Hunting Paradise In Licking & Knox Co OH - 165.6 Acres


165.6 Acres / Licking County, OH

Live Auction Only

Auction Date: June 24, 2024 Auction Time: 5:30 PM ET

Auction Venue Location: On Site, 12550 Pleasant Valley Road Northeast, Utica, OH 43080

Open House Dates and Times: 6/10/24 from 4:30 PM - 6:00 PM. Private showings available through Rich Flowers, 740.334.3628

Entire Farm Description:

Licking/Knox County 165.6-Acre Hunting Paradise Auction

2 Homes – Outbuildings – Woods – Ideal Wildlife Habitat – Delayed Closing & 1031 Exchange Possibilities

The auction will be held on-site at 12550 Pleasant Valley Road Northeast, Utica. Located 5 miles south of Martinsburg on Pleasant Valley Rd (State Route 586). Watch for RES signs.

Real Estate: Situated on an expansive 165.6 acres of rolling landscape, this property showcases the beauty of rural living at its finest. The majority of the land is woodlands, providing an outdoorsman's paradise and endless recreational possibilities. The front portion of the property features approximately 20 acres of hay fields, adding versatile land use options.

With its rolling terrain and diverse topography, the property has an exceptional wildlife habitat, creating natural funnels that attract and hold an impressive deer herd with a long quality history. Strategically positioned throughout the land are access roads, providing easy navigation and increasing the overall accessibility of the property. Additionally, several strategic stand locations have been thoughtfully designated and complemented by food plots, so you’ll have the advantage when the perfect moment arrives. Picture yourself in the early morning, the sun’s rays filtering through the trees, as you patiently await the arrival of a trophy whitetail.

Beyond its hunting appeal, this property also features 2 homes and 3 pole barn buildings, offering the potential for additional income revenue. Two of the pole barn buildings are 2,100 sq. ft, and the third is 3,200 sq. ft. The 2,290 sq. ft. ranch home has 4 bedrooms and 2 full baths. The 1,456 sq. ft ranch home with 3 bedrooms and 1.5 baths. This income potential, combined with the property’s abundant natural beauty and creational opportunities, makes it a truly unique investment opportunity.

Whether you’re seeking a hunting oasis, an income-generating property, or a strategic investment, this expansive estate offers endless possibilities. Take advantage of the tranquility of rural living while enjoying the potential for financial growth and recreational fulfillment on this remarkable piece of real estate. With its scenic landscape, abundant wildlife, and income potential, this property offers a unique opportunity for both outdoor enthusiasts and investors alike.

DELAYED CLOSING AVAILABLE: The buyer will have the ability to close until October 30th, 2024, allowing the buyer to 1031 exchange an existing property. Call for details.

Mineral Rights: Mineral rights transfer subject to leases of record with existing wells on the property.

Open House: The homes will be open for inspection Monday, June 10th 4:30-6:00PM. Pick up a brochure and walk the land at your leisure. Private showings available through Rich Flowers, 740-334-3628.

Taxes/Legal: Licking County Parcel Numbers 015-034890-00.000, 015-034908-00.000, 015-035406-00.000 located in Fallsbury Township and East Knox Local School District. Knox County Parcel Number 36-00024.000 is located in Jackson Township and East Knox Local School District. The current annual taxes are $7,138.48 and will be prorated to the date of closing.

Terms: The successful purchaser will be required to pay a non-refundable 10% down payment due at the auction with the balance due on or before October 20th, 2024. A 10% buyer’s premium will be added to the final bid to determine the purchase price. Any desired inspections need to be made prior to the auction. Additional details are available at

Andy White, 419-651-2152 – Rich Flowers, 740-334-3628 – Drew Turner – Jake White – Adam Welch – Seth Andrews, Broker

Auction Location:
12550 Pleasant Valley Road Northeast, Utica, OH 43080
Auction Type:
Auction Date:

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 and agree to 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 or paddle number 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. The successful bidder will be required to execute a Sales Agreement at the conclusion of the auction and submit the appropriate down payment in a timely manner as instructed by the Auctioneer.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The Broker and Auction Company represent the seller only and do not inspect properties on the 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(ies). 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 Quitclaim Bill of Sale unless otherwise noted in the Disclosures). The current year's taxes are prorated through the day of closing as is customary unless otherwise noted or announced on sale day.

Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

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.

Tracts sold by the acre - The contract will indicate the current acreage, bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that would result in a change to acreage, the contract will be adjusted to that acreage prior to closing and the purchase price will reflect that change in acreage.

If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine the final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.

Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following the auction to the designated Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent from the escrow agent or title company at the conclusion of the auction or the next day. The balance of the purchase price and all closing costs are due within 30 days unless otherwise noted or announced.

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 reschedule 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.

For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217) 922-0811 to reach customer service to register and bid by phone.

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 unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until closing and filing of the deed, at which time the property should be re-keyed if required. 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 outbid 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, Whitetail Properties Real Estate, 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.

The information contained within is believed to be accurate, but Seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All stated measurements including but not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing purpose only unless it is stated that the measurements are verified by an independent surveyor or other source. All measurements shall be assumed to be approximate or more/less and obtained from sources to be considered reliable such as: government tax records, mapping software, assessor’s office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to the exact acreages of property. The purchase price based on these measurements entered on the purchase agreement is final unless buyer and seller have agreed otherwise in writing prior to signing. If exact acreage or square footage is a concern, the Property should be independently measured.

All sale day announcements will take precedence over any and all prior advertising or announcements.

Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.

Disclaimer:Online Bidding

Disclaimer: Online Bidding

Please review the following disclaimer regarding online bidding for our auctions:

Internet Service: Bidder acknowledges that Auction Company, auctioneer, broker, or any other party

involved cannot be held responsible for any issues related to internet service before or during the auction.

Auction Company, auctioneer, and broker do not guarantee the seamless transmission or receipt of bids

placed online in a timely fashion.

Delays and Failures: Bidders should be aware that internet bidding is prone to delays and potential

failures that are beyond the control of the auction company. Bidder acknowledges and agrees that

Auction Company, auctioneer, and broker cannot be held liable for any interruptions or disruptions during

the online bidding process.

Auction Suspension or Cancellation: The Company reserves the sole discretion to suspend, postpone, or

cancel the auction if the internet service is unstable or disrupts the online portion of the event. Such

decisions will be made in the best interest of all participants.

Auctioneer's Discretion: The auctioneer has the sole discretion to accept or refuse any bid. The Auction

Company, auctioneer, and broker may also change the sale order, regroup items, or modify the auction as

needed, without prior notice.

Timely Bidding: Online bidders are encouraged to use the max bid feature and place their bids in a timely

fashion. Waiting until the last minute to place a bid may result in the auctioneer recognizing another high

bidder because your bid may not instantaneously show up.

By participating in the online bidding process, you agree to the terms outlined in this disclaimer. You

release Auction Company, auctioneer, broker, and their employees from any claims, losses, or damages

resulting from interruptions, disruptions, or failures related to online bidding.

Please carefully review and understand the terms and conditions provided by the auction company before

participating in the online bidding process.

Auction Type

Live Auction Only

Sells Subject to Seller Confirmation



Jeremy Schaefer, OH Broker for Whitetail Properties Real Estate, LLC, License # 2021003258

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Rich Flowers, Ohio Land Specialist for Whitetail Properties Real Estate, LLC Agent, 740.334.3628

Auction will be conducted by RES Auction Services, a licensed Ohio Auction Company

Andrew R. White, Auctioneer for RES Auction Services