**REAL ESTATE AUCTION**CUSTOM BUILT 5900 SQ FT HOME**

**ABSOLUTE OVER $550,000**

This home cost more than $ 1 million dollars to build!!  Seller loss is your gain.  Seller has the right to reject any offer under $ 550,000.  Don’t miss this opportunity.   Auction was originally set as a Reserve auction but we have changed as seller wishes all buyers to know he is ready to go!

October 12, 2017

4pm Sharp onsite

11 Elizabeth Ln.,

Berkeley Springs, WV 25411

Open House Dates September 24, 2017 12pm to 2pm or Show By Appointment. Lockbox for Agents.

"THIS IS NOT A FORECLOSURE, CLEAR DEED GUARANTEE"

Seller loss is your gain! Don't miss this opportunity. Just barely lived in. 

BROKERS SHARE IN COMMISSION EARNED

FINANCING IS ACCEPTABLE, 45 DAYS TO SETTLE

Beautiful luxury custom built home in Berkeley Springs, WV.  The views are incredible.  Let this be you primary residence or your mountain getaway.

4 bedroom, 3 1/2 bath two story home with a 2 car attached garage and a 3 car detached 2 story carriage house with 1 full and 1 1/2 bath all sitting on 2.88 acres.

INTERIOR OF HOME: consists of the main level with a custom kitchen, breakfast room, dining, living and family room, laundry room and 1/2 bath.  The upper level includes 4 bedrooms and 2 full baths.  The lower level includes a utility room, large recreation room with wet bar that includes a microwave and refrigerator, theatre room and 1 full bath. Home has central air, ceiling fans, heat pumps fueled by bottled gas/propane.

CUSTOM FEATURES WITHIN THE HOME: Stone entrance with accent lighting, interior spiral stairs within in the turret from the lower level to the 2nd level that are comprised of Australian Cypress with Maple hand rails. Balusters are fluted and twisted. The kitchen is designed with a subzero Wolf refrigerator including ice maker, Fisher double drawer dishwasher, microwave, pre-sink on stainless cooking island, double compartment main stainless steel sink, custom cherry cabinets from floor to ceiling with Siena Bordeaux granite countertops and a porcelain tile floor.  The laundry room has custom maple cabinets with cherry finish and Zodiac counter tops. The home has a large living, dining and family room with gorgeous wood floors, amazing views and a floor to ceiling stone gas fireplace. The upper level includes sizable bedrooms and all have quality carpet.  The bathrooms are all sizable with the master having a separate tub and shower.  The master bedroom has a large walk in closet.  The lower level includes many features most notably the automatic, remote control three sided propane fireplace in the recreation area with Impala polished black granite, theatre room and wet bar area. The wet bar has Luna pearl granite countertops and includes a refrigerator, ice maker and stainless free formed sink and server.  Billiard table also included in sale. The theatre room includes a 73" Mitz large screen.  This room has a BOSE sound system and the seating is a lazy boy reclining sofa on the tiers.

This home has a custom alarm system with central station monitoring.  There is a 16 zone alarm panel including indoor motion detecting, glass breaks, door contacts, propane detectors, battery backup, siren and specialty wire for multiple position closed circuit TV.

2 car attached garage.

All bathrooms on all levels have porcelain tile and cherry cabinets. All wood floors are Australian Cypress.

All windows and doors are Pella. 

EXTERIOR OF HOME: Detached carriage house/3 car garage. The carriage house has 3 bays to be used at will.  It includes 1/2 bath on the lower level and 1 full bath on the upper level.  Upper level finished but for flooring. The carriage house has a separate 200 amp electric service and it's own heating and air conditioning system.

Extensive landscape and lighting features to include front walkway with Indiana limestone steps, multiple patios and porches concrete trimmed with soldier course of brick, lighting which includes the driveway and miscellaneous landscape lighting augmented by an array of security safety lights.

ADDITIONAL CUSTOM FEATURES: hot water is energy saving propane heated on demand.  Well is 205ft depth 20 gallon per minute. Foundation is pour concrete with steel reinforcement in accordance with engineering specs. Insulation is the max possible with R-21 in exterior walls except for turret which is R-38 and second floor ceiling is R-40.  1000 gallon underground propane backup for cooking, fireplaces and garage heat. Gravity septic field with 1060 gallon Fralo tank. Roofing consists of GAF Grand Sequoia shingles with Titanium UDL roofing paper with aluminum F5 drip edge, flashing, counter flashing, ice and water shield and Cobra Ridge vent.

The property has a circular driveway and is set on a rolling landscape with gorgeous views and minutes to the Potomac River.

ARCHITECT - George Vaeth & Associates of Columbia, MD

ENGINEER - Ruckman Engineering, PLC

TERMS: A $10,000.00 non-refundable deposit in CASH OR CERTIFIED FUNDS is due by winning bidder day of auction

The property is being sold "AS IS", with no warranties expressed or implied. there are no negotiations or contingencies. The property is being sold with the owner having the right to refuse any bid. There is a 7% Buyer's Premium being added to the high bid to make up the total sale price for the buyer. Buyer pays all closing costs and has 45 days to settle.  If the buyer uses an agent, the agent will share in commission and receive 2% of the high bid amount.

www.rawlingsauctionservice.com or www.auctionzip.comID#12260

Email: rawlingsauction@comcast.net

Steve and Patti Rawlings, Principals           

Bus: (301)473-5796 or Cell: (301)418-1144

WV License #1723