Rippetoe Living Estate - Home & 25 +/- Acres at Absolute Live/Online Multi-Parcel Auction Saturday, September 27th, 2025 at 12:00 PM CT 100 Rippetoe Woods Lane Russell Springs, Ky (Google Address: 77 Kingfisher Lane Russell Springs, Ky,)
A rare opportunity to purchase a beautiful executive home and 25± acres in a prime location. Tucked away at the end of a paved private drive, this estate offers elegance, comfort, and room to grow. The residence features hardwood floors, vaulted ceilings, stained-glass windows, and a thoughtfully designed kitchen with Mouser cabinetry and island cooktop. Multiple bedrooms and four bathrooms provide ample space for family or guests. The master suite includes a sitting area and a private bathroom complete with a shower and walk-in tub. Additional bathrooms serve the other bedrooms and living areas for convenience. A versatile upstairs bonus room, plus a full basement with drive-in garage, expand the functionality of the home, while independent HVAC systems on each level ensure year-round comfort. The surrounding acreage includes marketable timber, adding both value and investment potential. Privacy, recreation, and future possibilities all come together in this exceptional property.
Tract 1 – 19.96 Acres & Home (Access via Rippetoe Woods Lane) This tract includes the executive home and nearly 20 acres. With a private setting, mature landscaping, and marketable timber, it is ideal for a family estate or retreat.
Tract 2 – 5.02 Acres (Access via Apache Avenue) With just over 5 acres, this tract offers a prime building site, small farm opportunity, or expansion to complement Tract 1.
Both tracts are being sold at absolute auction, ensuring they will sell to the highest bidder regardless of price.
Preview Dates:
September 18th, 3:00–5:00 PM
September 23rd, 3:00–5:00 PM
REAL ESTATE TERMS:
Auction Premium: There will be a 5% Auction Premium added to the winning bid. The sum of the winning bid plus the Auction Premium will be the sales price. Example: Bid Price $100,000 plus $5,000 (5% buyer’s Fee) equals purchase price of $105,000.
EARNEST MONEY: 20% of the total sale price down as a non refundable earnest money at the close of the auction. We do not accept a credit card for down payment. The balance of purchase price is due at closing, said closing to be within 30 days of close of bidding. Purchaser shall be responsible for all wire transfer fees. Closing will be as specified in the Contract for Sale of Real Estate.
MULTI-PARCEL AUCTION: The property will be offered in tracts utilizing the multi-parcel method and selling in the manner that reflects the best returns for the sellers. This concept gives each and every prospective buyer the ability to purchase his or her individual tract or combination.
This auction is a CASH SALE not contingent on or subject to financing, appraisal, survey or inspections of any kind, as agreed to by bidders at registration prior to bidding and specified in the attached Contract for Sale of Real Estate.
GOOD INSURABLE GENERAL WARRANTY DEED AT CLOSING.
REAL ESTATE TAXES AND CLOSING COSTS: All real estate taxes will be paid for by the seller for 2025. The purchaser will pay all other closing costs associated with the purchaser’s side of the sale, including local and state recording fees and any cost associated with the purchaser’s loan. The seller will pay for deed preparation and deed tax.
MULTI-PARCEL "SIMULCAST" LIVE & ONLINE AUCTION INSTRUCTIONS/TERMS:
Ford Brothers, Inc. Online Auctions are timed events, so time is of the essence. At Ford Brothers Multi-Parcel auctions, to bid you must proceed to the catalog. Inside the catalog, you will need to bid on individual tracts of property, until combinations have been enabled. If you wish to bid on a combination of tracts, we suggest that you do not bid on individual tracts, because you can be placed in the lead on an individual tract of property at any time during the auction. Please check for announcements and notes from the software auctioneer in charge. There is NOT a max bid feature via the Multi-Parcel online auction platform. There are lots of announcements and warnings during auction, giving each bidder fair warning the auction will be closing. Please place bids in a timely manner. If you have any questions about bidding in the Multi-Parcel Simulcast format, be sure to give us a call at 606-679-2212.
SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction-related technologies, Ford Brothers, Inc. reserves the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor FORD BROTHERS, INC. SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by Ford Brothers, Inc.
For more details, contact us today!
Jim Edmonds, Auctioneer
REAL ESTATE TERMS:
Auction Premium: There will be a 5% Auction Premium added to the winning bid. The sum of the winning bid plus the Auction Premium will be the sales price. Example: Bid Price $100,000 plus $5,000 (5% buyer’s Fee) equals purchase price of $105,000.
EARNEST MONEY: 20% of the total sale price down as a non refundable earnest money at the close of the auction. We do not accept a credit card for down payment. The balance of purchase price is due at closing, said closing to be within 30 days of close of bidding. Purchaser shall be responsible for all wire transfer fees. Closing will be as specified in the Contract for Sale of Real Estate.
MULTI-PARCEL AUCTION: The property will be offered in tracts utilizing the multi-parcel method and selling in the manner that reflects the best returns for the sellers. This concept gives each and every prospective buyer the ability to purchase his or her individual tract or combination.
This auction is a CASH SALE not contingent on or subject to financing, appraisal, survey or inspections of any kind, as agreed to by bidders at registration prior to bidding and specified in the attached Contract for Sale of Real Estate.
GOOD INSURABLE GENERAL WARRANTY DEED AT CLOSING.
REAL ESTATE TAXES AND CLOSING COSTS: All real estate taxes will be paid for by the seller for 2025. The purchaser will pay all other closing costs associated with the purchaser’s side of the sale, including local and state recording fees and any cost associated with the purchaser’s loan. The seller will pay for deed preparation and deed tax.
MULTI-PARCEL "SIMULCAST" LIVE & ONLINE AUCTION INSTRUCTIONS/TERMS:
Ford Brothers, Inc. Online Auctions are timed events, so time is of the essence. At Ford Brothers Multi-Parcel auctions, to bid you must proceed to the catalog. Inside the catalog, you will need to bid on individual tracts of property, until combinations have been enabled. If you wish to bid on a combination of tracts, we suggest that you do not bid on individual tracts, because you can be placed in the lead on an individual tract of property at any time during the auction. Please check for announcements and notes from the software auctioneer in charge. There is NOT a max bid feature via the Multi-Parcel online auction platform. There are lots of announcements and warnings during auction, giving each bidder fair warning the auction will be closing. Please place bids in a timely manner. If you have any questions about bidding in the Multi-Parcel Simulcast format, be sure to give us a call at 606-679-2212.
SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction-related technologies, Ford Brothers, Inc. reserves the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor FORD BROTHERS, INC. SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by Ford Brothers, Inc.
