6 Rocky Ln , Huntly, VA 22640(Rappahannock County)

6 ROCKY off BEAR WALLOW rises off the south face of USGS designated K3 Scattered Mountains looking out toward the incomparable beauty of Rappahannock County6 Rocky is a 78 acre parcel at the end of one of Rappahannocks' most desirable roads and locations off of Bear Wallow Road. A bucolic and quiet entry leads to the wooded parcel where views unfold about midway up the mountain. A path has been semi-cleared to allow Buyers to walk the mid-section of the property to experience the terrain and consider possible homesites. Buyers are well advised to wear sturdy shoes as it is a bit steep. Agents should inquire about the use of ATV's to explore the property. Lots of wildlife typical to the region and a nice mix of hardwoods.There is an estimated standing timber value of approximately $40,000 based on a local Foresters assessment.The land is ideal for a serious hunter, recreation, ATV adventuring or a private enclave as there are currently 2 building rights. A Buyers survey charting the topography and steep hillside will ultimately determine the number of buildable lots in consultation and approval by the County.There is 1 AS-IS house on the property that uses 1 building right. IMPORTANTLY it is currently occupied by a life estate tenancy. The tenant is elderly, who upon their passing, the estate expires and the property owner has full rights they may exercise at that time. At this time there is no entry to view that house and thus Agents and their buyers should not disturb nor trespass at the house. The new owner can choose to rehab the house or demolish it or even rent it for income upon the conclusion of the Life Estate. A buyer should consult with their Counsel as to the conditions of a Life Estate and Sellers and their Counsel will provide the documentation during a study period. Sellers Counsel will write and attach Life Estate Addenda to Contract prior to ratification.Upper ridgetop corners are marked with iron pipes. The aerial map with red boundary line is close but approximate. Private, convenient, about 15 minutes to Route 211 to the South and 20 minutes to Route HWY 66 to the North and above the Village of Flint Hill home to the favorite Griffin Tavern and other restaurants, post office and a gas station. 20 minutes to Front Royal, 30 minutes to Warrenton and about 90 minutes to DC.