Stafford County, VA CDA Assessments & Tax Delinquent Sale of Real Estate

Stafford County, VA CDA Assessments & Tax Delinquent Sale of Real Estate

5 Parcels Offered; 4 Residential and a 41+/- Acre Commercial Lot.





Wednesday, January 26, 2022 at 11:00 a.m.

The Stafford County Administrative Board Room

Stafford County Administration Building

1300 Courthouse Road, Stafford, Virginia 22554



Pursuant to the terms of those certain Decrees of Sale from the Circuit Court of Stafford County, Virginia, the undersigned Special Commissioner will offer for sale at a simulcast (online and in-person) public auction at the Stafford County Administrative Board Room, Stafford, Virginia, on Wednesday, January 26, 2022 at 11:00 a.m., subject to the following terms and conditions, the following-described real estate:


CDA Property:


Parcel 1 (Celebrate/4490)     41.847 acres, more or less, consisting of 26.461 acres and 15.386 acres,

                                               Celebrate Virginia; Tax Map 44-90


Other Properties:


Parcel 2 (Hatmi)                    3.52 acres, more or less, Lot 3, Walker Division, Tax Map 56B-1-3



Parcel 3 (Messick)               Lot 32, Sec. H, Lake Arrowhead Subdivision, on Ash Lane,

                                                Tax Map 8B-H-32


Parcel 4 (Nathan)                   0.4741 acres, more or less, Parcel C, Heritage Commons Drive (Access

                                                Road), Tax Map 46-34H


Parcel 5 (Raley)                   Lot 15W, Sec. G, Lake Arrowhead; Tax Map ID No. 8B-G-15W


TERMS OF SALE:  All sales are subject to the approval of the Circuit Court. A 10% Buyer’s Premium will be added to the highest bid and will become a part of the total sales price on each property.  The highest bidder shall deposit ten percent (10%) of the total sales price, by either cash or good check, which sum shall be credited toward the purchase at closing.  The balance of the purchase price, in cash or certified funds, shall be deposited with the Clerk, Stafford Circuit Court, within fifteen (15) days of Court confirmation. TIME IS OF THE ESSENCE.  All properties will be conveyed by Special Warranty Deed, subject to any easements, covenants, and restrictions, and any rights of persons in possession. Interested parties may go upon the UNIMPROVED real estate only for the purpose of making an inspection.


Announcements made the day of sale take precedence over any prior written or verbal terms of sale.


Please visit to register for the online auction, or call the auction company at 540-899-1776 for more information on how to participate online.


For information regarding the CDA balance, please contact Jaymie Sheehan at Municap (443-539-4105).


Margaret F. Hardy, Special Commissioner

Sands Anderson PC

Post Office Box 907

Fredericksburg, VA 22404-0907


GENERAL TERMS OF SALE: All sales are subject to confirmation by the Circuit Court of the County of Stafford. In the event a sale is not confirmed by the Circuit Court, be redeemed by the landowner, or have the sale reheard and found in favor of the landowner, the purchaser's sole remedy shall be return of any amounts paid by the purchaser towards the purchase of the parcel(s).   All properties are conveyed by Special Warranty Deed, subject to any easements, covenants, or conditions of record, and any rights of persons in possession, but free and clear of judgment liens and deeds of trust.  Properties are offered for sale as-is, where is, without any representations or warranties, either expressed or implied. A property may not have a right-of-way to a public road.  Properties are sold in gross and not by the acre.  The purchaser understands that the former owner of the parcel(s) may for good cause shown, within ninety (90) days from the entry of the sale confirmation in this matter, petition the Court to have this sale reheard. The highest bidder will be responsible for taxes, CDA Assessments, and service district assessments, beginning March 1, 2022 going forward.


The information shown, including any maps, is derived from public records that are constantly undergoing change and do not replace a site survey or inspection. There is no warranty as to the accuracy of the visual maps, nor is the information contained therein a legal representation of any of the features of the property which it depicts. Persons are encouraged to make a visual inspection of the property within the limits of the law and to obtain an independent title search prior to bidding on any of the properties. Bidders are strongly encouraged to make their own inspection to determine the suitableness of the property and it is assumed that all bidders will perform due diligence prior to the day of the auction. Any costs incurred by the bidder to inspect the property are at the expense of the bidder and are non-refundable.


There will be a 10% buyer’s premium added to the final bid to determine the “total sales price”. Please consider the buyer’s premium when placing your bids. The highest bidder shall deposit 10% of the total sales price, by either cash or good check, which sum shall be credited toward the purchase price at closing. The balance of the purchase price, in cash or certified funds, shall be deposited with the Stafford County Circuit Court Clerk, within 15 days of Court confirmation. TIME IS OF THE ESSENCE. 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: The highest bidder shall make payment of the deposit on the day of the auction. All payments must be made in the form of cash or good check. 


Terms applicable to Online Bidders ONLY: All interested parties must register and be approved by the Auction Firm. Registration and bidding are free of charge and are done through the Auction Firm’s website at Bid.ForSaleAtAuction.Biz. If any interested bidders are unable to attend the in-person auction, yet wish to bid on property, but do not have access to the internet, please contact the auction company at (540) 899-1776 for assistance. The highest bidder will receive their purchase contract and payment instructions via email by the close of the business following the auction. The contract shall immediately be executed and returned to Sands Anderson. The deposit must be received within five (5) business days following the auction closing (no later than Wednesday, February 2, 2022 at 5:00 pm, EST). TIME IS OF THE ESSENCE. All payments must be made in the form of cash, good check, certified funds, cashier’s check, money order or wire transfer.  The Special Commissioner's office will provide instructions on how to tender your deposit. Wire transfer instructions will be provided to the highest bidder upon request.


GENERAL TERMS OF SALE: 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.  If the purchaser fails to complete the transaction for ANY reason, their deposit will be forfeited and they may be held responsible for any deficiency in price upon resale, and the costs of resale, among any other remedies allowed by law. In addition, any high bidder who fails to fulfill their contractual obligations will be banned from bidding at ALL future auctions conducted by this Auction Firm.


The Special Commissioner reserves the right to reject any bid(s), withdraw the Properties from the sale at any time before the termination of the bidding, keep the bidding open for any length of time, postpone the sale, cancel the live sale and proceed online only, impose conditions related to disease (e.g. Covid 19) and/or consistent with public health regulations, reject any and all bids, review the qualifications of all bidders, and amend and/or supplement the terms of sale by verbal announcements prior to and/or during the sale.