Auction

Scenic 132± Acre Farm with 4,000+/- Sq Ft Updated Home (WV)

Description

Windy Hill Farm – Gary and Alice Strader Farm Auction

Location: 4231 Canaan Road, Rock Cave, WV 26234

GPS: 38.744208, -80.295678

Date: Bidding is open & begins ending on Monday, December 7th at 7:00 PM

Open House: Monday, November 30th from 2:00 PM – 4:00 PM

Online Only Bidding

For interactive map please click this link: https://id.land/maps/3dfff8f436237d39562d3511daee505e/share

Property Overview

Welcome to Windy Hill Farm, an exceptional 132± acre farm nestled in the beautiful countryside of Upshur County, West Virginia. Meticulously maintained and thoughtfully improved by the Strader family, this remarkable property offers an outstanding combination of a beautifully remodeled residence, established agricultural infrastructure, picturesque farmland, mature timber, and excellent recreational opportunities.

Throughout their ownership, the Straders have invested extensively in the property, including substantial remodeling and additions to the home, construction and improvements of numerous agricultural buildings, and development of facilities designed to support their farming operation. Pride of ownership and attention to detail are evident throughout this immaculate farm.

From the impressive 4,008± square-foot residence and peaceful wooded waterfall to the picturesque barns, rolling pastures, open woodlands, and scenic building sites, Windy Hill Farm offers something for nearly every rural property buyer.

The farm will be offered in four parcels, allowing buyers to purchase individual tracts or combine any number of parcels to create a property that best fits their needs.

PARCEL 1 – 17.5± Acres | Beautifully Remodeled Home & Improvements

Parcel 1 features the impressive Windy Hill Farm residence situated on 17.5± acres of beautiful open and wooded land. Originally constructed around 1970, this 4,008± square-foot home has undergone extensive remodeling and an addition in 2011 by the Strader family, creating a spacious and beautifully appointed country residence.

No expense was spared in the remodeling process, with custom cabinetry, solid-surface kitchen countertops, beautiful hardwood flooring, and quality finishes throughout. The home offers four bedrooms, two full bathrooms, and one half bathroom, including an exceptionally spacious primary suite with a private bathroom.

The residence also features a full basement, spacious attached garage, Generac whole-house generator, and a beautifully designed outdoor patio area perfect for entertaining or relaxing while enjoying the peaceful countryside.

Behind the residence, a picturesque wooded area features a natural waterfall, creating a truly special setting. Additional improvements include an attractive she shed and a Twin Spa.

Home Features & Improvements:

4,008± square feet of living space
Four bedrooms and two-and-a-half bathrooms
Extensively remodeled and expanded residence
Spacious primary suite with private bathroom
Custom kitchen cabinetry
Solid-surface kitchen countertops
Beautiful hardwood flooring
Full basement
Spacious attached garage
200-amp electrical service
Generac whole-house generator
Gas appliances
Micrologic internet service
Beautiful outdoor patio and entertaining area
Twin Spa
Attractive she shed
17.5± acres of open and wooded land

This exceptional parcel combines a beautifully updated country residence with acreage, privacy, and a remarkable natural setting.

Parcel 1 – Utilities, Mechanical Systems & Important Disclosures

Electric: Mon Power, 200-amp electrical service
Gas: Natural gas supplied through a Mike Ross well arrangement. The current budgeted charge is $80 per month and is represented to continue for the new owner, subject to confirmation of the applicable agreement.
Heating: Natural gas heating system with supplemental electric heat pump equipment.
Cooling: Central air conditioning.
Water: Public water service through Adrian Public Service District.
Sewer: Private septic system, reportedly installed in approximately 2024.
Water Heater: Approximately 50-gallon gas water heater.
Water Treatment: Water softener and filtration equipment reported.
Internet: Micrologic internet service.
Backup Power: Generac whole-house generator.
Roof: Metal roof installed in 2011.
Exterior: Vinyl siding completed in 2011.
Electrical Improvements: Electrical rewiring completed in 2011.
Laundry: First-floor laundry.
Security: SimpliSafe security system reported.
Smoke Detectors: Hardwired smoke detectors reported.
Survey: Acreage is approximate and subject to final survey.

PARCEL 2 – 16.25± Acres | Open Acreage, Garage & Cattle-Handling Facilities

Parcel 2 consists of 18.3± acres of predominantly open land with several attractive potential building sites, beautiful countryside views, and areas of wooded acreage.

The property includes a 32' x 24' garage with an additional 23' x 30' shed attached, providing excellent space for equipment, vehicles, storage, or agricultural use.

This parcel also features an established cattle sorting and handling area, making it particularly appealing to buyers interested in livestock or agricultural operations.

Parcel Features:

16.25± acres
Predominantly open ground
Several attractive potential building sites
32' x 24' garage
23' x 30' attached shed
Established cattle sorting and handling area
Beautiful countryside views
Areas of wooded acreage
Agricultural and recreational opportunities

Whether purchased independently or combined with adjoining parcels, this tract offers tremendous potential for a country homesite, small farming operation, or expansion of an existing agricultural property.

Parcel 2 Disclosure

Livestock Equipment: Cattle chutes and sorting alleyways located on this parcel will be sold separately in an online-only auction ending December 8, 2026, and are not included with the real estate.

PARCEL 3 – 38.5± Acres | Mature Timber, Beautiful Woodlands & Building Sites

Parcel 3 offers 38.5± acres featuring a beautiful combination of open ground, mature timber, and exceptionally attractive woodlands.

The wooded acreage is particularly impressive, featuring mature trees and a beautiful, open understory that creates a picturesque setting for hunting, hiking, recreation, and exploring the property. The open nature of the woods makes this tract especially appealing to outdoor enthusiasts.

Several potential building sites offer outstanding countryside views and opportunities to establish a private residence, recreational retreat, or rural getaway.

Parcel Features:

38.5± acres
Beautiful open and wooded acreage
Attractive mature timber
Exceptionally scenic woodlands with open understory
Several potential building sites
Beautiful countryside views
Excellent hunting and recreational opportunities
Potential for a private country estate or recreational property

The combination of mature timber, scenic terrain, and open acreage makes this tract an outstanding opportunity for buyers seeking privacy, recreation, or a future homesite.

PARCEL 4 – 59.75± Acres | Heart of the Farming Operation, Barns & Mature Timber

Parcel 4 represents the heart of Windy Hill Farm's agricultural operation, offering 59.75± acres of beautiful farmland, mature timber, and an impressive collection of agricultural improvements.

This exceptional tract features a 44' x 60' equipment shed, three feed barns, a beautifully remodeled and picturesque barn, and established cattle-working and sorting areas. These improvements have supported the Strader family's farming operation and provide an excellent foundation for continued agricultural use.

The land offers an attractive combination of open pasture and exceptionally beautiful wooded acreage. The woods feature mature timber and an open understory, providing excellent opportunities for hunting, recreation, and enjoying the natural beauty of the property.

Portions of the wooded acreage underwent selective timber harvesting approximately two to three years ago, reportedly involving a 20-inch diameter cutting specification. Attractive mature timber remains throughout the property.

Parcel Features & Improvements:

59.75± acres
44' x 60' equipment shed
Three feed barns
Beautifully remodeled, picturesque barn
Established cattle-working and sorting areas
Open pasture and wooded acreage
Attractive mature timber
Beautiful woodlands with open understory
Excellent hunting and recreational opportunities
Agricultural infrastructure supporting livestock operations
30-foot right-of-way access

Whether purchased independently or combined with other parcels, Parcel 4 offers an exceptional opportunity for cattle producers, farmers, outdoor enthusiasts, and buyers seeking a substantial agricultural property.

Parcel 4 –Disclosures

Access: Access is provided by a 30-foot right-of-way, subject to the final survey and applicable recorded documents.
Livestock Equipment: Cattle chutes and sorting alleyways located on this parcel will be sold separately in an online-only auction ending December 8, 2026, and are not included with the real estate.

General Property Information & Disclosures

Parcel Combinations: Windy Hill Farm will be offered in four parcels. Buyers will have the opportunity to bid on individual parcels or combine any number of parcels to best suit their needs. Multi-parcel combination bidding will open at 9:00 AM EST on the final day of bidding.

Interested in a single parcel? We recommend you start bidding before final day.

Interested in multiple parcels? We recommend you wait till combination bidding is open to start bidding.

Equipment Exclusions: Livestock chutes and cattle sorting alleyways located on Parcels 2 and 4 will be sold separately and will not convey with the real estate. Other personal property and equipment are excluded unless specifically identified as conveying.

An online auction selling farm equipment and cattle working equipment on this farm will end on December 8th.

Acreage: All acreages are approximate and subject to change during the final survey process.

Mineral Rights: No mineral rights are conveying with the property. Surface only.

Legal & Tax Information

Property Name: Windy Hill Farm – Strader Farm

Property Address: 4231 Canaan Road, Rock Cave, WV 26234

County: Upshur County, West Virginia

District: Banks District

Current Owners: Gary S. Strader and Alice M. Strader

Tax Map: 4T

Tax Parcel: 33

Parcel Identification Number: 49-01-004T-0033-0000

Deed Reference: Deed Book 480, Page 690

Tax Class: 2

2026 Annual Property Taxes: $804

Existing Tax Record Legal Description: SUR 146.08 & TV COAL 85.46 KANAWH A

Proposed Auction Parcels:

Parcel 1: 17.50± acres

Parcel 2: 16.25± acres

Parcel 3: 38.50± acres

Parcel 4: 59.75± acres

Total: 132.00± acres

The preliminary parcel layout was prepared by Jackson Surveying, Inc., dated October 27, 2026. Final parcel boundaries, legal descriptions, acreages, and rights-of-way are subject to the completed survey and applicable recorded documents. If property is sold in parcels, a final survey will be done. If property is sold as a whole to 1 buyer, it will be sold subject to tax map.

Existing property tax figures reflect the property as currently assessed and do not represent future taxes on the individual parcels following subdivision or transfer.

Terms: 

Combination bidding will be activated on the last day of bidding.

10% nonrefundable down payment due within 48 hours of the close of the Auction. The sale is not contingent upon buyer securing financing and/or additional contingencies. Any required inspections must be completed prior to bidding. All information contained herein derived from sources deemed reliable but not warranted. Sold as is, no warranties written or implied. Property will be sold free and clear of any & all liens and encumbrances.  Taxes will be prorated to the day of closing. 60 days to close. 10% buyer’s premium will be added to determine the final contract price.

Kaufman Realty & Auctions of WV        

www.kaufmanauctionswv.com  

399 W. Main St.        

Bridgeport, WV 26330        

David Anthony Kaufman, Broker        

License #WV0030037        

James Yoder, CAI – Auctioneer/REALTOR

[email protected]  

Cell # (304) 844-3139   

License #WVS200300965  

Auc. Lic. #2375  

Terms & conditions

Terms:    

Combination bidding will be activated on the last day of bidding. 

10% nonrefundable down payment due within 48 hours of the close of the Auction. The sale is not contingent upon buyer securing financing and/or additional contingencies. Any required inspections must be completed prior to bidding. All information contained herein derived from sources deemed reliable but not warranted. Sold as is no warranties written or implied. Property will be sold free and clear of any & all liens and encumbrances. Taxes will be prorated to the day of closing. 60 days to close. 10% buyer’s premium will be added to determine the final contract price.       

Surface rights only (no O&G Rights) will be conveyed.

Please note that approval is required to bid on this auction. Bidder approval closes one hour prior to the scheduled soft close time. Example…soft close of 7 PM, bidder approval closes at 6 PM. WE STRONGLY SUGGEST YOU COMPLETE THE REQUIREMENTS AND REQUEST APPROVAL 24 HOURS PRIOR TO THE SCHEDULED SOFT CLOSE. Kaufman Realty & Auctions is not responsible for anyone who does not meet the approval time or requirements to bid. Failure to register until the last minute could result in not being approved.

       
Successful bidder will be emailed a contract to be executed and returned to Kaufman Realty & Auctions of WV. Successful bidders will deposit 10% of the Contract price in the form of cashier’s check or wire transfer to Kaufman Realty & Auctions of WV. The entirety of the remaining balance is due at closing or within 45 days. Instructions for wire transfer and /or cashier’s check transmittal will be sent by e-mail to the successful bidder. The purchaser shall be responsible for wire transfer fees.       
       
Contract Documents will be sent by e-mail to the successful bidder must execute and fax or email back to Kaufman Auctions within 48 hours of the end of the auction.        
       
Successful bidders not executing and returning their contract with earnest money deposit within 48 hours of the conclusion of the auction will be considered in default.       
At the close of bidding, the system is set to reset to 5 minutes when a bid is placed within the last 5 minutes and will do so until no one bids during the allotted time.      

Buyer's Premium Example:       
Bid Price: $100,000       
Plus 10% Buyers Premium: $10,000       
Total Contract Price: $110,000        
Down Payment $11,000      

Bid Increments  

$1-$50,000= $1,000

$50,000-$100,000= $2,500

>$100,000= $5,000

DISCLOSURE: Kaufman Realty & Auctions of WV is acting as Auctioneer/agent and is an agent for the seller only.       
       
DISCLAIMER: Information contained herein is believed to be correct to the best of auctioneer/agent’s knowledge but is subject to inspection and verification by all parties relying on it. Sellers, their representatives and auctioneer/agent shall not be liable for inaccuracies, errors, or omissions.       
       
All acreage, square footage and other dimensions are approximate. Subject to final survey if sold in separate parcels. All acreage figures provided are approximate and are used for marketing purposes only.

If the property is sold as a whole, no new survey will be performed, and the property will be sold based on the existing tax map information and legal description.

Under West Virginia Code §46-2-328(3):

"A sale by auction is complete when the auctioneer so announces by the fall of the hammer or in other customary manner. Such a sale is with reserve unless the goods are in explicit terms put up without reserve."

       
BUYER/BROKER INFORMATION: Up to 3% Commission will be paid to any properly licensed buyer's broker who registers a successful buyer according to the Broker Participation Guidelines. Broker registration forms are available. Call for Broker Registration Form or print it from the documents tab for that specific Auction. Must be registered & Approved 24 hours prior to Auction. Brokers/Agents are not entitled to a commission if they are the purchaser. 

By bidding, bidder verifies that they have read, reviewed, and agreed to the purchase documents available under the documents tab of this auction. If buyer requires a review of these documents by their counsel, this must be done prior to bidding. In addition, bidder agrees that this bid is a legal and binding contract upon the bidder. It is also understood that a bidder may at some point be outbid but due to combinations of sale may move back into winning position. Therefore, all bids remain valid until the winning bids have been declared.

Communications: By accepting these terms, you agree to receive email and SMS correspondence. You may opt out at any time.