Priced at an opening auction bid of $25,000—which breaks down to $3,511.24 per acre—this 7.12-acre off-grid mountain compound located at 2555 Shooting Creek Road in Ferrum, Virginia (ZIP 24088, Franklin County) offers a private retreat along the Blue Ridge Parkway corridor. Offered via public online auction ending September 30th at 4:00 PM EST, the property sits directly on the Franklin and Floyd County border and features two unfinished cabin structures, an included camper trailer, a gravity-fed spring water system, an independent solar setup, and approximately 400 feet of direct frontage on Shooting Creek.
With annual property taxes totaling just $124.00 per year ($10.33 per month) and an assessed tax value of $26,400, this parcel presents an affordable entry point for off-grid homesteaders, hunters, and recreational investors. However, prospective buyers must navigate auction terms, shared driveway rights-of-way, and steep mountain terrain to maximize the site’s potential.
Property Specifications & Technical Overview
Evaluating public registry data, Franklin County GIS parcel maps (Parcel ID: 097 00002 00), and official auction disclosures establishes the baseline parameters for this Ferrum tract.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
| Street Address | 2555 Shooting Creek Rd, Ferrum, VA 24088 |
| County / Region | Franklin County (Floyd County Line) / Blue Ridge Mountains |
| Parcel Identification Number | 097 00002 00 |
| Auction Opening Bid | $25,000 (Bidding ends September 30th @ 4:00 PM EST) |
| Total Deeded Footprint | 7.12 Acres (310,147 Square Feet) |
| Price Per Acre (Starting Bid) | $3,511.24 per acre |
| Tax Assessed Value | $26,400 ($3,707.87 per acre) |
| Primary Structure | Upper Off-Grid Cabin Shell (T111 Siding, Metal Roof, Trex Deck) |
| Secondary Structure | Lower Cabin Shell (Southeast Side of Shooting Creek Rd) |
| Included Personal Property | Camper Trailer & All On-Site Personal Property Conveys |
| Topography Profile | Steep Slope, Rugged Mountain Terrain, Fully Wooded |
| Hydrology & Water Features | ~400 Feet on Shooting Creek; Gravity Mountain Spring |
| Water Supply System | Gravity-Fed Spring Catchment (~450 ft up the ridge line) |
| Power Infrastructure | Off-Grid Solar Panel Array & Battery Inverter System |
| Wastewater Sanitation | Composting Toilet (No Public Sewer or Septic Installed) |
| Road Frontage & Access | Shooting Creek Road Frontage (Bisects Lower Parcel Section) |
| Annual Property Taxes | $124.00 per year ($10.33 per month) |
| HOA / Association Dues | None ($0.00 / month) |
Unbundled Valuation & Replacement Basis
Analyzing the starting auction bid across raw land, dual cabin shells, and off-grid utility infrastructure highlights an advantageous cost structure within the Blue Ridge market.
| Asset / Infrastructure Component | Estimated Value Allocation | Calculation & Replacement Basis |
| Raw Wooded Mountain Land (7.12 AC) | $17,800 | Assigned at $2,500/acre baseline for steep timberland |
| Upper Off-Grid Cabin Shell | $12,500 | Structural shell, metal roof, Trex deck, Jøtul stove |
| Lower Cabin Shell | $6,000 | Secondary guest shell frame on Southeast road side |
| Off-Grid Solar & Inverter System | $3,500 | Solar panels, inverter, battery bank, and wiring setup |
| Shooting Creek Frontage (~400 FT) | $3,000 | Valuation premium for clear mountain stream frontage |
| Conveyed Camper & Equipment | $2,500 | Market value of included camper trailer and materials |
| Gravity Water Catchment System | $2,000 | Value of 450-foot spring line and holding fittings |
| TOTAL ESTIMATED ASSET VALUE | $47,300 | Estimated replacement cost of land and improvements |
Low Tax Carrying Overhead
Holding 7.12 acres in Franklin County requires minimal ongoing maintenance costs:
- Annual Property Taxes: $124.00 per year
- Monthly Tax Overhead: $10.33 per month
- HOA / Landowner Dues: $0.00 / month
- Total Base Holding Cost: Just $10.33 per month, making long-term land-banking or slow-phase off-grid upgrades financially effortless.
Structure & Off-Grid Utility Profile
Upper Cabin (Northeast Side of Shooting Creek Rd)
- Construction & Finishes: Built with durable T111 siding, a metal roof, Trex composite decking, and oak hardwood flooring in select rooms.
- Heating: Heated by a premium Jøtul wood-burning stove vented through a triple-wall pipe system.
- Gravity Spring Water: Receives unpressurized gravity-fed water from a mountain spring located approximately 450 feet up the ridge line, supplying the cabin without needing an electric pump.
- Power & Sanitation: Powered independently by a solar panel array connected to a battery bank and inverter system. Indoor sanitation relies on a composting toilet.
Lower Cabin & Camper (Southeast Side of Shooting Creek Rd)
- Secondary Cabin: Positioned across Shooting Creek Road, this shell provides extra space for a workshop, guest outpost, or equipment storage.
- Conveyed Camper: An included camper trailer sits on site, providing immediate temporary sleeping quarters while working on the main cabin shells.
Access Infrastructure & Legal Considerations
- Bisecting Road Corridor: Shooting Creek Road runs through the lower section of the property, dividing it into Northeast (Upper Cabin) and Southeast (Lower Cabin) zones.
- Upper Cabin Access: Currently reached via a maintained driveway using a verbal agreement with a neighbor. An existing unmaintained roadbed sits on the property and can be cleared to create private access.
- Lower Cabin Shared Driveway: Accessible via a gravel drive shared with an adjoining landowner. Bidders should review the official survey in the auction bidder packet to verify recorded Right-of-Way (ROW) terms.
- Auction Terms: Non-contingent cash purchase with a 30-day closing timeline. Bidders should factor in standard auction terms, including potential buyer’s premiums added to the final hammer price.
Projected Development & Upgrade Budget (CapEx)
To convert this off-grid camp into a fully permitted or upgraded mountain retreat, buyers should account for initial site investments:
| Site Development Task | DIY Estimate | Contractor Estimate | Technical Scope & System Details |
| Private Driveway Excavation | $3,500 | $8,500 | Re-grade internal roadbed for private upper cabin access |
| Septic System Installation (OWTS) | $8,500 | $15,000 | Soil perc test, tank placement, and engineered drain field |
| Solar & Battery System Upgrade | $3,000 | $7,500 | Expand to a 3kW–5kW lithium battery bank and solar array |
| Gravity Water Line Maintenance | $800 | $2,200 | Inspect 450-foot spring line, add filtration & heat tape |
| Interior Cabin Finishing | $4,000 | $11,000 | Complete wall insulation, vapor barriers, and interior paneling |
| TOTAL PROJECTED CAPEX | $19,800 | $44,200 | Estimated cost for complete site upgrade |
Regional Comparative Market Analysis (CMA)
Comparing 2555 Shooting Creek Road against active and recent acreage listings in Franklin and Floyd Counties highlights its market positioning:
| Property Location & Details | Acreage | Price | Price / Acre | Key Features & Infrastructure |
| 2555 Shooting Creek Rd (Subject) | 7.12 AC | $25,000 (Start) | $3,511.24 | 2 Cabins; Solar power; Gravity spring; ~400 ft creek |
| Shooting Creek Rd Tract, Ferrum, VA | 10.50 AC | $45,000 | $4,285.71 | Raw timberland; Steep slope; No cabins or water setups |
| Blue Ridge Pkwy Parcel, Floyd, VA | 5.20 AC | $39,900 | $7,673.07 | Unimproved wooded lot; No utilities or structures |
| Franklin County Land Average (Rural) | 15.00 AC | $62,250 | $4,150.00 | Benchmark average for unimproved mountain land |
Strategic Advantages vs. Critical Risk Factors
Key Advantages (Pros)
- Low Opening Bid Basis: Starting at $25,000 ($3,511/acre), below its tax assessed value of $26,400.
- Minimal Tax Overhead: Annual property taxes total just $10.33 per month with zero HOA dues.
- Turnkey Off-Grid Setup: Includes working gravity spring water, solar power, wood heat, and a composting toilet.
- Multiple Accommodations: Features two cabin shells and an included camper trailer for flexible use.
- Water Features: Includes ~400 feet of direct frontage along Shooting Creek and a ridge-fed spring.
Critical Risk Factors (Cons)
- Auction Closing Terms: Requires non-contingent cash-closing capability by September 30th.
- Access Contingencies: Upper cabin access currently relies on an informal verbal agreement; re-establishing the private internal roadbed will require excavation work.
- Steep Topography: Rugged mountain slopes restrict heavy construction and large agricultural uses.
Essential Buyer Due Diligence Roadmap
- Review Official Bidder Packet: Obtain survey maps, legal disclosures, and Right-of-Way documentation from the auction company.
- Inspect Access Right-of-Way: Walk the shared gravel driveway on the Southeast side to verify legal easement rights.
- Assess Internal Access Roadbed: Inspect the existing roadbed on the subject parcel to estimate clearing and grading costs for private access to the upper cabin.
- Inspect Spring & Solar Hardware: Test water flow from the 450-foot gravity line and check the condition of the solar inverter and battery system.
- Factor in Auction Premium: Ensure your final bidding strategy accounts for closing costs and any applicable buyer’s premium fees.
Listed on Zillow