Recreational Tract With Cattle Opportunities In Franklin Co, KY - 162.215 Acres


162.215 Acres / Franklin County, KY

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Auction Date: 06/03/2023 Auction Time: 11 AM EDT

Auction Location: Holiday Inn Express, 1000 Vandalay Drive, Frankfort, KY 40601

Entire Farm Description:

For those looking for their own private piece of the Bluegrass, look no further. Located just minutes from Frankfort, this spacious multifunctional farm recently used for working cattle is far enough out to call country, yet close enough to enjoy the convenience of town. On the southern section of this property, up from Stony Creek, the driveway extends to an elevated homestead, once the centerpiece of this thriving farm. It is evident the property’s founders enjoyed its seclusion as well as the views from the ridge top. The northern section also shows evidence of an old homestead and could pave way for another building site once again. Nearly complete with fencing, this farm has the potential for not only farming practices but also some of the great recreational activities Kentucky is known for! Access throughout the farm from the recent excavation of roads/trails provides ease of travel whether it be ATVs, horseback or just exploring. If needed there are dual entrances to the property both from the main southern entrance as well as a northeast entrance accessed via easement. This property consists of mostly open areas with some mature hardwoods scattered throughout. Barrell Branch splits the larger North and South sections of the property and there are multiple stock ponds providing added benefit. Thick areas with soft wood mass and undergrowth are also present providing cover and browse for an abundance of wildlife. With minimal effort for the management of deer and turkeys, the hunting opportunities here are endless. Not only that, but the chance for weekend getaways with something for the entire family is not out of the question!

Multiple building sites with great views

Water and electric are on the property

Gated entrance

Established trail system

Zone 1 hunting county

Cattle opportunities

All mineral rights convey

Tract 1 Description: 85.036 acres+/- surveyed acres

Located just minutes from Frankfort, the largest parcel of this farm most recently used for working cattle remains fenced for the most part and is ready for farming practices once again. Accessed from Hwy 421, up from Stony Creek, the established driveway extends to an elevated homestead, once the centerpiece of this thriving farm. The potential for building here once again is possible as well as multiple farming activities. There are three stock ponds located on this parcel adding benefits to livestock as well as wildlife. The posterior portion of this property gently slopes downward to border Barrell Branch which for the most part has water throughout the year. Intermittent mature timber and open areas increase the line of sight, giving extended opportunities for hunters and wildlife management. Its size and location not only provide investment opportunities but also allow for increased development and a multitude of recreational activities.

Multiple building sites with great views

Water and electric are on the property

Gated entrance

Established trail system

Zone 1 hunting county

Cattle opportunities

Recent Survey

38.2572, -84.255

Tract 2 Description: 61.059 surveyed acres

Located just minutes from Frankfort, yet residing clear off the main path, this parcel of the farm is the most secluded and has remained untouched for many years. Like most of the farm, this northern section is nearly complete with fencing and access via easement from Harvieland Road or the southern tract(Tract 1). The potential for building here is notable as there is evidence of a homestead that once occupied the central area of the farm. The southern portion of this property gently slopes downward to border Barrell Branch which for the most part has water throughout the year. At some point, this parcel appears to have been mostly pasture for livestock as it is now comprised of thick undergrowth and smaller trees. It is obvious the wildlife has enjoyed its size and seclusion as there are many natural trails that wind through the thick brushy landscape. Excavation of UTV trails has been roughed in recently allowing access to most areas…… great for getting into position this fall for deer season! This property not only provides recreational opportunities but also allows for improvement developments, farming and investment potential.

Accessed via easement

Great hunting tract

Multiple building sites with great views

Gated entrance

Established trail system

Zone 1 hunting county

Cattle opportunities

Recent Survey

38.2619, -84.9221

Tract 3 Description: 16.12 acres (MapRight)

Located just minutes from downtown Frankfort, this property is far enough out to call country, yet close enough for those modern conveniences we all love. For those looking to build their dream home or cabin on acreage, this property is ready to accommodate such improvements and more. Its size is enough to allow for the capability of farm practices as well as having recreational benefits for the entire family. Surrounded by other large acreage tracts, there’s no doubt for wildlife enthusiasts that there is plenty here to enjoy! Along Hwy 421, this tract has nearly 1000 ft of road frontage and extends from the wooded boundary upward with enough space to provide privacy and seclusion. An established driveway is currently in place giving ease of access to the interior portion of the property. For those looking for an investment or to simply enjoy, this property has the potential to cover both.

1000+/- ft road frontage

Building sites with great views

Water and electric are on the property

Gated entrance

Zone 1 hunting county

Cattle opportunities

38.2547, -84.9311

Tract 4 Description: 162.215 +/- Acres

Recombine of Tracts 1, 2 & 3

  • Bidders may participate in the auction on-site or online at, 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

  • Buyers Premium: 7%

  • 3 tracts of various sizes

  • Variety of uses

  • Recreational, farming and cattle opportunities

  • Great hunting

  • Gated entrance

  • Selling Absolute

Auction Location:
1000 Vandalay Drive, Frankfort, KY 40601
Auction Type:
Auction Date:

Auction Documents

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 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.

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 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 Quitclaim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are prorated through the day of closing as is customary. 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 results in a change to acreage, the contract will be adjusted to that acreage prior to closing and 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 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 auction to the 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 with the Purchase Agreement thru DocuSign. 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 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 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, 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 sale day announcements will take precedence over any prior advertising or announcements.

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 or less and obtained from sources to be considered reliable such as; government tax records, mapping software, assessors office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to 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.

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.

Auction Type

Live and Online




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

Jason Wallin, Kentucky Land Specialist for Whitetail Properties Real Estate, LLC, 859.492.9041

Brent Rorie, Kentucky Land Specialist for Whitetail Properties Real Estate, LLC, 502.284.7139

Cody Lowderman, KY Auctioneer, RP 3502