Property is being sold through a finance-friendly virtual auction. Reserve Auction ends January 29th @ 2 pm. List price is the opening bid and does not reflect the final sale price. Property is conveyed AS-IS, WHERE-IS. The sale is subject to a 10% buyers premium. For all Terms, P&L Reports, complete rental history, and registration, visit the listing company website. Luxury • Lifestyle • Proven Performance Welcome to Stoney Creek at Wintergreen, where refined Blue Ridge mountain living meets documented, high-performing short-term rental income. Ideally located just 10 minutes from Wintergreen Ski Resort, a 1-minute walk to the 1st hole at a championship golf course and clubhouse, minutes to acclaimed wineries, breweries, and dining, 5 minutes to Lake Monocan, and approximately 45 minutes from Charlottesville, this estate offers an exceptional blend of privacy, scale, and year-round lifestyle appeal. Situated on a nearly private 1.2-acre cul-de-sac lot, this 4,248± SF custom mountain estate has been intentionally designed and extensively upgraded for large-group accommodations, luxury entertaining, and turn-key STR operations. The residence features 7 bedrooms, 4.5 baths, 11 beds, and sleeping capacity for 16+ guests, placing it among the top-tier rental performers in the Wintergreen market where large, amenity-rich homes consistently outperform. Stoney Creek offers a significant infrastructure advantage with county water and sewer, a rare and valuable feature in mountain markets that enhances scalability, occupancy reliability, and financing flexibility. Owners and guests enjoy year-round access to golf, tennis, hiking and biking trails, swimming, skiing, and full community maintenance services. Proven Short-Term Rental Performance (P&L Available) This is not a speculative opportunity. The property is a stabilized, income-producing STR with verifiable operating history. Airbnb licensing conveys. Total Rental Revenue (2022-2025): ˜ $525,315 Net Income (2022-2025): ˜ $358,808 Airbnb Rating: 4.91 stars, reflecting strong guest satisfaction and repeat demand *Annual Performance:* 2022: Gross $160,826 | NOI $111,809 2023: Gross $157,866 | NOI $112,235 2024: Gross $112,563 | NOI $75,315 2025: Gross $94,060 | NOI $59,450 2026 Forecast: Gross $122,363 | NOI $77,619 Year-round demand is driven by skiing, golf, wine country tourism, outdoor recreation, and regional events. ADR variability reflects seasonality and ongoing optimization. *Estate Features & Amenities* Designed to maximize guest experience and owner enjoyment: Private 28,000-gallon heated pool with dedicated underground propane infrastructure (one of only two private pools in the area) Sauna, oversized deck, courtyard, and multiple indoor-outdoor entertaining areas Three fireplaces, cathedral ceilings, wet bar, sunroom, movie room, and expansive gathering spaces Children's playground, a proven driver of family and group bookings Detached three-car heated garage with finished upper-level guest suite including bedroom, office, and full bath-ideal for owner use or additional flexibility Capital Improvements Major recent upgrades substantially reduce deferred maintenance and ownership risk, including synthetic slate roofs, new Pella windows, HVAC upgrades, pool equipment, new decking, landscaping, and infrastructure improvements. Investment & Lifestyle Positioning Equally suited as a luxury second home, high-performing STR, or hybrid lifestyle-plus-income property, this estate represents a rare, high-barrier asset with scale, amenities, and documented income performance-now offered at auction. Due to booked and high demand for rentals, showings are currently limited. Public Open Houses: Friday, Jan 23 & Sunday, Jan 25, 12-3 PM Furniture may be negotiated separately.

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