About This Auction

Live and Online at Ranchandfarmauctions.com

Auction Date: 11/05/2025 Auction Time: 10:00 AM CT

Auction Held At: Ballard Convention Center, 605 E Arch St, Madisonville, KY 42431

Entire Farm Description:

This 946± acre property in Hopkins County, Kentucky, offers an exceptional combination of investment potential and hunting opportunity, making it a rare find in the region. Featuring a spacious 4BR, 2BA, 1,232 S.F. cabin built in 2021 that serves as a comfortable basecamp. The cabin includes a large living area, a kitchen with ample cabinet and countertop space, finished wood walls, LVP flooring, a utility room, and an attached garage. The gravel drive and large parking area provide easy access for family, friends, or hunting partners.

The land itself is diverse and well-balanced, with 316± tillable acres currently planted in soybeans for the 2025 growing season. The gently rolling topography, established waterways, and expansive open ground make the farm well-suited for continued row crop production, adding steady income to the property’s value. In addition, there are five designated building lots of approximately 1.25± acres each, offering further investment or development potential.

The remaining 620± acres are composed of timbered ridges and draws, offering ideal habitat for whitetail deer, turkey, and other wildlife. The property features a strong blend of softwoods and mast-producing hardwoods, providing excellent food sources and cover. Dense bedding areas, abundant edge, and transition cover, along with numerous funnels and pinch points, create a layout that supports quality hunting opportunities year after year. Multiple creeks, feeder streams, and seasonal wetland areas add to the diversity and attractiveness of the property for both wildlife and hunters.

For land management and recreational use, the property is equipped with open areas that can be developed into food plots, as well as an established system of roads and trails that ensures easy navigation across the acreage. Multiple gated entry points and miles of road frontage enhance accessibility, while utilities are available along the road frontage, allowing for additional build sites.

Overall, this 946± acre tract presents a unique opportunity to own a large, versatile property in Hopkins County. With its blend of productive farmland, extensive timberland, a comfortable cabin, and outstanding hunting potential, this property offers both immediate use and long-term value.

Tract 1 Description: 66.5± acres

This 66.5± acre tract in Hopkins County, Kentucky, offers a strong balance of tillable acreage, investment potential, and recreational opportunity. With 62± acres currently planted in soybeans for the 2025 growing season, it provides immediate farm income and future row crop potential. The land features gently rolling topography with established waterways, ensuring quality ground management and sustainability.

In addition to its agricultural value, the farm includes 4.5± acres of timber, providing cover for wildlife and creating excellent deer and turkey hunting opportunities. The tract has ample field edge, offering ideal spots for food plots and hunting setups. Its diverse layout makes it suitable as both an income-producing farm and a recreational retreat.

The property also offers build site potential, with utilities available along the road frontage. With 3,800 feet of frontage and multiple entry points, access is convenient for farming operations, future home construction, or hunting access.

This is a versatile property with strong investment potential, hunting opportunities, and scenic build sites in a quiet rural setting.

Tract #: 1

Deeded Acres: 66.516

FSA Farmland Acres: 62

Soil Types: Zanesville silt loam,  Wellston silt loam

Soil PI/NCCPI/CSR2: NCCP Average - 64.57

CRP Acres/payment: No CRP

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: Daniel Boone Rd, Nortonville, KY, 42442  Tract 1 66.52 Acres

PIDs: MAP-97-4

Lat/Lon: 37.1734 / -87.5023

Zip Code: 42442

Tract 2 Description: 1.25± acres

This 1.25± acre tract in Hopkins County, Kentucky, offers a quiet rural setting ideal for a residential build site. Situated on a dead-end road, the property provides privacy and low traffic while still maintaining convenient access. The land has relatively flat topography, making construction straightforward and versatile for different home layouts.

With 160 feet of road frontage and utilities available along the frontage, this tract is well-suited for building. Whether you’re looking to establish a primary residence, a weekend getaway, or a small homestead site, the property provides a manageable size and peaceful location. This is a simple, practical tract with excellent potential for those seeking to build in a quiet country setting.

Tract 3 Description: 1.25± acres

This 1.25± acre tract in Hopkins County, Kentucky, offers a quiet rural setting ideal for a residential build site. Situated on a dead-end road, the property provides privacy and low traffic while still maintaining convenient access. The land has relatively flat topography, making construction straightforward and versatile for different home layouts.

With 160 feet of road frontage and utilities available along the frontage, this tract is well-suited for building. Whether you’re looking to establish a primary residence, a weekend getaway, or a small homestead site, the property provides a manageable size and peaceful location. This is a simple, practical tract with excellent potential for those seeking to build in a quiet country setting.

Tract 4 Description: 1.25± acres

This 1.25± acre tract in Hopkins County, Kentucky, offers a quiet rural setting ideal for a residential build site. Situated on a dead-end road, the property provides privacy and low traffic while still maintaining convenient access. The land has relatively flat topography, making construction straightforward and versatile for different home layouts.

With 160 feet of road frontage and utilities available along the frontage, this tract is well-suited for building. Whether you’re looking to establish a primary residence, a weekend getaway, or a small homestead site, the property provides a manageable size and peaceful location. This is a simple, practical tract with excellent potential for those seeking to build in a quiet country setting.

Tract 5 Description: 1.26± acres

This 1.26± acre tract in Hopkins County, Kentucky, offers a quiet rural setting ideal for a residential build site. Situated on a dead-end road, the property provides privacy and low traffic while still maintaining convenient access. The land has relatively flat topography, making construction straightforward and versatile for different home layouts.

With 170 feet of road frontage and utilities available along the frontage, this tract is well-suited for building. Whether you’re looking to establish a primary residence, a weekend getaway, or a small homestead site, the property provides a manageable size and peaceful location. This is a simple, practical tract with excellent potential for those seeking to build in a quiet country setting.

Tract 6 Description: 1.28± acres

This 1.28± acre tract in Hopkins County, Kentucky, offers a quiet rural setting ideal for a residential build site. Situated on a dead-end road, the property provides privacy and low traffic while still maintaining convenient access. The land has relatively flat topography, making construction straightforward and versatile for different home layouts.

With 180 feet of road frontage and utilities available along the frontage, this tract is well-suited for building. Whether you’re looking to establish a primary residence, a weekend getaway, or a small homestead site, the property provides a manageable size and peaceful location. This is a simple, practical tract with excellent potential for those seeking to build in a quiet country setting.

Tract 7 Description: 123.67± acres

This 123.67± acre property in Hopkins County, Kentucky, provides a strong mix of productive tillable ground and recreational opportunities. With 104± acres of tillable land currently planted in soybeans for the 2025 growing season, the tract offers steady agricultural use while maintaining wildlife habitat across its diverse layout. The farm features gently rolling topography with established waterways that support soil conservation and drainage. In addition to the cropland, there are 19± acres of timber distributed throughout the tract. These timbered areas contain softwoods and mast-producing hardwoods, providing valuable cover, browse, and acorns for wildlife. The farm has plenty of field edge and transition zones, which are known to create ideal travel corridors for deer and turkey. With numerous potential food plot locations along the edges, the property has opportunities to enhance hunting setups and attract wildlife.

Crab Orchard Creek runs for approximately 980 feet along one side of the property, offering a year-round water source and acting as a natural travel corridor for game. This, combined with the mix of tillable acreage and wooded cover, makes the property a balanced tract for both farming and hunting. Signs of deer and turkey are present, and the diverse landscape provides bedding areas, feeding grounds, and natural movement funnels.

Access to the property is convenient, with 360 feet of road frontage and utilities available along the road frontage. This also gives the tract build site potential for those interested in adding a hunting cabin, farm headquarters, or residence. 

Overall, this tract offers a solid agricultural investment with added recreational value. Its size, layout, and blend of tillable land, timber, and creek frontage make it a versatile property in a desirable location within Hopkins County.

Tract 7 is subject to a temporary ingress/egress easement for timber operator to remove timber from Tract 13. 

Tract #: 7

Deeded Acres: 123.67

FSA Farmland Acres: 104.6

Soil Types: Zanesville silt loam, Belknap silt loam

Soil PI/NCCPI/CSR2: Average NCCPI - 61.86. The lower half of this field is pattern tiled and has a dry pond

CRP Acres/payment: No CRP

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: 1645 Daniel Boone Rd, Nortonville, KY, 42442

PIDs: Map 97-25-2

Lat/Lon: 37.1637 / -87.4984

Zip Code: 42442

Tract 8 Description: 13.7± acres

This 13.7± acre property in Hopkins County, KY, offers an all-tillable layout, making it a straightforward agricultural investment with additional potential for residential or recreational use. The entire acreage is tillable and is planted in soybeans for the 2025 growing season, providing an immediate return through crop production. The gently rolling topography adds to its farmability while also giving the land visual appeal and flexibility for future development.

The property has approximately 690 feet of road frontage, creating easy access for farm equipment and vehicles. Utilities are available along the road frontage, which adds to the tract’s versatility and opens the door for potential building sites. Whether someone is considering establishing a country home, a hunting cabin, or a small farm headquarters, the available infrastructure and topography make this a strong candidate for development.

The open nature of the property also makes it adaptable for hobby farming or livestock use if fencing and improvements are added. The size and shape of the tract are manageable while still providing a solid return for farming operations. 

Although the property is primarily agricultural, its surroundings and location in Hopkins County also lend themselves to recreational use. With food sources established through crop production, nearby woodlots and corridors could contribute to deer and turkey hunting opportunities in the area. The open acreage could also be adapted for food plots or wildlife-friendly plantings if desired.

Overall, this tract provides straightforward agricultural value and investment potential with the added option of future building or recreational uses. Its road frontage, available utilities, and all-tillable acres make it a practical option for a wide range of buyers looking to secure land in Hopkins County.

Tract #: 8

Deeded Acres: 13.759

FSA Farmland Acres: 13.759

Soil Types: Zanesville silt loam, Belknap silt loam

Soil PI/NCCPI/CSR2: Average NCCPI - 64.42 - Has dry pond

CRP Acres/payment: No CRP

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: 1645 Daniel Boone Rd, Nortonville, KY, 42442

PIDs: Map 97-25-7

Lat/Lon: 37.1653 / -87.5026

Zip Code: 42442

Tract 9 Description: 11± acres

This 11± acre tract in Hopkins County, Kentucky, is an all-tillable property that offers both agricultural value and future versatility. With all 11 acres in production, it is currently planted in soybeans for the 2025 growing season, making it an immediate income-producing investment. The gently rolling topography enhances farmability while also providing visual appeal and ease of management.

A unique feature of this property is the 17,000-square-foot gravel landing area, which provides a durable and accessible space for farm equipment, vehicles, or potential construction use. This improvement adds convenience and sets the tract apart as a well-prepared agricultural parcel.

The property also has excellent accessibility with approximately 850 feet of road frontage, making it easy to move equipment in and out. Utilities are available along the road frontage, which increases the potential for future development. For buyers interested in establishing a rural residence, hobby farm, or small farm headquarters, the availability of utilities paired with the existing gravel pad creates a strong foundation for building.

Although its primary use is agricultural, the property also offers opportunities for recreational adaptation. The open acreage can be configured for food plots, wildlife habitat improvements, or simply maintained for crop production to benefit area deer and turkey. The size and layout make it a manageable tract for a wide range of uses, from investment to personal enjoyment.

Overall, this 11-acre property is a compact and efficient investment with the flexibility to support agricultural, residential, or recreational goals. Its combination of all-tillable ground, current soybean production, substantial gravel landing, and road access with utilities makes it a rare find in Hopkins County.

Tract #: 9

Deeded Acres: 11.034

FSA Farmland Acres: 11.034

Soil Types: Zanesville silt loam, Belknap silt loam

Soil PI/NCCPI/CSR2: Average NCCPI - 59.86 Has Dry Pond

CRP Acres/payment: No CRP

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: 1645 Daniel Boone Rd, Nortonville, KY, 42442

PIDs: Map 97-25-6

Lat/Lon: 37.1635 / -87.5021

Zip Code: 42442

Tract 10 Description: 36± acres

This 36± acre tract in Hopkins County, Kentucky, is a fully tillable property offering strong agricultural potential and flexibility for future development. All 36 acres are currently planted in soybeans for the 2025 growing season, providing immediate income potential while maintaining versatility for other uses. The gently rolling topography enhances the farmability of the property while giving it aesthetic appeal and opportunities for drainage management.

The property has approximately 2,400 feet of road frontage, ensuring easy access for farm equipment, vehicles, and potential construction. Utilities are available along the road frontage, making this tract suitable for a future build site for a home, cabin, or farm headquarters. This combination of tillable acreage and available infrastructure adds significant long-term value to the property.

Although the primary use of this tract is agricultural, the property also provides flexibility for recreational opportunities. Its open terrain is ideal for food plots or other wildlife habitat enhancements. With field edges along the boundaries, there is natural space for deer and turkey to move throughout the property, supporting hunting or wildlife observation activities.

Overall, this 36± acre tract offers a straightforward investment in productive farmland with the added advantage of potential build sites. Its combination of tillable acreage, road access, utility availability, and gentle rolling topography makes it an attractive property for investors, farmers, or anyone looking to establish a small-scale agricultural or recreational operation in Hopkins County.

Tract #: 10

Deeded Acres: 36.080±

FSA Farmland Acres: 36.080±

Soil Types: Zanesville silt loam, Belknap silt loam

Soil PI/NCCPI/CSR2: Average NCCPI - 61.34 - Has dry pond

CRP Acres/payment: NO CRP

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: 1645 Daniel Boone Rd, Nortonville, KY, 42442

PIDs: Map 97-25-5

Lat/Lon: 37.1599 / -87.50

Zip Code: 42442

Tract 11 Description: 41.8± acres

This 41.8± acre tract in Hopkins County, Kentucky, is a fully tillable property offering immediate agricultural value combined with long-term development potential. All 41.8 acres are currently planted in soybeans for the 2025 growing season, providing reliable crop production while maintaining options for future uses. The gently rolling topography improves farmability and allows for natural drainage management, while also offering visual appeal across the property.

A key feature of this tract is the 1,600 feet of frontage along Crab Orchard Creek, which provides a year-round water source and adds both scenic and practical value. The creek frontage also supports potential recreational or wildlife uses, with natural corridors for deer, turkey, and other local wildlife.

The property also offers 2,300 feet of road frontage with utilities available, making it highly accessible and providing opportunities for a build site for a home, farm headquarters, or other structures. The combination of all-tillable land, creek frontage, and available infrastructure makes this tract a versatile investment for agricultural, residential, or recreational purposes.

Open acreage along field edges provides natural transition zones and potential wildlife habitat. The tract can accommodate future food plots, small hobby farm projects, or recreational improvements if desired. Its size and configuration make it manageable for both crop production and diversified uses.

Overall, this 41.8± acre property is a compact yet versatile investment in Hopkins County, combining tillable acreage, creek frontage, road access, and utilities with gently rolling terrain. Whether for immediate crop production or future development, it offers a range of options for prospective buyers seeking productive and flexible land.

Tract #: 11

Deeded Acres: 41.855

FSA Farmland Acres: 41.855

Soil Types: Belknap silt loam, Zanesville silt loam,

Soil PI/NCCPI/CSR2: Average NCCPI - 64.58. This tract is pattern tiled 

CRP Acres/payment: NO CRP 

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: 1645 Daniel Boone Rd, Nortonville, KY, 42442 

PIDs: MAP 97-25-8

Lat/Lon: 37.1571 / -87.5014

Zip Code: 42442

Tract 12 Description: 47.7± acre

This 47.7± acre tract in Hopkins County, Kentucky, is a fully tillable property offering agricultural productivity and long-term versatility. The entire 47.7 acres are currently planted in soybeans for the 2025 growing season, providing immediate income while maintaining flexibility for future uses. The gently rolling topography enhances farmability, aids in natural drainage, and provides a visually appealing landscape across the property.

The tract features approximately 2,500 feet of road frontage, ensuring excellent access for farm equipment, vehicles, and potential construction. Utilities are available along the road frontage, which adds convenience for any future build site or expansion. These attributes make the property suitable for a wide range of uses, including establishing a home, farm headquarters, or recreational basecamp.

As an all-tillable investment, this tract provides straightforward agricultural value. The open acreage can support crop production, food plots, or other agricultural improvements. Its size and manageable layout also make it ideal for smaller-scale farming operations, hobby farming, or other diversified agricultural purposes.

Overall, this 47.7± acre property combines productive tillable land, road access, available utilities, and gently rolling topography. It is an efficient and versatile investment, offering options for crop production, residential development, or hobby farming in Hopkins County.

Tract #: 12

Deeded Acres: 47.759

FSA Farmland Acres: 47.759

Soil Types: Zanesville silt loam, Belknap silt loam

Soil PI/NCCPI/CSR2: Average NCCPI - 63.62

CRP Acres/payment: No CRP

Taxes: TBD

Lease Status: Open Tenancy for 2026 crop year

Possession: Immediate possession subject to the current tenant's rights for 2025

Survey needed?: No survey needed

Brief Legal: 1645 Daniel Boone Rd, Nortonville, KY, 42442 

PIDs: MAP 97-25

Lat/Lon: 37.1618 / -87.5048

Zip Code: 42442

Tract 13 Description: 159± acres

This 159± acre timbered tract in Hopkins County, Kentucky, offers an exceptional combination of hunting, recreational, and residential opportunities. The property features a 4-bedroom, 2-bath, 1,232 S.F. cabin built in 2021. The cabin includes a spacious living area, a well-appointed kitchen with ample cabinet and countertop space, finished wood walls, and LVP flooring throughout. A utility room and attached garage add convenience, while the large gravel parking area and expansive yard with mature shade trees provide both practicality and aesthetic appeal.

The tract is predominantly timbered, consisting of ridges and draws covered with softwoods and mast-producing hardwoods, creating ideal habitat for deer and turkey. There are areas of dense security and bedding cover, which help support wildlife populations. Open areas along a gas line right-of-way and other cleared portions of the property provide excellent locations for food plots, allowing for habitat enhancement and wildlife management.

A well-established trail system traverses the property, making it easy to access hunting stands or navigate the acreage for recreational use. A creek with feeder streams adds both scenic value and a reliable water source for wildlife. The property adjoins row crop acreage, expanding potential hunting and wildlife corridors.

Access is controlled via a gated entry, and while road frontage is minimal, the entry points provide privacy and security. This combination of improvements, natural cover, and wildlife-friendly features makes this property an attractive option for hunters, outdoor enthusiasts, or those seeking a quiet rural retreat.

Overall, this 159± acre tract offers a turn-key timbered hunting experience with a modern cabin, established trails, food plot potential, and diverse habitat types. Its combination of timbered ridges, draws, open areas, and water features makes it a versatile property for hunting, recreation, and residential enjoyment in Hopkins County.

Tract 13 is subject to a timber Contract that expires December 31, 2026.  The new buyer is to receive the contract payment.

Tract 14 Description: 244± acres

This 244± acre all-timber hunting tract in Hopkins County, Kentucky, offers an excellent opportunity for hunters and outdoor enthusiasts seeking a private and versatile property. The tract is characterized by rolling topography with timbered ridges and draws throughout, creating diverse habitat for deer, turkey, and other wildlife. The combination of softwoods and mast-producing hardwoods provides abundant forage, cover, and sanctuary areas, while dense security and bedding cover throughout the property offers ideal habitat for mature whitetails and other wildlife.

The property includes an established road and trail system that allows easy navigation for hunting, recreational use, or property management. Open areas scattered across the tract offer prime locations for food plots, which can enhance wildlife habitat and support deer and turkey populations. Seasonal wetland areas add both wildlife diversity and scenic appeal, providing natural watering areas for game species and contributing to habitat variety.

The tract has minimal road frontage, offering privacy, with utilities available along the frontage for potential cabin or home sites. Its location in an area known for producing big bucks enhances its value for hunters and wildlife enthusiasts. The combination of timbered ridges, draws, open areas, and wetlands makes this tract highly adaptable for hunting, recreational use, and potential future development.

Overall, this 244± acre property offers a productive and secluded timbered hunting experience with mature habitat, diverse wildlife, and practical access. It is well-suited for hunting, timber management, or a private retreat in Hopkins County.

Tract 15 Description: 195± acres

This 195± acre all-timber hunting tract in Hopkins County, Kentucky, provides a top-quality opportunity for hunters and outdoor enthusiasts. The property features rolling topography with timbered ridges and draws throughout, creating ideal habitat for deer, turkey, and other wildlife. The mix of softwoods and mast-producing hardwoods provides abundant forage, cover, and sanctuary areas, while dense security and bedding cover offer protected areas for wildlife to thrive.

The tract includes an established road and trail system, allowing easy access for hunting, recreational use, or management activities. Open areas scattered throughout the property offer ideal locations for food plots, providing opportunities to enhance wildlife habitat and manage deer and turkey populations. A gravel drive and landing area make the property convenient for equipment access and mobile hunting setups.

The property has approximately 1,500 feet of road frontage with utilities available along the frontage, offering potential for a cabin, home site, or other structures while maintaining privacy and seclusion. The tract’s location in an area known for big bucks further adds to its hunting value.

Whether used for hunting, timber management, recreational activities, or as a private retreat, this 195± acre property combines natural beauty, functional access, and diverse habitat. Its combination of timbered ridges, rolling topography, and wildlife-friendly features makes it a versatile and productive investment in Hopkins County.

Terms of Sale

• Bidders may participate in the auction on-site or online at Ranchandfarmauctions.com
• Onsite bidders should bring a government-issued ID
• 10% down payment immediately after auction - cash, personal, or business checks accepted
• If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign
• High bidder has 30 days to close unless otherwise noted
• Announcements on auction day will take precedence over any prior announcements
• This is a no contingency sale and is not subject to financing or additional inspections
• Possession at closing, subject to tenant’s rights, if any
• If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres
• All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

Licensing

IN COOPERATION WITH WHITETAIL PROPERTIES REAL ESTATE LLC (237494)

Debbie Laux, Ranch & Farm Auctions, Kentucky Broker License # 247145

Derek Fisher, Whitetail Properties Real Estate, KY Broker License #265593

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Justin Mason, Kentucky Land Specialist for Whitetail Properties Real Estate, LLC, 270.439.8019

Mark Williams, Kentucky Land Specialist for Whitetail Properties Real Estate, LLC, 270.439.8021

Cody Lowderman, KY Auctioneer, RP 3502

Documents