"Otter Hill Farm" 166 Acres on the Big Otter River

Forest VA


3981 Blackwater Rd
Forest, VA 24551
Bedford County


Live auction held on site. Online bidding available.


  • Otter Hill Farm is the homeplace of local aviation icon, Rucker Tibbs (1923-2015) (see Tribute to a Legend by the Lynchburg News & Advance)
  • With long frontage on the Big Otter River, this fantastic farm has a lot to offer!
  • Approximately 166 acres - survey in progress
  • Western border along scenic and rocky Cobbs Creek
  • Pond next to home
  • Beautiful Bedford County countryside
  • The historic circa 1818 brick home enjoys a commanding view of the farm and offers 3326 sq.ft., 4 bedrooms, 3 baths, high ceilings, Flemish bond brick, and full cellar
  • Several outbuildings including barn with brick silo, workshop, shop, equipment shed, and pole building
  • Incredibly private setting 
  • Great location just 4 miles off US-460 and 5 miles from London Down Golf Course, Sheetz, Poplar Forest Plaza/Food Lion
  • Fenced for cattle
  • Famous Bedford County hunting (deer, turkey)
  • Tax Map 186-A-18
  • Zoned AP Agricultural
  • Sells absolute to the highest bidder.


  • Sunday, Sept.27 from 1-3PM
  • Sunday, Oct.4 from 1-3PM
  • Wednesday, Oct.7 from 3-5PM
  • Sunday, Oct.11 from 1-3PM
  • Day of sale beginning at 11:30AM
  • Can't attend one of the scheduled viewings?  Guided tours available most days.  Call 434-847-7741 to schedule an appointment.


  • From Lynchburg, US-460W to New London. LEFT on Blackwater Rd (668) at Owens Market. 4mi to farm on right.
    - or -
    US-460W to LEFT on New London Rd (811) at Sheetz. 4.6mi to RIGHT on Blackwater Rd (668). 1.4mi to farm on left
  • From Bedford, US-460E to RIGHT on Blackwater Rd (668) at Owens Market. 4mi to farm on right.


  • 10% deposit due day of sale by cash or good check. Closing on or about 30 days. 5% buyer's premium. Sells absolute to the highest bidder.  Click on "Terms" tab for full terms and conditions.

REAL ESTATE AGENTS: 2% Commission Available. CLICK HERE to download the registration form.

Terms: Property sells "AS-IS, WHERE-IS" without warranties of any kind. Potential Buyers must perform such independent investigations with respect to the Property as they deem necessary to verify information provided by Auction Company.

Warranty: All information provided by Auction Company is deemed reliable but is not warranted. The information provided by the Auction Company is subject to verification by all parties relying on it. No liability for its accuracy, error or omission is assumed by the Auction Company.

Title: Seller will convey title by General Warranty Deed free and clear of all liens.

Registration: Bids will be accepted only from registered bidders. On-site registration begins at 11:30 AM day of sale. You may also pre-register on our website or phone app.  Deadline for phone and online bidding registration is 6PM EST on the day prior to the auction. A valid form of identification (i.e. driver's license) may be required to register onsite or online.

Online Bidding: Online bidding is available for your convenience. However, due to the technical nature of online bidding, bidder acknowledges that this service may or may not function correctly the day of the auction. Torrence, Read, & Forehand Auctions will not be responsible for missed bids from any source. Online bidders who desire to make certain their bid is acknowledged should use the prebidding function and leave their maximum bid 24 hours before the auction begins. Winning bidders will be notified by email and/or phone and receive instructions for signing the Contract of Purchase (must be returned within 24 hours) and submitting the Deposit (see below).

Announcements: Announcements made on day of sale take precedence over all prior communications, both verbal and written, concerning the sale of the Property.

Approval: Property sells absolute to the highest bidder.

Buyer's Premium: A 5% buyer's premium will be added to the high bid to determine the final sales price.

Deposit: Deposit equal to 10% of final contract price (bid price plus buyer's premium) due day of sale by cash or good check. Online bidders may overnight deposit or wire transfer funds so it is received within 2 business days.

Closing: Balance of Purchase Price shall be due at closing on or about 30 days after the sale.

Agency: The auction company and its representatives represent the sellers.