PUBLIC REAL ESTATE AUCTION EVENT

"The Richard D. Apperson House" (circa 1901)

MORE THAN A HOME — A PIECE OF LYNCHBURG'S ARCHITECTURAL HERITAGE!

HISTORIC GRANDEUR • REMARKABLE CRAFTSMANSHIP • PREMIER RIVERMONT AVENUE LOCATION!

Live On-Site Auction w/Live Real-Time Online Simulcast Bidding for Your Convenience!!

Property Tours:  Broker's Open House/Home Tour--Thursday, Nov. 12 from 11:00 AM-12:00 Noon.  Public Home Tours/Open House--Thursdays, Nov. 12 & 19 from 12:00-2:00 PM.  Please contact Mark Tomlin (434-941-1814) or Mason Thomas (434-665-7344) for more information, financing assistance or to schedule a private showing.

Auction conducted in partnership with T&T Realty and Auction (tandtauction.com).

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1924 Rivermont Ave., Lynchburg, VA 24503

• 9 BR/5 BA Queen Anne Victorian-style home w/basement on 1.14 +/- acres in historic downtown Lynchburg, VA
• The home measures 6,454 +/- finished sf. & 1,478 +/- unfinished sf., and features the following (please see floor plans w/dimensions under the "Documents" tab):  
  • 1st Floor:  Expansive eat-in kitchen w/2 pantries & fireplace (all appliances convey); living room; dining room; grand hall; office/study/music rooms; sitting room; bathroom
  • 2nd Floor:  5 bedrooms; 3 bathrooms; sunroom; hallway overlooking the main level; 2 rooms ideal for play areas, crafts & storage.
  • 3rd Floor:  Spacious attic; bathroom; 4 bonus rooms
  • Basement:  Utility area; abundant unfinished space offering potential for additional finished living area.
• Hardwood flooring throughout
• Heating:  gas fired steam heat & 9 fireplaces; Cooling:  window units & ceiling fans
• Public water, sewer & gas; electric water heater
• 53' x 11' covered front porch; 10' x 15' covered patio; 5' x 20' covered deck; 5'10" x 5'8" screened porch; 6' x 3'5" deck
• Circular gravel driveway
• GUEST HOUSE:  2 BR/1.5 BA 1,330 +/- sf. two-story cottage featuring a kitchen, living room & dining room (please see floor plans w/dimensions under the "Documents" tab)
• Internet:  Shentel, Verizon, Comcast or Starlink
• This remarkable historic residence is a celebration of an era when homes were crafted with exceptional attention to detail, enduring quality, and architectural distinction. From its magnificent woodworking to its extraordinary period craftsmanship, this property showcases the character, warmth, and elegance that make historic homes so desirable.
• Convenient access to the James River, downtown Lynchburg, Randolph College, dining, shopping, cultural attractions, and outdoor recreation (Blackwater Creek Trail & Riverside Park).
• Tax Map:  021-02-034; Zoned:  76% is R-4 & 24% is R-3; Annual real estate taxes:  $4,665; Home was built in 1901 and features a stucco exterior; $25,000 deposit required. Bidders must present a certified check made payable to themselves ONLY at registration. The deposit is due immediately following confirmation of the final bid, with the balance due at closing within 45 days.; WE GUARANTEE A FREE & CLEAR DEED
• Starting Bid:  Only $450,000!!

Need Financing for this property??  Please contact Mark Tomlin (434-941-1814) or Mason Thomas (434-665-7344) for financing information

FOR REALTORS:  If you are currently working with a Realtor and want them to represent you, please have them CLICK HERE  and complete their Auction Bidder Representation Form.  In order for the Realtor to be compensated, broker forms must be completed and submitted no later than 6:00 AM on the day of the auction (12/9/26), and all terms adhered to.

Auction Terms and Conditions:  In addition to the “General Terms and Conditions” referenced below, which apply to all of our services, the following Auction Terms and Conditions (“Auction Terms”) apply to the auction described above. Please review these Auction Terms and the General Terms and Conditions prior to participating or registering to participate in the auction, as they form a legally binding agreement between you and Nicholls Auction Marketing Group, Inc. (“Nicholls Auction”). Capitalized terms used but not defined in these Auction Terms will have the meanings ascribed to them in the General Terms and Conditions.

Approval to Bid: Approval to bid is subject to completing an on-site or on-line bidder registration form and verification of the required earnest money deposit by auction personnel.  The approval of online bidders is subject to confirmation by the auction coordinator.

Earnest Money: A $25,000 deposit is due immediately after confirmation of Final Bid, must be presented at registration before the auction begins, and the balance is due at closing within 45 days or as soon thereafter as seller’s closing documents are available (unless prior written arrangements have been made by contacting Mark Tomlin @ 434-941-1814 or Mason Thomas @ 434-665-7344 ). Deposit must be in the form of a cashier’s check or certified check (from a US bank/financial institution) made payable to yourself, which you will endorse over to Nicholls Auction if you are the successful bidder. The deposit is non-refundable. The deposit will be held in a non-interest bearing escrow account until settlement. Subject to Nicholls Auction’s sole discretion, there is a possibility of a lesser deposit if proof of pre-approved financing is presented prior to auction.   

Closing: If you are the successful Buyer (as defined in the General Terms), you must sign all documents and contracts immediately after the acceptance of the Final Bid. Buyer will also be required to make an appointment with the closing agent to pay the balance of the purchase price and receive the deed to the property. Closing is to take place on or before 45 days from date of auction (unless prior arrangements have been made with and agreed to in writing by Nicholls Auction). Buyer acknowledges and agrees that time is of the essence. Buyer will pay for all of their closing costs associated with the transaction (please see the General Terms).

Real Estate Salesperson/Broker Acknowledgment: Although having a real estate salesperson/broker is not required, if you are working with a real estate salesperson/broker, the real estate salesperson/broker must complete the Auction Bidder Representation Form available here: “Auction Bidder Representation Form”.  In order for your real estate salesperson/broker to be compensated, the Auction Bidder Representation Form must be completed and properly submitted no later than 6 a.m. on the day of the auction, which is 12/9/2026 (no exceptions). A registered real estate salesperson/broker can only represent one buyer at each auction event. If the auction at which you wish to bid has a live bidding component, your real estate salesperson/broker must attend the auction event in person regardless of whether you are bidding live in person on site or bidding on line off site, and real estate salesperson/broker must adhere to all terms.

Auction Premium: A 10% auction premium will be added to the Final Bid and will become a part of the purchase price (10% Auction Premium Example: Bid Price: $100,000, Plus 10% Auction Premium of $10,000; Total Contract Price = $110,000).  The auction premium is non-negotiable. 

Information is not Guaranteed; Sale is “AS IS” with all Faults: Please refer to the “Property Information Packet” (found within the “Documents” section for this auction at www.nichollsauction.com) for more details about this auction. All information and dimensions made available by Nicholls Auction concerning the property was derived from sources believed to be correct, but are not guaranteed to be correct. You agree to conduct your own investigation and inspection prior to bidding, and you agree to rely on your own information, judgment, and inspection of the property. Any reliance on any of the information or dimensions made available by Nicholls Auction concerning the property is solely at your risk. The property is being sold ’AS IS’ with any and all faults. Please review all information supplied and seek appropriate assistance prior to bidding. All announcements made on the day of the auction will take precedence over all previously provided material and any other oral statements made.

No Contingencies: The sale of the property and Buyer’s obligation to purchase of the property is NOT contingent upon Buyer’s financing, the condition of property, an appraisal, an inspection, or any other condition (except to the extent provided in the applicable contract documents or required by applicable law).

Online Simulcast Bidding: Subject to the “Online Simulcast Terms” below, we are happy to offer online/simulcast bidding for bidders who cannot physically attend the live auction event. Please understand (and you hereby agree) that online bidding will only be allowed if you are physically NOT on site at the live auction. Online bidding will NOT be allowed if you are physically in attendance at the live auction event.  If compatible with your mobile or computer device, you can download our app in the Apple App Store or Google Play Store or use your web browser to register for and then bid during the live auction. Please see the next section for “Online Simulcast Terms.”

Online Simulcast Terms: The following additional terms form a part of the Auction Terms and apply to you if you are registered for or participating in LIVE ONLINE SIMULCAST BIDDING. If there is a conflict between any provision in these Online Simulcast Terms and the Auction Terms, the conflicting provision in these Online Simulcast Terms will control:

• Contact the Auction Coordinator with Questions: Please contact the auction coordinator (his or her name and contact number is on the NichollsAuction.com site under the auction you are bidding on) immediately if you need additional information.
• Bidder Verification: The identity of all bidders will be and must be verified (via phone, email or text).  Bidding rights are provisional, and if complete verification is not possible, Nicholls Auction Marketing Group, Inc. will reject your registration, and your ability to bid will be terminated.
• Deposit Payment: If you are declared the successful bidder (or Buyer), the credit card that you provided at registration will be charged (and you agree Nichols Auction is authorized to charge your credit card) $500 toward your deposit. The remaining earnest money deposit of $24,500 must be in the form of cashier’s or certified check (United States Bank) or wire transfer to Nicholls Auction Marketing Group, Inc. and is due immediately. The entirety of the remaining balance of the final Purchase Price is due at closing. Buyer shall be responsible for all wire transfer fees.
• Contract Package: At the close of the auction, and after seller confirmation, if you are the Buyer, Nicholls Auction will provide to you the contract package with all required contract documents for you to execute and return to Nicholls Auction.  Contract packages will be sent by e-mail or hand delivered to Buyer, who must execute and hand deliver, email, fax or overnight mail the documents back to Nicholls Auction within 24 hours of receipt. If you are the Buyer and you do not execute and return all required contract documents with the remaining earnest money deposit within 24 hours of receipt, you will be in default and subject to legal action. This is a legally binding contract.
• Administrative Fee: In the event you are the Buyer and you fail to submit the signed “Real Estate Contract of Purchase” and other contract documents and deposit earnest money as provided in these Auction Terms, you agree to pay Nicholls Auction (and you agree that Nicholls Auction is authorized to charge the credit card provided at registration) an administrative fee of $25,000. Additional default remedies are reserved by Nicholls Auction, and the seller, as provided in these Auction Terms, the General Terms and Conditions, and the “Real Estate Contract of Purchase” and related contract documents. All administrative fees are non-refundable.
• Technical Issues: Neither Nicholls Auction nor any of its affiliates or vendors, shall be held responsible or liable for a missed bid or any failure of the software or other computer systems or technology used for online bidding to function properly for any reason.  In the unfortunate event of a DDOS attack, server attack, shut down, internet disruption, or technological problem, Nicholls Auction reserves the right, but is not required, to extend the bidding time.  To minimize the chance of being affected by internet or software issues, please use the “Max Bid” feature.

General Terms and Conditions also Apply: Please review our General Terms and Conditions (the “General Terms”) found here: “General Terms and Conditions” which form a part of your agreement with us and govern your access to or use of any of our products or services, including, without limitation, our auctions, our website and our mobile applications.

 Event Type: Public Real Estate Auction
- Property Name: The Richard D. Apperson House
- Property Address: 1924 Rivermont Avenue, Lynchburg, VA 24503
- Property City: Lynchburg
- Property State: Virginia
- Property ZIP Code: 24503
- Property Classification: Historic Residential Estate
- Architectural Style: Queen Anne Victorian
- Year Built: Circa 1901
- Auction Date: December 9, 2026
- Auction Format: Live On-Site Auction with Real-Time Online Simulcast Bidding
- Starting Bid: $450,000
- Property Highlights:
  - Historic architectural significance
  - Remarkable period craftsmanship
  - Exceptional woodworking and architectural details
  - Premier Rivermont Avenue location
  - Main residence and separate guest house
  - Convenient access to downtown Lynchburg and area attractions

- Main Residence:
  - Bedrooms: 9
  - Bathrooms: 5
  - Architectural Style: Queen Anne Victorian
  - Exterior: Stucco
  - Finished Living Area: Approximately 6,454 square feet
  - Unfinished Area: Approximately 1,478 square feet
  - Basement: Yes
  - Lot Size: Approximately 1.14 acres
  - Flooring: Hardwood throughout
  - Fireplaces: 9
  - Heating: Gas-fired steam heat
  - Cooling: Window air-conditioning units and ceiling fans
  - Water: Public
  - Sewer: Public
  - Gas: Public gas service
  - Water Heater: Electric

- Main Residence First Floor:
  - Expansive eat-in kitchen
  - 2 kitchen pantries
  - Kitchen fireplace
  - All kitchen appliances convey
  - Living room
  - Dining room
  - Grand hall
  - Office/study/music rooms
  - Sitting room
  - Bathroom

- Main Residence Second Floor:
  - 5 bedrooms
  - 3 bathrooms
  - Sunroom
  - Hallway overlooking the main level
  - 2 additional rooms suitable for play areas, crafts or storage

- Main Residence Third Floor:
  - Spacious attic
  - Bathroom
  - 4 bonus rooms

- Main Residence Basement:
  - Utility area
  - Abundant unfinished space
  - Potential for additional finished living area

- Exterior Features:
  - Covered Front Porch: 53 feet x 11 feet
  - Covered Patio: 10 feet x 15 feet
  - Covered Deck: 5 feet x 20 feet
  - Screened Porch: 5 feet 10 inches x 5 feet 8 inches
  - Additional Deck: 6 feet x 3 feet 5 inches
  - Circular gravel driveway
  - Historic architectural detailing

- Guest House:
  - Structure Type: Detached two-story cottage
  - Bedrooms: 2
  - Bathrooms: 1 full and 1 half
  - Living Area: Approximately 1,330 square feet
  - Kitchen: Yes
  - Living Room: Yes
  - Dining Room: Yes
  - Floor Plans: Available under the Documents tab

- Internet Service Providers:
  - Shentel
  - Verizon
  - Comcast
  - Starlink
  - Service availability should be verified by buyer

- Property Location and Geographic Advantages:
  - Located on historic Rivermont Avenue in Lynchburg, Virginia
  - Convenient access to downtown Lynchburg
  - Near the James River
  - Near Randolph College
  - Convenient to restaurants and shopping
  - Convenient to cultural and historic attractions
  - Access to outdoor recreation
  - Near Blackwater Creek Trail
  - Near Riverside Park

- Historic and Architectural Features:
  - Constructed circa 1901
  - Queen Anne Victorian architectural design
  - Exceptional period craftsmanship
  - Magnificent interior woodworking
  - Historic architectural character
  - Distinctive craftsmanship and detailing
  - Traditional historic residential design
  - Architectural heritage associated with Lynchburg's Rivermont Avenue

- Property Tax and Zoning Information:
  - Tax Map Number: 021-02-034
  - Zoning:
    - R-4: Approximately 76% of property
    - R-3: Approximately 24% of property
  - Annual Real Estate Taxes: Approximately $4,665

- Auction Terms:
  - Starting Bid: $450,000
  - Required Deposit: $25,000
  - Deposit Payment: Certified check
  - Certified Check Payable To: Bidder themselves ONLY
  - Certified Check Presentation: Required at bidder registration
  - Deposit Due: Immediately following confirmation of final bid
  - Closing Deadline: Within 45 days
  - Balance Due: At closing
  - Deed Guarantee: Free and clear deed guaranteed

- Property Tours and Open Houses:
  - Broker Open House:
    - Date: Thursday, November 12, 2026
    - Start Time: 11:00 AM Eastern
    - End Time: 12:00 PM Eastern
  - Public Open House 1:
    - Date: Thursday, November 12, 2026
    - Start Time: 12:00 PM Eastern
    - End Time: 2:00 PM Eastern
  - Public Open House 2:
    - Date: Thursday, November 19, 2026
    - Start Time: 12:00 PM Eastern
    - End Time: 2:00 PM Eastern
  - Private Showings: Available by contacting auction representatives

- Auction Representatives:
  - Representative 1:
    - Name: Mark Tomlin
    - Phone: 434-941-1814
    - Services: Property information, financing assistance and private showings
  - Representative 2:
    - Name: Mason Thomas
    - Phone: 434-665-7344
    - Services: Property information, financing assistance and private showings

- Auction Partnership:
  - Partner Company: T&T Realty and Auction
  - Website: https://tandtauction.com/

- Financing Information:
  - Financing Assistance: Available through auction representatives
  - Financing Contact 1: Mark Tomlin
  - Financing Contact 1 Phone: 434-941-1814
  - Financing Contact 2: Mason Thomas
  - Financing Contact 2 Phone: 434-665-7344

- Realtor and Broker Participation:
  - Buyer Representation: Permitted
  - Broker Registration: Required for compensation eligibility
  - Required Form: Auction Bidder Representation Form
  - Registration Website: http://www.nichollsauction.com/broker-participation
  - Broker Registration Deadline: December 9, 2026 at 6:00 AM Eastern
  - Compensation Eligibility: Subject to timely submission of forms and compliance with all auction terms

- Additional Property Documentation:
  - Main Residence Floor Plans: Available under Documents tab
  - Guest House Floor Plans: Available under Documents tab
  - Room Dimensions: Available in property floor plans

- Primary Marketing Keywords:
  - Historic Lynchburg Virginia Real Estate
  - Richard D. Apperson House
  - Rivermont Avenue Historic Home
  - Lynchburg Historic Estate
  - Queen Anne Victorian Home
  - Victorian Mansion for Sale
  - Historic Home Auction Virginia
  - Lynchburg Real Estate Auction
  - 9 Bedroom Historic Residence
  - Historic Home with Guest House
  - 1901 Victorian Architecture
  - Lynchburg Architectural Heritage
  - Large Historic Home Virginia
  - Rivermont Avenue Real Estate
  - Historic Property Investment
  - Virginia Historic Residential Estate
  - Live Real Estate Auction
  - Online Simulcast Real Estate Auction
  - Historic Property with Separate Cottage
  - Lynchburg Virginia Investment Property