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Description

Entire Farm Description:

Welcome to this beautiful turn-key cattle farm on a sprawling 287± acres of fertile land in picturesque Morgan County. Nestled in the foothills of the Appalachian Mountains, this property boasts a fully operational, currently active cattle farm, offering a harmonious blend of modern amenities, picturesque landscapes, and a generous income-producing operation. The heart of this agricultural haven is its well-positioned, efficient infrastructure. Multiple feed barn areas and lots, a well-equipped barn for working the cattle with chutes, corrals, head gates, and various lots ensure seamless cattle management. Additional features include grain bins, equipment storage sheds, and an enormous 60x200 steel girder multi-use shed, which sits on and is surrounded by 4+ inches of thick pavement to make all operations more efficient and clean. The property is almost entirely fenced along the boundary and has multiple internal lots for rotational purposes. Convenience meets functionality regarding the structures with full electric service and water provided via an on-site drilled well, ensuring smooth farm operation. All the while staying connected effortlessly with on-site WiFi. Moving out into the beautiful rolling land, nature's masterpiece becomes apparent and unfolds along the 2.5 miles of Licking River frontage, providing a serene backdrop for this property. Seven ponds scattered about the property, five spring-fed, enhance the pastoral charm and offer sustenance to the land and livestock operation. Approximately 150 acres are dedicated to lush pasture or making hay, accentuating the property's versatility and return on investment. Access points are strategically positioned for convenience and flexibility. The west side boasts blacktop road frontage along Hwy 460, where you cross the river. In contrast, the southeast side offers accessibility via a county gravel road and a gorgeous, peaceful road back through the property to the west section. Whether you prefer the paved highway or the rustic charm of a gravel road, both options provide entry to this phenomenal farming operation. For those with an eye on the future and looking to maximize return on investment, the property features a solid timber value in its forested areas that could be taken now or allowed to continue to mature and increase with time. As a bonus, outdoor enthusiasts will revel in the excellent hunting prospects, with a strong population of deer and turkey calling this property home. As if this weren't enough, the landscape offers several idyllic locations for building that dream home. Breathtaking views unfold in every direction in the higher elevations, promising a life surrounded by quiet and peaceful natural beauty. Embrace the tranquility and charm of rural living on this enchanting property, or allow it to continue to generate a robust and steady flow through farming operations. In fact, you wouldn't have to choose, you could do both!! The options are here waiting; it depends on what you want to do with it! Call me, and let's see if this is what you've been searching for.

• 2 miles to West Liberty, KY...25 miles to Morehead, KY...84 miles to Lexington, KY
• Nearly 2.5 miles of Licking River frontage and 6 ponds
• Mature harvestable timber ready to go
• Utilities on the property
• Internal road and trail system
• Gated entrances with access across the creek at the north, or via county gravel road at the south

Deeded Acres:     287± acres

CRP Acres/payment:    No CRP acres

Taxes:     $1,227.20

Lease Status:     Open Tenancy for 2025 crop year

Possession:     Immediate possession subject to current tenants' rights for 2024

Survey needed?:     No survey needed

Brief Legal:     287± acres Morgan Co, KY 2694 Hwy 460E, West Liberty, KY 41472

PIDs:     123-00-00-021.00 and 136-00-00-008.00

Lat/Lon:     37.9001, -83.23031

Zip Code:    41472

Terms of Sale

BUYERS PREMIUM: No Buyers Premium

TAXES: Prorated to date of close

TENANCY: Open tenancy for 2025

RENTS: No rents due

MINERALS: Seller-owned rights will convey

CLOSING COSTS: Seller shall pay for preliminary title search, deed preparation and transfer tax.  Buyer to pay all other costs.

CLOSING DATE: On or before 30 days from seller acceptance

DOWN PAYMENT: 10%

POSSESSION DATE: At closing

SURVEY: No survey is needed

SELLER: Horn

SALE ORDER: By the acre

SALE METHOD: Sells Subject to seller acceptance

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

Greg Meade, Kentucky Land Specialist for Whitetail Properties Real Estate, LLC, 859.771.7640

Cody Lowderman, KY Auctioneer, RP 3502

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