HIGHLIGHTS

• 55.57 acres +/-
• 21 acres of fields interlace with the mature forest creating an exciting property
• Valuable timber ready to harvest should one decide to conduct a forest thinning
• Forest trails accessing nearly every part of the property
• A farm pond for watering livestock and resident wildlife
• Interesting moss-covered rock outcrops and rock cliffs
• Explore the possibility of developing a permaculture and experience its rewarding lifestyle
• An intermittent creek flows into the cave
• Surrounded by timber tracts and farms in a nice rural neighborhood
• Superior access adjoining a paved state road – FedEx delivery and school bus route
• Darkest of skies with little or no light pollution for star and planet gazing
• Rich soil offers numerous garden spots for and can grow row crops, etc.
• Native sedges, rushes, ferns, songbirds, frogs, turtles, crawdads all enjoy the creek and its rocky edges
• Located in peaceful Monroe County just 10 minutes to Union, the county seat
• Many ancient “Heritage” trees scattered about estimated at 150-200 years old
• Excellent timber species include fragrant cedars, beautiful oaks, black walnuts, poplars, maples and hickories
• All mineral rights the seller owns will convey
• Electricity and landline phone onsite and cell coverage is excellent with 4G
• Wildlife is abundant with several fur bearing species represented
• Winged wildlife includes hawks, owls, ravens, and Neotropical songbirds
• Diverse topography containing a mature forest, old fields, outcrops, creek and ancient trees create a fascinating natural setting
• A cool cave, 55 degrees inside year ‘round, is on the property
• Elevation Range: 1938 ft. to 2376 ft. +/- with exceptional long range views

LOCATION

Google Coordinates: 37.530672°(N), -80.544608°(W)
Address: RT 29/1 near Willow Bend, Union, WV 24983; No 911 address is assigned to property without structures.
Elevation Range>: 1938 ft. to 2376 ft. +/-

FOREST/TIMBER RESOURCES

The abundant timber resource is well positioned for current timber income as well as value appreciation over the coming decades. With an attractive species mix, adequate stocking levels, and favorable diameter class distribution, the timber amenity represents a strong component of value to the investor.

Willow Bend’s forest resource is composed of quality Appalachian hardwoods. This well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation. Capital Timber Value of the timber and pulpwood has not been determined at this time but is considered substantial.

The forest’s predominately well-drained upland terrain has led to a resource dominated by hardwood species. Overall, the species composition is highly desirable and favors Appalachian hardwood types, consisting primarily of:

• Black Walnut
• Sugar Maple
• Poplar/Basswood
• Red Oak Group
• White Oak/Chestnut Oak
• Soft Maple
• Hickory
• A host of associate species (ash, cedar, birch, sourwood, black gum, beech)

Forest-wide, most stands are fully stocked, providing the next ownership with a great deal of flexibility in shaping their own silvicultural legacy. Stem quality forest-wide can be considered excellent with the forest containing an abundant current and future veneer source.

The property’s timber component has been well managed over the years and generally consists of two age classes that have been managed under even-aged silvicultural guidelines. The predominant timber stand contains 40-140-year-old stems ranging in size of 10”-36” dbh. Portions of this stand have been thinned several decades ago as prudent forest management called for.

The second distinct stand was established over the past 30 years when the steeper farm fields and pastures were abandoned, and the forest began to naturally regenerate. These stands represent a quality hardwood resource and will be reaching economic maturity in the next 20-40 years.

Diameters are well represented across the commercial spectrum with a notable mature size class, as well as abundant pole size timber and growing stock. Several “Heritage Trees” are scattered throughout the forest and field edges. These ancient trees, some estimated to be 150-200 years old, have withstood the test of time, weathering ice, wind, lightning strikes and fire.

The forest is healthy and there are no signs of pest infestations of Gypsy Moth. The Emerald Ash Borer, which has inundated the entire Northeast US, is present and the Ash component will significantly decline over the next decade. The Eastern Hemlock species is under attack by the Hemlock Wooly Adelgid and the remaining hemlock will significantly decline over the coming decade. There have been no forest fires in recent memory.

The forest floor is home to several types of mushrooms, medicinal plants, wild ginseng, ferns and cool green mosses. One could spend a lifetime getting to know this inviting environ.

AGRICULTURAL RESOURCES

Willow Bend’s rich soil, abundant water, climate, and topography provide the necessary elements for a permaculture lifestyle. There are currently about 20 acres of productive and overgrown fields that could be suitable for hay or row crops like corn, pumpkins etc.

There are some fruit trees scattered about, some of which were part of the early homestead. Crops of black walnuts and hickory nuts are produced each year from the abundant black walnut and hickory trees scattered about.

Honey bees would do well here, and it would be possible to produce maple syrup from the sugar and red maple trees growing on the property.

WILDLIFE

The mixture of mature forest, emerging forest, open farm fields, over-grown fields, old fruit trees, coupled with the abundant water supply from the two creeks, create the perfect wildlife habitat. The “edge effect” created between the branch, pond, field and forest is the textbook habitat for the resident wildlife. The edges create long wildlife food plot. The hardwood forest produces tons of acorns, hickory nuts, beech nuts, walnuts and soft mast. White tail deer, black bear, red/gray fox, bobcat, wild turkey, squirrel, raccoon, fox and many species of songbirds, owls and raptors make up the resident wildlife population. It is hard to find a property that has a better mix of wildlife as there has been little hunting pressure for many years.

The two creeks are a major contributor to the local ecosystem richness and diversity for both plants and animals. The creeks and their surrounding aquatic plant life create a water supported community with a wide variety of wildlife. Some of creek margins are fringed by lowlands, and these lowlands support the aquatic food web, provide shelter for wildlife, and stabilize the banks. The plant life associated with the lowlands include, rushes, sedges, cattails, duckweed, bee balm and algae.

There are many animals that around the edges of the creek, including raccoons, opossums, turtles, salamanders, newts, crayfish, muskrat, bull frogs, and redwing blackbirds. Of course, there is the insect and microscopic world including butterflies, dragonflies, water skaters, water beetles, damselflies, tadpoles and various insect larve.

WATER

There is an intermittent stream that flows into the cave and is active during periods of rainfall and snow melt. It travels along the southern side of the property. There are a few other ephemeral streams providing for an interesting topographic relief.

MINERAL RESOURCES

The owners believe the mineral right title is attached to the property and all right the owner has will convey with the property. A surface and mineral title search f is recommended before buying any property in WV.

BOUNDARIES AND SURVEY

The property has been surveyed. Pieces of old fencing evidence boundary in some places.  A portion of the northern property boundary is along the deeded access right-of-way.  The eastern boundary is state road frontage.  The property is being sold by the boundary and not by the acre.

UTILITIES

Water: water well could be drilled
Sewer: private septic could be installed
Electricity: onsite
Telephone: onsite
Internet:  possible over landline cable, mobile hotspot or Hughesnet
Cellphone Coverage: Excellent with 4G

ACCESS/FRONTAGE

The property has over 1/10 mile of frontage on RT 29/1 and nearly 2/10 mile of frontage along its graveled 15-feet-wide deeded access easement, providing access to the public road system.

ZONING

There is currently no county zoning in Monroe County. All prospective purchasers are encouraged to contact the Monroe County Health Department for answers regarding installation of septic systems and water wells. Further information on county zoning may be answered by contacting the Monroe County Commission.

PROPERTY TYPE/USE SUMMARY

The farm is comprised of fields in various stages of use and forestland.  A breakdown of the land use is as follows:

Active fields: 9 acres +/-
Brushy fields: 12 acres +/-
Wooded area along county road: 3 acres +/-
Forestland: 32 acres +/-

(This summary is an estimation of current property use as determined from aerial photography.  It is made subject to the estimation of property boundaries and any errors in the interpretation of land use type from the aerial photography utilized.)

DEED AND TAX INFORMATION

Deed Information: DB 239 Pg. 334
Monroe County, West Virginia

Acreage: 55.57 acres +/-

Real Estate Tax ID/Acreage/Taxes:

Monroe County (13), West Virginia
Union District (7)
Tax Map 24 Parcel 5.1; Class 2; 2018 Real Estate Taxes $34.48
Tax Map 24 Parcel 8.1; Class 2; 2018 Real Estate Taxes $2.14

2018 Real Estate Taxes: $36.62

PUBLIC SCHOOLS

Monroe County School District

Public Elementary School:
Mountain View Elementary School

Public Middle School:
Mountain View Middle School

Public High School:
James Monroe High School

THE AREA

The charming village of Union, which is the Monroe County seat, is a 10-minute drive. Banking, healthcare facilities, drugstore, grocery shopping and a great family restaurant are readily available. Some of the friendliest people in West Virginia can be found in Monroe County. Monroe County has a population of about 13,000 residents and does not have a stoplight and has more cattle and sheep than people. There are no fast food restaurants but there are local restaurants in the area that are well known for their good food and friendly atmosphere.

Lewisburg, which is the Greenbrier County seat, was voted the Coolest Small Town in American in 2011 and is just a 45 minute drive to the thriving downtown historic district. The downtown boasts a year round live theatre, Carnegie Hall, several fabulous restaurants, antique shops and boutiques. There is also a modern hospital and all attendant medical facilities along with all the big box stores.

The Greenbrier County Airport, which has WV’s longest runway, is located just 45 minutes away and has daily flights to Atlanta and Washington DC. The world-famous Greenbrier Resort is less than an hour’s drive and Snowshoe Ski Resort is about 2 hours’ drive. Covington, Virginia is about 90 minutes away, Roanoke, Virginia, is 120 minutes, DC is 4 hours and Charlotte, North Carolina is 3.5 hours away.

The Greenbrier resort features an ever-expanding schedule of public events, including the undergrown Casino and the Greenbrier Classic, a nationally televised PGA tournament held in early July. In 2014, the resort opened a new $30 million training facility for the New Orleans Saints, and the football team’s practice sessions in late July and early August are open to the public. A 2500-seat tennis stadium to host professional matches was opened in 2015.