UpcomingFlippen's Fruit Farm In Western TN Is Coming To Auction - 177.86 Acres

Auction Date15February

177.86 Acres / Obion County, TN

Live Bid at Auction Network

Auction Location:Flippen's Fruit Farm, 3734 Shawtown Road West, Troy, TN 38260

Auction Type:Reserve

Auction starts in:00 months, 25 days 11 hours 10 minutes

Auction Date:

Listing courtesy of Whitetail Properties and Williams & Williams

Coming to auction is the former Flippen's Fruit Farm in western Tennessee. Established in the 1950s, the farm continues to grow top-quality peaches and blackberries across the 177+/- available acres. The property includes 2,700+/- peach trees and numerous production, retail and restaurant buildings along the county road frontage. The 3BR/2BA home, along with several additional home sites, is also available in this sale. Recreational opportunities include fishing in the stocked ponds and hunting deer and turkeys in the accessible woods beyond the orchards. Use all or part of this offering to continue producing fruit or start your own business.

TRACT 1 – 84.64+/- ac
The former Flippen's Fruit Farm was a staple in West Tennessee ever since the 1950's when Jack and Diane began selling apples and peaches. Recently, the farm continues to grow top-quality peaches and blackberries. The tract includes 2,200+/- peach trees, a 100x60 packing house with a 36x36 walk-in cooler and 35x100 loading dock, a 175x35 building, a 20x20 tool shed, a 20x105 high tunnel, and a 20x12 portable store building with tent. Recreational opportunities include fishing in the pair of stocked ponds and hunting deer & turkeys in the accessible woods beyond the orchards. Continue the fruit production tradition, utilize the restaurant space and production facilities, or convert the farm into a winery, spa or destination retreat.

TRACT 2 – 52.01+/- ac - SELLING ABSOLUTE
Located just west across the road from the original Flippen's Fruit Farm, this property is fenced for livestock, includes a small barn and features an active peach orchard. The rolling hills flow down into a 7-acre lake stocked full of fish. Build your own homesite with breathtaking views of the lake below. If hunting is what you want, this tract will also suit your needs as lots of deer and turkeys call this place home. You will also frequently find ducks and geese using the lake for a resting area.

TRACT 3 – 40.31+/- ac - SELLING ABSOLUTE
Small acreage tract would make a great homesite with plenty of space for livestock or your very own homestead. The farm has a mix of established peach orchards, wooded areas, open property and a stocked pond. If you are looking for hunting, lots of deer and turkeys call this place home. Located less than 5 miles east of Reelfoot Lake, well known for its public fishing and hunting.

TRACT 4 – Home on 0.9+/- ac
This tract features a 3,288+/- sf single level brick home located on Shawtown Road, 12.5 miles northwest of Troy and 5 miles east of Reelfoot Lake. Sitting on 0.9+/- ac, the roomy 3BR/2BA residence has plenty of space for anyone wanting to raise a family, including an extra space for a man-cave or a flex space for your hobbies. The master bath has been finished with a hot tub and a tiled shower. A metal roof should provide years of trouble-free maintenance. The home has a large patio out back overlooking the fruit farm and 2 large lakes. There is also a 2-car carport attached to the home.

  • Open Public Inspections: January 18, 2020 and February 2, 2020, 1 - 4 pm, Flippen's Fruit Farm, 3734 Shawtown Road West, Troy, TN 38260

  • Bidders may participate in the auction on site or online at AuctionNetwork.com

  • On site bidders should bring a government issued ID

  • All properties and or any improvements thereon are sold “AS IS, WHERE IS” with no financing, inspection or other contingencies to sale. Final acreage totals are contingent on a survey

  • This sale is subject to a 10% buyer’s premium

  • Announcements on the day of the sale shall take precedence over any prior advertisements

  • Each high bidder will sign a contract and must make a non-refundable deposit of 10% of the total purchase price (minimum may apply) immediately following auction - cash, cashier’s checks, personal checks and business checks (electronically processed) are accepted - the balance of the purchase price and all closing costs are due at closing within 30 days

  • The property is sold free and clear of all taxes and installments of assessments for prior years but taxes and installments of assessments for the current year on the basis of the actual assessment shall be apportioned as of the scheduled date for the closing of title

  • All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgment

  • Possession at closing, subject to tenant’s rights, if any

  • Flippen's Farm Dispersal Auction: Immediately following the auction, the farm equipment and personal property will be sold at auction. Items include Kubota tractors, implements, tools, and production supplies

  • Priceless Flippen name

  • 100 x 60 building with walk-in cooler

  • 175 x 35 building

  • 20 x 20 tool shed

  • 2200 peach trees

  • Large blackberry vines

  • Large customer base

  • Great place for a winery

  • Beautiful ponds fully stocked

  • Unlimited possibilities

  • 7-acre lake

  • Building sites

  • Fenced for cattle

  • Small barn

  • Deer and turkeys

  • Beautiful views

  • Public hunting and fishing in the area

  • Combination of timber and open ground

  • 3 miles to Reelfoot Lake

  • 3288 sq. ft. 3 bed, 2 bath home

  • Flex space in the home

  • Large patio

  • 2 carports

  • Metal roof

  • Hot tub in master bath

  • Wood burning stove

Auction Documents


  • Wild Game
    • Big Game
      • Whitetail
    • Upland Game
      • Dove
    • Other Game
      • Wild Turkey
  • Fish
    • Catfish
    • Bass
    • Panfish
  • Waterfront
    • Pond (0-3 acres)
    • Lake(3+ acres)
  • Roads
    • Road Frontage
      • Highway
    • Road Access
      • Pavement
  • Tillable / Production Areas
    • Pine Trees
    • Hardwood Trees
    • Softwood Trees
    • Vineyard
    • Orchard
  • Housing
    • Home
  • Improvements
    • Building Improvements
      • Metal Buildings
      • Shop
  • Utilities
    • Electric
    • Natural Gas
    • Water
    • Septic
  • Activities on Property
    • Hunting
    • Fishing
    • Hiking
    • ATV Riding
    • Horseback Riding
    • Family Activities
  • Investment

Real Estate Auction Terms and Conditions

Terms Of Sale

Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card and Auction Day Notes, and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. We do not inspect properties on bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(s). By bidding you agree to all disclosures.

Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quit Claim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are pro-rated through day of closing as is customary.

The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

Each high bidder must make a 10% ($5,000 minimum) non-refundable deposit immediately following auction. Cash, cashier's checks, personal checks and business checks (electronically processed) are accepted. The balance of the purchase price and all closing costs are due within 30 days.

Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or re-schedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

All auctions are subject to court or seller approval. Most sales are approved within 10 business days. Buyers are not allowed possession until Closing and filing of the deed, at which time the property should be re-keyed. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are out bid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

Ranch & Farms Auctions, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.


Auction Network, LLC serves solely as the online bidding service. See Auction Network Terms of Use at www.auctionnetwork.com

Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details.

Greg Lutz, Managing Director, Williams & Williams, 785.286.2518

Joe Gizdic, Managing Director, Whitetail Properties Real Estate, LLC, 217.299.0332

Auction Type

Tracts 1 and 4 - RESERVE

Tracts 2 and 3 - ABSOLUTE


Williams & Williams Mrktg Srvcs, Inc. LIC 00257408

Jeff Ashby, Principal Broker, RE Lic 349889, (800) 801-8003

Whitetail Properties Real Estate LLC, Firm Lic 262775

Bobby J. Powers, Principal Broker, RE Lic 256911 (731) 968-5001

Thomas Barnes, Auc Lic 5125

Joe Gizdic, Ranch & Farm Auctions, 217-299-0332

Ashton "Casey" Ross, Agent/Land Specialist, Whitetail Properties Real Estate, LLC, (731) 514-5220

Disclosures, Title Commitment And Other Documents

Click Here to view disclosure, title commitment and other documents on Williams & Williams

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