3 beds

Please note clearly and unequivocally: BY NO MEANS DOES THE LIST PRICE REPRESENT THE STARTING BID OR THE FINAL CONTRACT PRICE. The price shown is provided solely to populate third-party real estate websites and should not be interpreted as an indication of value, opening bid, or expected sale price.

This exceptional property will be offered at a LIVE PUBLIC RESERVE AUCTION on Saturday, February 14th at 10:00 AM, presenting a rare and exciting opportunity to purchase two separate properties in one highly desirable rural location. Situated in Bristol, Tennessee, along the well-known Bristol Caverns Highway, this offering combines a charming country home with an expansive tract of land, totaling over 7.89± acres across two individual parcels. Whether your goal is homeownership, land acquisition, investment, or future development, this auction delivers versatility, value, and long-term potential.

The parcels will be offered separately, with no regrouping, allowing buyers the flexibility to bid on one or both properties based on their needs and vision.

Two Properties – One Incredible Opportunity

This auction features two distinct yet complementary parcels, each offering unique advantages. Together, they provide a rare chance to secure both a residence and a substantial amount of land in a peaceful country setting with convenient access to utilities and scenic surroundings.

Property 1: 1403 Bristol Caverns Highway

This parcel consists of approximately 1.09 acres and is improved with a 1,362 square foot single-family home built in 1946. The home reflects classic cottage-style charm, offering character that is increasingly hard to find in today’s market.

Home Features and Layout

The residence includes three bedrooms and one full bathroom, making it a functional layout for a variety of buyers, including families, first-time homeowners, downsizers, or investors. Inside, you’ll find hardwood floors, a feature that adds warmth, durability, and long-term value.

The galley-style kitchen is efficient and practical, connecting easily to the main living areas. The home includes both a living room and a separate family room or den, providing flexible living space that can be adapted to your lifestyle. This additional room is ideal for a home office, media room, playroom, or second sitting area.

One of the standout aspects of this home is its connection to the outdoors. A spacious front porch offers the perfect place to enjoy quiet mornings, while the rear deck overlooks peaceful rural scenery, creating an ideal setting for relaxing evenings or casual entertaining. The surrounding mountain views enhance the sense of privacy and country living that so many buyers are seeking.

Outbuildings and Utilities

The property includes a detached garage of approximately 900 square feet, along with a carport, providing ample space for vehicle storage, tools, equipment, or workshop use. This is a significant benefit for homeowners, hobbyists, or those needing extra storage capacity.

The home is serviced by public water, adding convenience and reliability. With its manageable acreage, established utilities, and solid structure, this property presents an excellent opportunity for affordable country living or a value-add renovation project.

Property 2: 1411 Bristol Caverns Highway

The second parcel is an expansive 6.8-acre tract featuring rolling topography and an excellent building site. Zoned A-1 Residential, this property opens the door to a wide range of potential uses.

Land Features and Potential

This parcel offers the space and flexibility that many buyers struggle to find. The rolling terrain provides visual interest, natural drainage, and multiple options for future development. Whether you envision building a custom home, establishing a homestead, gardening, or pursuing agricultural activities, this land supports a variety of long-term goals.

With public water and electricity available, much of the groundwork needed to bring your plans to life is already in place. This significantly enhances the value and usability of the property, saving time and expense compared to undeveloped land without utility access.

The size of the parcel allows for privacy, outdoor recreation, and future expansion, making it suitable for those seeking space without complete isolation. Properties of this size and zoning are increasingly desirable as buyers prioritize land ownership and rural lifestyles.

Auction Structure and Buyer Flexibility

A key advantage of this offering is the auction format, which creates a transparent and competitive environment. The parcels will be sold separately, allowing buyers to bid on the home, the land, or both. There will be no regrouping, ensuring clarity and fairness throughout the process.

This format appeals to a wide range of buyers:

Homebuyers seeking a residence with character
Land buyers looking for a premium building site
Investors interested in long-term appreciation
Buyers who want both a home and additional acreage

Important Terms and Conditions

Buyers are strongly encouraged to review and understand the following terms, as they govern the sale:

Live Public Reserve Auction: Saturday, February 14th at 10:00 AM
Parcels Sold Separately – No Regrouping
10% Buyer’s Premium will be added to the final bid to determine the final contract price
10% Down Payment due at contract signing
Closing within 30 days of contract signing
Seller is selling AS IS, with no warranties expressed or implied
Additional terms and conditions may be announced the day of sale

The sale is subject to owner approval of the final bid.

Lead-Based Paint Disclosure

The home on Property 1 was built prior to 1978, and therefore lead-based paint could be present. Buyers have the right to conduct a lead-based paint inspection; however, the seller will not cure or remedy any issues discovered. This disclosure is made in accordance with federal regulations and should be carefully considered by all bidders.

Verification of Information

All information provided has been gathered from multiple public sources and is believed to be accurate. However, buyers and buyer’s agents are responsible for verifying all details to their own satisfaction prior to bidding. Announcements made the day of sale take precedence over all previous advertisements or printed materials.

Why This Opportunity Stands Out

It is increasingly rare to find an offering that combines:

A livable home with character
Multiple outbuildings
Public utilities
Mountain and rural views
Nearly 8 acres of usable land
Flexible auction structure

This two-parcel auction in Bristol, Tennessee delivers all of that in one event. Whether you are looking to secure a country home, invest in land, or build for the future, this auction provides options that appeal to a wide range of buyers and strategies.

Final Thoughts

This is more than just an auction—it is an opportunity to invest in land, lifestyle, and long-term potential. With two distinct parcels, flexible bidding options, and a desirable rural location, this offering stands out as a compelling choice for informed and motivated buyers.

Remember: The list price is not a starting bid or final price. The only way to determine value is to participate in the auction.

Join us Saturday, February 14th at 10:00 AM for this Live Public Reserve Auction and explore the possibilities waiting for you in beautiful Bristol, Tennessee.