acreage: 848.32 Acres, more or less (by calculation shown below)

(1) Deed Book 147 Page 390; Deed date August 9, 1977; Recorded date August 15, 1977

551.32 Acres, more or less (by calculation shown below)

FIRST: First Tract 189 Acres and 13 Poles (189.08 acres)

FIRST: Second Tract 140 Acres

SECOND: First Tract 144 Acres and 35 Poles (144.22 acres)

SECOND: Second Tract 43 Acres

THIRD: 35 Acres and 3 Poles (35.02 acres)

(2) Deed Book 218 Page 179; Deed date March 8, 1999; Recorded date March 24, 1999

297 Acres, more or less (by calculation shown below)

TRACT I: 90.25 acres

TRACT II: 68.25 acres

TRACT III: 171.20 acres

Total: 329.70 acres by calculation

Except an unstated amount of acreage described in the deed as THERE IS RESERVED FROM THIS CONVEYANCE, all of the land located on the north side of State Local Service Route No. 15. Plotting of the tracts indicates that the area on the north side of Route 15 was small.

There is further excepted the following tracts vested in the Town of Union by order dated November 18, 1998, recorded in Deed Book 217 Page 123, and shown on a plat of survey prepared by Pentree Incorporated of Princeton, West Virginia, entitled SURVEY PLAT PROPERTY AND EASEMENTS TO BE ACQUIRED BY TOWN OF UNION FROM LUGAR LUMBER COMPANY SWEET SPRINGS DISTRICT, MONROE COUNTY, WV, DATE: 09-10-93, DATE REVISED 8/98, recorded in Hanging File 88-B:

1. From Tracts No. I and III: 20.16 acres, more or less, shown as Parcel A on the plat

2. From Tract III: 9.79 acres, more or less, shown as Parcel B on the plat

3. From Tract I: 2.28 acres, more or less, shown as Parcel C on the plat

(329.70 20.16 9.79 2.28 = 297.47 acres, which would be further reduced by the unknown amount of acreage located on the north side of Route 15.)

Access: The property fronts directly on the Zenith Road, West Virginia Route 15.

Road Frontage: 3/4 mile +/- of frontage on Zenith Road, WV RT 15

Easements: Each of the tracts acquired by the Town of Union has an associated 15 feet right-of-way easement as shown on said plat which proceeds from County Route 15 through the property of Lugar Lumber Company. The Town of Union further has easements and rights associated with the water lines as described in Deed Book 218 Page 179.

Total 2015 Real Estate Taxes: $1,297.02

Tax ID/Acreage and Taxes:

The property is taxed as five parcels, all being taxed in the name of Ash-Lou Farms, Inc.

Sweet Springs District (6), Tax Maps 34 and 35

TM 34 Parcel 23, GAP MILLS S. SIDE OF SEC. RT. 15. 35.02 AC; Full Year Taxes $40.30

TM 34 Parcel 24, NR. GAP MILLS S. SIDE OF SEC. RT. 15. 189.08 AC; Full Year Taxes $231.26

TM 34 Parcel 31, CAMPBELL LD S. SIDE OF SEC. RT. 15 68.25 AC: 2015 Full Year Taxes $320.54

TM 34 Parcel 32, ROMAN LD S. SIDE OF SEC. RT 15 76.56 AC: 2015 Full Year Taxes $45.88

TM 34 Parcel 33, WILLIAMS LD S. SIDE OF SEC. RT. 15. 144.22 AC; Full Year Taxes $536.28

TM 34 Parcel 35, PORTERFIELD LD S. OF SEC. RT. 15 152.66 AC: 2015 Full Year Taxes $29.76

TM 35 Parcel 17, ROWAN LD S. SIDE OF SEC. RT. 15. 43 AC D.; Full Year Taxes $27.28

TM 35 Parcel 18, PETERS MT. S. SIDE OF SEC. RT. 15. 111 AC (D); Full Year Taxes $65.72

Total Tax Acreage: 819.79 acres (see Discussion)

Deed Tract / Tax Parcel:

FIRST: First Tract, 189 Acres and 13 Poles (189.08 acres), appears to be TM 34 P 24 (189.08 AC.)

FIRST: Second Tract, 140 Acres, appears to be TM 35 P 18 (111 AC)

SECOND: First Tract, 144 Acres and 35 Poles (144.22 acres), appears to be TM 34 P 33 (144.22 AC.)

SECOND: Second Tract, 43 Acres, appears to be TM 35 P 17 (43 AC)

THIRD: 35 Acres and 3 Poles (35.02 acres), appears to be TM 34 P 23 (35.02 AC.)

TRACT I: 90.25 Acres residue, appears to be TM 34 P 32 (76.56 AC)

TRACT II: 68.25 Acres, appears to be TM 34 P 31 (68.25 AC)

TRACT III: 171.20 Acres residue, appears to be TM 34 P 35 (152.66 AC)

Discussion:

(1) FIRST: First Tract in DB 147 Pg. 390 is described as containing 224.1 acres, from which is excepted 35 acres and 3 poles heretofore conveyed in Deed Book 56 at page 317, leaving as the acreage conveyed in Tract One 189 acres and 13 poles, more or less. THIRD in DB 147 Pg. 390, described as containing 35 acres and 3 poles, appears to be the same 35 acres and 3 poles tract that was excepted from FIRST: First Tract.

(2) FIRST: Second Tract in DB 147 Pg. 390 is described as containing 140 acres, more or less. It appears to be represented for taxation as Sweet Springs District (6) Tax Map 35 Parcel 18, taxed as 111 acres. Both FIRST: First Tract, containing 189 acres and 13 poles, more or less, and FIRST, Second Tract, containing 140 acres, more or less, are stated in DB 147 Pg. 390 as being part the same property acquired in Deed Book 118 Pgs. 486 and 493. The deeds described on aforesaid pages 486 and 493 are acquisitions of divided interests in two tracts of land, which are 189 acres and 13 poles and 111 acres. The 189 acres and 13 poles tract is the same as FIRST: First Tract in aforesaid DB 147 Pg. 390. The remaining tract, containing 111 acres, appears to be representing the 140 acres tract. The 111 acres tract does not have a metes and bounds description, being described by only references to adjoining landowners. Several earlier deeds in the chain of title to the 111 acres contain the same description and acreage. Further research may explain the basis for 140 acres, more or less being stated in DB 147 Pg. 390 for the tract.

This summary is made subject to errors or omissions in the courthouse records, misinterpretation of documents, and to any documents not found in the research process.

The property is being sold by the boundary and not by the acre.

Directions

From Union, West Virginia:   11.7 miles +/-
By the Monroe County Courthouse in Union, turn onto WV Route 3 East toward Gap Mills; travel Route 3 for 8.9 miles to the community of Gap Mills; turn right onto Zenith Road, WV Route 15; travel Route 15 for 2.8 miles; the farm is on the left.

From Lewisburg, West Virginia: 33.1 miles +/-

Travel US 219 South 21.4 miles to Union, West Virginia; just before the Monroe County Courthouse in Union, turn left onto WV Route 3 East toward Gap Mills; travel Route 3 for 8.9 miles to the community of Gap Mills; turn right onto Zenith Road, WV Route 15; travel Route 15 for 2.8 miles; the farm is on the left.

From Covington, Virginia: 36.7 miles +/-

Travel from Covington, Virginia via VA Routes 159 and 311 and West Virginia Route 3 a total of approximately 33.9 miles to Gap Mills, West Virginia; at Gap Mills turn left onto Zenith Road, WV Route 15; travel Route 15 for 2.8 miles; the farm is on the left.

Land

Game
Bear
Grouse
Turkey
Whitetail Deer

Minerals Available
Oil & Gas
Water

Proposed Use
Agriculture

Topography
Bottom

Land Type
Both

Present Use
Agriculture

Road Frontage Desc
County

Lot Description
Acreage
Heavily Treed

Property Type
Farm/Ranch

Street/Utilities
City Water

Tax Data (Show Tax Data)

Contact Agent

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Richard Grist

FoxFire Realty

1029 Washington St East
Lewisburg, WV 24901

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    NOTE: The information contained herein is provided as general information only and has been obtained from sources deemed reliable. It is provided without any guaranty, warranty or representation, expressed or implied, made by Lands of America, or any related entity, as to the accuracy or completeness of the information. The information is presented subject to errors, omissions, change of price or conditions, prior sale or withdrawal without notice. Prospective purchasers should make their own investigations, projections and conclusions concerning the information.