The time has come for Angels Rest Hiker’s Haven, a must stop along the Appalachian Trail, to seek new ownership. For the last 10 years, owner, Dr. Pippa Chapman, “Doc Peppa”, has cultivated a “Haven” on her 5+ acres in the heart of Pearisburg for those hiking the AT. Located just behind Food Lion and walking distance to everything, this unique property offers a safe and comfortable stay with a wide array of accommodations. Separated into two parcels, bidders can purchase them individually or as a combination.

Visit Angels Rest Hiker’s Haven

Watch the marketing video, which conveys. Original videographer is available to edit and make it your own!

Tract 1 – ChillaxInn

200 Douglas Lane – See Appraisal in Document Section

• $220K Appraised Value (8/8/24)
• Brick Ranch – Built in 1966 (See pg 3 of appraisal)
• 1,653 SF
• 3 Bedrooms, 1 Bathroom
• Town Water
• Private Septic
• Central Air – Electric
• Heat Pump with supplemental propane heaters (1 in basement, 1 in addition, gas logs in living room)
• Studio Apartment Addition That Serves As Business Office for ARHH (Could Be Used For Host Housing, Additional Lodging, or as a Gear Shop)
• Full Sized Partially Finished Basement 
• Large Amish Built Storage Shed 
• Fenced Backyard 
• 0.39 Acres (May change depending on survey)
• New Roof – 2024
• AR-1 Zoning
• Furnishings Convey

3 Rooms for rent  – 1 room with two twin beds rents for $80/night. 1 room for $80/night for single resident ($10 add on for additional resident). 1 room for $70/night for single resident ($10 add on for additional resident). In the off season the whole house rents for $234/night. 

Special Use Permit for Hotel/Motel/B & B – no food.

Tract 2 – Angels Rest Hiker’s Haven

204 Douglas Lane – See Appraisal in Document Section

• 14-Bed Bunkhouse
• Bathhouse (3 Full Baths) W/Laundry & Kitchenette
• The Rest (Mobile Home – 2 Bedrooms, 1 Bath
• Relax Shack (Single Room 1-4 Guests)
• Shoffice (Check In Office)
• 5 RV Sites (W/Electric Hookups)
• Tent Sites (30 sites)
• $200,000 Appraised Value (2025)
• Regulated as Campground (Special Use Permit)
• 5± Acres
• AR-1 Zoning
• Furnishings Convey

Shoffice (Check-In Office) (140 SF – pg 8 of appraisal). Year built = 2016 (pg 33 of appraisal). Designed for hiker check-in utilizing Square POS. Hiker packages are accepted and secured in this location. Also houses wireless network equipment (mesh wi-fi outdoor equipment conveys). 

Bath House with Laundry and Kitchenette (400 SF – pg 8 of appraisal) 3 showers. Year built = 2016 (pg 29 of appraisal). Connected to Town Water/Sewer.

Crewtopia (5 RV Sites with 30-amp electrical hook-ups) – $18/night. Used during hiker season by crew members with their own vans or RVs. Can accommodate rigs up to 24 feet. Seller states that if the sites were leveled with pads and full hook-ups installed, sites could bring $45 to $60/night.

Bunkhouse (576 SF – pg 8 of appraisal) – $30/night per bunk. 7 Bunks = 14 Beds. Renovated to bunkhouse in 2017 (pg 27 of appraisal). New Roof 2024. Medical grade mattresses from American Bedding (can be wiped down between guests).

The Rest (Mobile Home – 952 SF) – 2 rooms for rent. 1 with private bath = $80/night ($10 for additional person). 1 room must use bathhouse = $65/night ($10 for additional person).  In the off season the entire mobile home rents for $175/night. Year built = 1970 (pg 31 of appraisal). Town Water and Sewer (Connected to sewer in 2021). Also serves as common area for all hikers until 8 PM. Large kitchen for individual hiker and communal meals. Large living room comes with full DVD library, books, musical instruments, RoKu ready TV, board games, etc. 

Tent Site – $15/night. About 30 sites 

Relax Shack (140 SF) – 1-4 guests. $65/night for single ($10 add on per guest).
Year built = 2021 (pg 30 of appraisal). Currently used as Doc Peppa’s Clinic.

Fun Facts:

• On average, ARHH serves 1872 hikers annually, with the average spend of $73.46.
• Since January 1, 2017 we have done 15,154 paid shuttles.
• Current budget for marketing is less than $350.00/year
• Our two busiest weeks of the year are the week before and the week after Trail Days, averaging 286 hikers each week
• On average the bathhouse uses 48,600 gallons of water for NOBO season but only 16,300 for SOBO season.

Average Annual Gross Revenue:

• Shuttles-$18,543
• ChillaxInn (Brick House)- $23,788
• The Rest (Mobile Home) – $7,267
• The Relax Shack- $6,602
• The Bunk House – $24,435
• Tenting – $11,703
• Parking – $4,032
• Day Passes – $3,216
• Laundry -$3,086

Terms & Conditions of the Sealed Bid Auction

1. This Auction is being conducted subject to the Terms and Conditions of Sale and the Sealed Bid Auction Real Estate Purchase Agreement.
2. BIDDER’S INFORMATION PACKET: Detailed Bidder’s Information Packets containing the Sealed Bid Auction Real Estate Purchase Agreement and bidding instructions are available from our office via email, fax or mail order and on our website.
3. A Bid Packet MUST be obtained and documents filled out to submit a bid.
4. AUCTION SALE AND BIDDING: The property is hereby offered by sealed bid auction subject to Seller confirmation. To participate and bid in the auction, your fully executed Sealed Bid Auction Real Estate Purchase Agreement (contained in the Bidder’s Information Packet) must be received by the Auction Company on or before 12:00 PM ET, January 28, 2026.
5. BID BASIS: Bidding is by lump sum bid, not per acre.
6. Initial bids are due at the offices of Woltz & Associates, Inc., 23 Franklin Road, Roanoke, VA 24011 by NOON on January 28, 2026.
7. Bids will be opened at Noon and the top three bidders will be notified by phone call and email and those THREE ONLY will be allowed to increase their bids if they choose by Noon on January 29, 2026. If the top three bidders wish to issue a higher bid this will be done by email of the Round Two Purchase Offering to hannah@woltz.com by NOON on January 29, 2026. If they choose not to increase their offer, their original offer will stand. All bids are final.
8. BUYER’S PREMIUM: A Five percent (5%) buyer’s premium must be added to the high bid to determine the total Purchase Price.
9. TIE BIDS: In the event of any tie bids, Seller may accept the bid of Seller’s choice, or Seller may elect to allow the tie bidders to make their best and final offer by Noon on January 30, 2026.
10. The property is being sold “AS IS, WHERE IS” with all faults in its condition at the time of sale without recourse by way of refund, reduction of the purchase price, or otherwise.
11. Your bidding and purchase of the property is not conditional upon financing. Be sure you have arranged financing, if needed, and are capable of paying cash at closing.
12. Bidders inspecting property enter at their own risk.
13. BROKER PARTICIPATION: Any appropriately licensed Virginia broker whose agent properly registers the successful high bidder will be paid a 2% commission based upon the contract sales price, and will be paid at settlement by the Seller. Applications must be on a Woltz & Associates, Inc. Broker Participation Application form and contain the name, address and signature of agent and prospect as well as the Broker’s license number and Federal Tax ID number. The form must be received attached to the sealed bid auction offering in the office of Woltz & Associates, Inc. or by email at hannah@woltz.com no later than the Round 1 deadline of 12:00pm, January 28, 2026. Participating Broker must sign the Real Estate Purchase Agreement for winning bid. Agents acting as principals buying on their own behalf, on behalf of family members, other licensed real estate agents, or who represent prospects that have had prior contact with the Seller or Auction Company are not eligible. An agent may register and represent only ONE Bidder for this auction.
14. REAL ESTATE DEED AND SETTLEMENT: The Real Estate will be conveyed by a General Warranty Deed to be prepared at the expense of the Seller and the cost of Virginia Deed Grantor’s tax shall be borne by the Seller. The Property is being conveyed free and clear of liens, subject, however, to any rights of way, easements, agreements, and restrictions of record. The balance of the Purchase Price is due at Settlement which shall be on or before March 16, 2026. The Contract to Purchase is not assignable. Possession of the Property shall be given to the Buyer at Settlement.
15. The AUCTION Company and its representatives represent the Seller.
16. The information contained in the brochure, on Woltz.com, and in the Bidder’s Information Packet is subject to verification by all Parties relying on them. No liability for its accuracy, error, or omissions is assumed by the Seller or the Auction Company. Boundaries on aerial photography are approximate.
17. The accepted sealed bid will require a 10% deposit by Wire initiated to Woltz & Associates, Inc. Escrow account by 3:00pm on January 29, 2026. For wiring instructions, please email hannah@woltz.com or call 540-342-3560.