87-Acre West Virginia Mountain Property With Cabin Offered at Online Auction

A large rural property featuring a cabin and approximately 87 acres of West Virginia mountain countryside is being offered through an online-only real estate auction in Gandeeville, West Virginia. Located at 862 Higby Run, the property combines wooded acreage, harvestable timber, hunting opportunities, ATV trails, wildlife habitat, mountain scenery, and a small cabin that has reportedly received several improvements.

The property is being offered in two separate parcels, giving prospective buyers the opportunity to bid on an individual parcel or potentially acquire the entire tract through combination bidding.

One of the most important details for prospective buyers is the listing’s $1 estimated price. The auction description explicitly states that $1 is not the reserve price or list price and should not be treated as an indication that the property can be purchased for that amount. The property is being sold through an auction, and buyers should review the complete auction terms before participating.

Bidding is already open and is scheduled to begin ending on Tuesday, September 29, 2026, at 7:00 PM. A preview is scheduled for Friday, September 18, 2026, at noon, while buyers are also permitted to walk the property at their own convenience and risk.

With a total of approximately 87 acres and a combination of recreational and residential features, this property may attract buyers interested in a private mountain retreat, hunting property, timberland, recreational acreage, or a rural getaway.

An 87-Acre Property in Gandeeville, West Virginia

The property contains approximately 87 acres in the Gandeeville area of Roane County, West Virginia.

Rather than being a conventional suburban or residential listing, this property is primarily characterized by its expansive rural setting. Much of the acreage is wooded, with the listing highlighting harvestable timber, wildlife, hunting blinds, ATV trails, and scenic mountain surroundings.

Large rural properties can provide a different ownership experience from traditional homes. The acreage itself becomes one of the primary features, offering room for outdoor activities, exploration, hunting, recreation, and privacy.

The property is divided into two auction subjects:

Subject #1: approximately 50.68 acres
Subject #2: approximately 36.52 acres

Together, the two parcels total approximately 87.20 acres based on the acreage figures provided in the auction description.

The listing states that combination bidding will be activated on the final day of bidding, allowing buyers to potentially pursue the entire tract.

A Cozy Cabin on the Larger Parcel

Subject #1 includes a 712-square-foot cabin situated on approximately 50.68 acres.

The cabin is described as cozy and has reportedly undergone several improvements. Among the updates specifically mentioned are a new roof and new flooring, along with other improvements.

The cabin was originally built in 1800, according to the supplied listing information. Because this is an unusually early construction date, buyers should verify the property’s historical records and the actual construction history during due diligence.

The cabin does not appear in the structured property facts with bedrooms, bathrooms, or finished square footage, which is important to note. The marketing description identifies approximately 712 square feet, but the automated property facts list zero bedrooms, zero bathrooms, and zero interior area.

This discrepancy means prospective buyers should rely on direct inspection and official property documentation to determine the cabin’s current configuration and legal status.

Heating and Water Systems

According to the auction description, the cabin uses electric baseboard heating and a propane wall heater.

The property also has well water and septic.

These systems are common in rural properties, where municipal water and sewer may not be available. However, buyers should inspect and verify the condition and functionality of the well and septic system before bidding.

Potential questions include:

Is the well producing sufficient water?
Has the water quality been tested?
What type of septic system is installed?
Is the septic system functioning properly?
Are there records of previous inspections?
Are the systems legally permitted?
Are there any maintenance requirements?
Where are the well and septic components located?

Because the property is being sold at auction and without contingencies, understanding these systems before bidding is particularly important.

New Roof and Other Cabin Improvements

The listing highlights a new roof, new flooring, and numerous other improvements to the cabin.

These improvements may provide a useful starting point for someone looking for a rustic retreat rather than an untouched structure.

However, a new roof and flooring do not necessarily mean the entire cabin has been renovated. Buyers should examine the foundation, walls, electrical system, plumbing, windows, insulation, heating equipment, and other structural and mechanical components.

The age listed for the cabin makes professional inspection especially valuable. Even if the property has received recent improvements, other components may still be significantly older.

Mountain Views and a Rural Escape

The marketing description emphasizes peaceful mountain views and the quiet natural environment surrounding the property.

West Virginia’s rural landscape can provide a setting suited to buyers who want to spend time away from densely developed areas. The listing specifically presents the property as a place where owners can unplug, relax, explore the outdoors, and enjoy the surrounding countryside.

For someone seeking a weekend retreat, the combination of a cabin and extensive acreage may be particularly appealing.

The property could also provide a base for outdoor activities such as hiking, hunting, ATV riding, wildlife observation, and fishing in nearby waterways, subject to applicable laws and the property’s actual access and boundaries.

Hunting Opportunities and Wildlife

The property is marketed as having abundant wildlife, hunting blinds, and substantial recreational potential.

Subject #1 includes hunting blinds and ATV trails, while Subject #2 also includes a hunting blind and open fields along the river.

The mixture of wooded areas and open spaces can create a diverse rural landscape. Buyers interested in hunting should nevertheless investigate the actual wildlife present on the property rather than relying solely on marketing descriptions.

Kentucky and West Virginia have different wildlife regulations, and because this property is in West Virginia, buyers should review the applicable state and local hunting rules before planning recreational use.

Hunting rights, seasons, licenses, safety requirements, and access considerations should all be understood.

Harvestable Timber

Both auction subjects are described as having harvestable timber.

Timber can be an important characteristic of rural acreage, but its value depends on species, age, volume, accessibility, market conditions, prior harvesting, and professional timber evaluation.

A buyer interested in timber income should not assume that the presence of harvestable timber automatically represents a specific dollar value.

A professional forester or timber specialist can provide a more reliable assessment of the standing timber and potential harvesting considerations.

Buyers should also determine whether there are existing timber contracts, easements, rights reservations, or previous harvest agreements affecting the property.

ATV Trails and Recreational Access

ATV trails are another notable feature of the property.

Subject #1 is described as having ATV trails, while the second parcel is also described as having ATV trails. For recreational landowners, existing trails can make it easier to explore a larger tract and reach areas that might otherwise be difficult to access.

However, buyers should inspect the trails personally and determine their condition, accessibility, and legal status.

Terrain can change significantly throughout an 87-acre property. Steep slopes, streams, muddy areas, fallen trees, and other natural features may affect vehicle access.

The listing permits buyers to walk the property at their own convenience and risk, making an in-person visit particularly useful for understanding the actual terrain.

Subject #1: Approximately 50.68 Acres

The first auction subject contains approximately 50.68 acres.

Its primary features include:

Approximately 712-square-foot cabin
New roof
New flooring
Other reported improvements
Harvestable timber
Hunting blinds
ATV trails
Abundant wildlife
Electric baseboard heat
Propane wall heater
Well water
Septic system
Rural mountain setting

The listing identifies the parcel information as District 3 Map 15 Parcel 6 & 14, with references to 12 Fee Higby and 38.68 Sur Higby.

The supplied 2025 property taxes for Subject #1 were $585, according to the auction listing.

Subject #2: Approximately 36.52 Acres

The second auction subject contains approximately 36.52 acres.

This parcel has a somewhat different profile, with the listing highlighting:

Road frontage
Mostly wooded acreage
Harvestable timber
ATV trails
Hunting blind
Open fields along the river
Abundant wildlife

The presence of road frontage may be particularly important for buyers evaluating access.

The listing identifies Subject #2 with District 3 Map 15 Parcel 12 & 13, including references to 28 SQ RDS Fee Higby and 36.34 Sur Higby.

The 2025 property taxes for this parcel were listed as $397.

Together, the two parcels provide different characteristics, allowing buyers to evaluate whether one parcel or the combination better fits their intended use.

Open Fields Along the River

One of the more distinctive details associated with Subject #2 is the presence of open fields along the river.

This creates a contrast with the property’s mostly wooded character and may provide additional usable outdoor space.

The river-adjacent setting could also contribute to the property’s recreational appeal. However, prospective buyers should verify the exact waterway involved, property boundaries, access rights, floodplain conditions, and whether any portions of the land are subject to additional restrictions.

River-adjacent land can have different development and insurance considerations from higher ground, so these details should be investigated before bidding.

Online-Only Auction Terms

The property is being sold through an online-only auction.

Bidding is open and is scheduled to begin ending on September 29, 2026, at 7:00 PM.

The auction will use combination bidding on the final day. This means buyers should carefully understand how individual parcel bidding and combination bidding operate under the auction rules.

The auction terms also state that a 10% nonrefundable down payment is due within 48 hours of the close of the auction.

The listing further states that there will be no financing or other contingencies.

This is a major consideration. Buyers should have their funds and financing arrangements resolved before bidding because they should not assume that a financing contingency will protect them after winning.

Buyers Must Complete Inspections Before Bidding

The auction terms specifically state that any required inspections must be completed prior to bidding.

This is especially important because the property is being sold as is, with no warranties written or implied.

For a rural property containing an older cabin, wooded acreage, timber, trails, well water, septic, and river-adjacent land, inspection and investigation can involve more than a standard home inspection.

Depending on the buyer’s intended use, due diligence may include:

Cabin inspection
Structural evaluation
Roof inspection
Electrical inspection
Plumbing inspection
Well inspection and water testing
Septic inspection
Property survey
Boundary verification
Floodplain research
Road-access verification
Timber evaluation
Easement review
Title examination
Zoning and land-use verification

Because there are no financing or other contingencies according to the supplied terms, completing this work before bidding becomes especially important.

Ten Percent Buyer’s Premium

Another significant auction term is the 10% buyer’s premium.

The listing states that this premium will be added to determine the final contract price.

For example, if a buyer’s winning bid were $100,000, a 10% buyer’s premium would add $10,000, resulting in a contract price of $110,000 before considering other applicable costs.

This example is purely illustrative. The actual winning bid will be determined by the auction.

Buyers should incorporate the buyer’s premium into their maximum budget rather than treating the bid amount as the complete contract cost.

Closing Timeline and Taxes

The auction terms state that buyers must close within 45 days.

Property taxes are to be prorated to the day of closing, according to the supplied terms.

The 2025 tax figures provided in the listing are $585 for Subject #1 and $397 for Subject #2. Buyers should verify the current tax status and any outstanding balances or assessments before completing the purchase.

The property is also stated to be sold free and clear of liens and encumbrances, according to the auction description. Buyers should still conduct appropriate title and legal due diligence to understand exactly what will transfer with the property.

The $1 Listing Price Requires Special Attention

Perhaps the most important financial clarification is that the $1 amount displayed in the listing is not the reserve or actual list price.

The auction description explicitly warns buyers not to make offers based on that figure before the auction.

This means the property should not be described as an 87-acre property being offered for $1. Instead, it is an auction property whose online listing uses $1 as a nominal amount while the actual sale price will be determined through the auction process.

The property also has a Zillow Zestimate of $232,300, but an automated valuation should not be treated as an appraisal or guaranteed market value, particularly for a rural auction property consisting of multiple parcels and a cabin.

Buyers should conduct their own valuation analysis using comparable rural properties, acreage characteristics, improvements, timber, access, and other relevant factors.

A Property for Recreational and Rural Buyers

The listing presents the property as suitable for several potential uses.

A buyer could consider it as a private mountain getaway, particularly because Subject #1 includes a cabin.

A hunting enthusiast may be interested in the combination of hunting blinds, wildlife, timber, wooded acreage, and trails.

An outdoor recreation enthusiast could focus on the ATV trails and extensive acreage.

A timber-focused buyer might investigate the harvestable timber.

Another buyer may simply want a large rural property where they can spend weekends away from a busier environment.

Each potential use requires separate due diligence, and the property’s actual suitability should be confirmed before bidding.

Final Thoughts on 862 Higby Run

862 Higby Run in Gandeeville, West Virginia, is an approximately 87-acre rural property with a cabin, wooded mountain land, harvestable timber, hunting blinds, ATV trails, wildlife, and recreational opportunities. The property is being offered through an online-only auction in two parcels, approximately 50.68 acres and 36.52 acres.

Subject #1 includes the approximately 712-square-foot cabin, reportedly featuring a new roof, new flooring, electric baseboard heating, a propane wall heater, well water, and septic. Subject #2 includes road frontage, mostly wooded acreage, harvestable timber, ATV trails, a hunting blind, and open fields along the river.

Bidding is scheduled to begin ending on Tuesday, September 29, 2026, at 7:00 PM, with a preview scheduled for September 18 at noon. Buyers may also walk the property at their own convenience and risk.

The financial terms require particular attention. The displayed $1 amount is not the reserve price or list price, and the property should not be assumed to be available for $1. The auction requires a 10% nonrefundable down payment within 48 hours, states that there are no financing or other contingencies, adds a 10% buyer’s premium, and requires closing within 45 days.

Because the property is sold as-is and required inspections must be completed before bidding, prospective buyers should investigate the cabin, land, utilities, access, boundaries, timber, river areas, title, and applicable regulations before participating.

For buyers searching for a large West Virginia recreational property with a cabin and substantial acreage, the 862 Higby Run auction offers a combination of rural land and outdoor features that is distinctly different from a conventional residential listing. The two-parcel structure also gives bidders an opportunity to evaluate the individual parcels as well as the possibility of pursuing the larger combined tract.