Tract #1 - House & 6.29 +/- Acres

Lot Number: 1

Time Remaining: 3d 20h 3m

Starting Bid:$500.00

Start Time: 05/28/2026 10:30 AM Central

End Time: 06/20/2026 10:30 AM Central

Location: 831 Thornton Rd, Russell Springs, KY 42642

View Auction Catalog View & Bid on Member's Website

11 +/- Acres, House, Barn & Buildings Plus Vehicles, Farm Machinery
& Personal Property at Absolute LIVE/Online Auction
Saturday, June 20th, 2026 at 10:30AM CT
832 Thornton Rd, Russell Springs, Kentucky

Dates of Preview: Thursday, June 11th from 3 to 6 CDT and Tuesday June 16th from 3 to 6 CDT

This absolute live auction presents a rare opportunity to purchase a beautiful small farm property with multiple tracts, usable acreage, and a wide variety of farm equipment, vehicles, and personal property all selling to the highest bidder. The property features a traditional farmhouse situated on scenic acreage with a barn, sheds, and additional outbuildings, offering the perfect setup for hobby farming, livestock, equipment storage, or a peaceful country lifestyle. With open ground, rural surroundings, and plenty of room to expand or enjoy recreational use, this property appeals to homeowners, farmers, investors, and anyone looking for space in the countryside. There is also some marketable timber to add to your investment and a small creek running through the back of the property to add to its beauty.

The second tract offers additional acreage with a barn and excellent potential for agricultural use, storage, or future improvements. Whether you are looking to purchase one tract individually or combine both for a larger farm setting, this auction provides flexibility and value in a highly desirable rural setting.

Also selling the day of the auction is an outstanding lineup of farm machinery, vehicles, tools, and personal property including a brown Toyota truck, Toyota car, Honda motorcycle, tow dolly, David Brown 990 tractor, Massey Ferguson self propelled combine, New Holland Hayliner 69 square baler, bush hog backhoe attachment, manure spreader, hay rake, rock rake, single bottom plow, tractor parts and tires, sand blast machine, mixer, Troy-Bilt trimmer, tools, and much more. This will be a full day of auction action with something for farmers, collectors, mechanics, equipment buyers, and outdoor enthusiasts alike.

LIVE REAL ESTATE AUCTION TERMS & CONDITIONS

AUCTION PREMIUM:

There will be a 10% Auction Premium added to the winning bid. The sum of the winning bid plus the Auction Premium shall constitute the total purchase price. Example: Bid Price of $100,000 plus $10,000 (10% Buyer’s Premium) equals a total purchase price of $110,000.

REAL ESTATE TERMS:

A deposit equal to twenty percent (20%) of the total purchase price shall be due as non-refundable earnest money on the day of the auction immediately following the conclusion of the sale in the form of cash, certified check, cashier’s check, or wire transfer. Credit cards will not be accepted for earnest money deposits.

Successful bidder(s) shall be required to execute a Contract for Sale of Real Estate immediately following the conclusion of the auction.

The balance of the purchase price shall be due at closing, with closing to occur within thirty (30) days of the auction date unless otherwise specified in the Contract for Sale of Real Estate. Purchaser shall be responsible for all wire transfer fees.

This auction is a cash sale and is not contingent upon financing, appraisal, survey, or inspections of any kind, as agreed to by bidders prior to bidding and as specified in the Contract for Sale of Real Estate. Buyers may obtain financing if they choose; however, the buyer’s inability or failure to obtain financing shall not relieve the buyer of any contractual obligations or requirements of the sale.

The earnest money deposit is non-refundable except as otherwise specifically provided by Kentucky law or the Contract for Sale of Real Estate. In the event the purchaser fails to close due to financing denial, lender requirements, changes in financial condition, inability to obtain financing, or any other purchaser-related issue, the purchaser shall be considered in default and the earnest money deposit may be retained pursuant to the terms of the Contract for Sale of Real Estate and applicable Kentucky law.

Time is of the essence regarding all auction terms, conditions, contractual obligations, earnest money requirements, document execution requirements, and closing deadlines.

Seller shall convey the property by General Warranty Deed with insurable title at closing.

Possession shall be given at closing unless otherwise stated.

REAL ESTATE TAXES & CLOSING COSTS:

All real estate taxes shall be prorated to the date of closing. Purchaser shall pay all closing costs associated with the purchaser’s side of the transaction, including but not limited to recording fees, lender fees, loan costs, inspections, and financing-related expenses. Seller shall pay for deed preparation and deed tax unless otherwise stated.

AS-IS / WHERE-IS CONDITION:

All property is sold in “AS IS, WHERE IS” condition with no warranties or guarantees, expressed or implied. ALL SALES ARE FINAL.

Property is available for inspection prior to the auction, and it is solely the bidder’s responsibility to determine condition, value, suitability, acreage, boundaries, easements, restrictions, access, and all other material characteristics prior to bidding.

Bidder’s failure to inspect the property shall not constitute grounds for any claim, refund, adjustment, rescission, or cancellation of sale.

All descriptions, photographs, maps, surveys, dimensions, acreage amounts, and information provided are believed to be accurate but are not guaranteed. Auctioneer makes no warranty or guarantee of any kind regarding condition, authenticity, suitability, boundaries, zoning, utility availability, acreage, access, or fitness for a particular purpose.

Any acreage amounts, boundary lines, maps, survey references, dimensions, or advertised measurements are approximate and provided for informational purposes only. Final purchase price shall not be adjusted based upon surveyed acreage unless otherwise stated.

The property shall be conveyed subject to any and all easements, restrictions, covenants, conditions, utility easements, road easements, rights-of-way, and matters of record.

Ford Brothers, Inc. reserves the right to modify, change, remove, regroup, or withdraw any property, tract, lot, bidding increment, bidding format, or description prior to or during the auction process.

AUCTIONEER AUTHORITY & DISPUTED BIDS:

Ford Brothers, Inc. reserves the right to reject any bid, suspend bidding activity, revoke bidding privileges, remove any bidder, or deny participation at its sole discretion.

In the event of a disputed bid, tie bid, clerking issue, bidding interruption, or other auction-related dispute, Ford Brothers, Inc. reserves the right to determine the successful bidder, reopen bidding, continue bidding, cancel bidding, remove any property, or resell any property at its sole discretion. All decisions of the Auctioneer shall be final.

BIDDER VERIFICATION:

The identity of all bidders may be verified. Ford Brothers, Inc. reserves the right to reject any bidder registration or participation if there are concerns regarding the bidder’s eligibility, conduct, financial ability, or bidding history.

All bids are binding and irrevocable. Bid retractions are not permitted.

AUCTION BIDDER DEFAULT:

Default by Buyer: If the Buyer fails to comply with any of the terms and conditions of the auction, including but not limited to failure to pay the earnest money deposit, failure to execute the Contract for Sale of Real Estate, and/or failure to pay the balance of the purchase price on or before the closing date, the Buyer shall be deemed to be in default. Failure to complete the purchase shall constitute a material breach of the auction terms and the Contract for Sale of Real Estate.

Seller’s and Ford Brothers, Inc.’s Remedies: Upon default by the Buyer, the Seller and/or Ford Brothers, Inc. may elect, in their sole discretion, to pursue any one or more of the following remedies, in addition to any remedies otherwise available under Kentucky law:

TERMINATION & FORFEITURE OF EARNEST MONEY
Seller may terminate the Contract for Sale of Real Estate immediately upon written notice to Buyer. In such event, the entire earnest money deposit, including any supplemental deposits, shall be forfeited by Buyer and retained pursuant to the terms of the Contract for Sale of Real Estate and applicable Kentucky law. Buyer acknowledges and agrees that actual damages may be difficult to ascertain and that forfeiture of the earnest money deposit is a reasonable remedy and not a penalty.
RESALE OF PROPERTY
Seller and/or Ford Brothers, Inc. may resell the property by public auction, private sale, or any other method deemed appropriate. The defaulting Buyer shall be liable for any deficiency between the original purchase price, including the applicable buyer’s premium, and the resale price obtained, together with all costs, expenses, commissions, attorney fees, advertising expenses, employee labor expenses, and other damages incurred in connection with the resale and enforcement of the agreement.
SPECIFIC PERFORMANCE
Seller may pursue specific performance and require Buyer to complete the purchase and pay the full purchase price pursuant to the Contract for Sale of Real Estate.
AUCTION COMPANY DAMAGES & EXPENSES
Buyer shall remain liable to Ford Brothers, Inc. for all commissions, costs, and expenses incurred in connection with the auction and resale process, including but not limited to advertising costs, surveying costs, engineering costs, employee labor costs, administrative expenses, attorney fees, and any other auction-related expenses resulting from Buyer’s default.
SURVIVAL OF OBLIGATIONS
Buyer’s obligations for damages, costs, expenses, attorney fees, and deficiencies shall survive termination of the Contract for Sale of Real Estate and closing cancellation.
ATTORNEY FEES & COURT COSTS
In the event litigation or legal action is required due to Buyer’s default, Buyer shall be responsible for all court costs, attorney fees, litigation expenses, and collection costs incurred by Seller and/or Ford Brothers, Inc., to the extent permitted by Kentucky law.
GOVERNING LAW & VENUE
All disputes, claims, and legal proceedings arising out of the auction, bidding process, or Contract for Sale of Real Estate shall be governed by the laws of the Commonwealth of Kentucky. Venue for any litigation shall be exclusively in Pulaski Circuit Court, Pulaski County, Kentucky.
LOSS OF BIDDING PRIVILEGES
Any Buyer determined to be in default may, at the sole discretion of Ford Brothers, Inc., lose all bidding privileges for future Ford Brothers, Inc. auctions and affiliated MarkNet Alliance auctions.

AGENCY:

Ford Brothers, Inc., its agents, and representatives are acting solely as agents of the Seller.

Buyer and/or Bidder agrees to indemnify and hold harmless Ford Brothers, Inc., its agents, representatives, officers, employees, and Seller(s) from any and all claims, damages, liabilities, lawsuits, judgments, costs, expenses, or fees arising out of or related to the auction, bidding process, purchase transaction, property condition, access to property, or use of purchased property, to the extent permitted by Kentucky law.

CHANGES TO TERMS & CONDITIONS:

Ford Brothers, Inc. reserves the right to alter, modify, update, or amend these terms and conditions at any time prior to the auction by announcements, postings, or updated materials.

AUCTION COMPANY BIDDING:

Auction company employees, affiliates, owners, and/or the auction company may bid on and purchase auction items as permitted by Kentucky law.

FAIR HOUSING COMPLIANCE:

Ford Brothers, Inc. complies with all applicable federal and state fair housing laws.

AUCTIONEER / BROKER / SELLER DISCLAIMER:

The information contained herein is believed to be correct to the best of the Auctioneer’s knowledge but is not guaranteed. All information is provided for the bidder’s convenience, and it is the bidder’s responsibility to determine that all information is accurate and complete prior to bidding.

The property is selling in “AS IS, WHERE IS” condition with no warranties expressed or implied.

All auction terms, conditions, announcements, procedures, bidding activity, contracts, and related transactions shall be governed by and interpreted in accordance with the laws of the Commonwealth of Kentucky.

Announcements made on the day of the auction shall take precedence over all printed, online, or previously communicated material.

For additional information, contact Ford Brothers, Inc. Auctioneers at 606-679-2212.

Jim Edmonds, Auctioneer

LIVE REAL ESTATE AUCTION TERMS & CONDITIONSAUCTION PREMIUM:There will be a 10% Auction Premium added to the winning bid. The sum of the winning bid plus the Auction Premium shall constitute the total purchase price. Example: Bid Price of $100,000 plus $10,000 (10% Buyer’s Premium) equals a total purchase price of $110,000.REAL ESTATE TERMS:A deposit equal to twenty percent (20%) of the total purchase price shall be due as non-refundable earnest money on the day of the auction immediately following the conclusion of the sale in the form of cash, certified check, cashier’s check, or wire transfer. Credit cards will not be accepted for earnest money deposits.Successful bidder(s) shall be required to execute a Contract for Sale of Real Estate immediately following the conclusion of the auction.The balance of the purchase price shall be due at closing, with closing to occur within thirty (30) days of the auction date unless otherwise specified in the Contract for Sale of Real Estate. Purchaser shall be responsible for all wire transfer fees.This auction is a cash sale and is not contingent upon financing, appraisal, survey, or inspections of any kind, as agreed to by bidders prior to bidding and as specified in the Contract for Sale of Real Estate. Buyers may obtain financing if they choose; however, the buyer’s inability or failure to obtain financing shall not relieve the buyer of any contractual obligations or requirements of the sale.The earnest money deposit is non-refundable except as otherwise specifically provided by Kentucky law or the Contract for Sale of Real Estate. In the event the purchaser fails to close due to financing denial, lender requirements, changes in financial condition, inability to obtain financing, or any other purchaser-related issue, the purchaser shall be considered in default and the earnest money deposit may be retained pursuant to the terms of the Contract for Sale of Real Estate and applicable Kentucky law.Time is of the essence regarding all auction terms, conditions, contractual obligations, earnest money requirements, document execution requirements, and closing deadlines.Seller shall convey the property by General Warranty Deed with insurable title at closing.Possession shall be given at closing unless otherwise stated.REAL ESTATE TAXES & CLOSING COSTS:All real estate taxes shall be prorated to the date of closing. Purchaser shall pay all closing costs associated with the purchaser’s side of the transaction, including but not limited to recording fees, lender fees, loan costs, inspections, and financing-related expenses. Seller shall pay for deed preparation and deed tax unless otherwise stated.AS-IS / WHERE-IS CONDITION:All property is sold in “AS IS, WHERE IS” condition with no warranties or guarantees, expressed or implied. ALL SALES ARE FINAL.Property is available for inspection prior to the auction, and it is solely the bidder’s responsibility to determine condition, value, suitability, acreage, boundaries, easements, restrictions, access, and all other material characteristics prior to bidding.Bidder’s failure to inspect the property shall not constitute grounds for any claim, refund, adjustment, rescission, or cancellation of sale.All descriptions, photographs, maps, surveys, dimensions, acreage amounts, and information provided are believed to be accurate but are not guaranteed. Auctioneer makes no warranty or guarantee of any kind regarding condition, authenticity, suitability, boundaries, zoning, utility availability, acreage, access, or fitness for a particular purpose.Any acreage amounts, boundary lines, maps, survey references, dimensions, or advertised measurements are approximate and provided for informational purposes only. Final purchase price shall not be adjusted based upon surveyed acreage unless otherwise stated.The property shall be conveyed subject to any and all easements, restrictions, covenants, conditions, utility easements, road easements, rights-of-way, and matters of record.Ford Brothers, Inc. reserves the right to modify, change, remove, regroup, or withdraw any property, tract, lot, bidding increment, bidding format, or description prior to or during the auction process.AUCTIONEER AUTHORITY & DISPUTED BIDS:Ford Brothers, Inc. reserves the right to reject any bid, suspend bidding activity, revoke bidding privileges, remove any bidder, or deny participation at its sole discretion.In the event of a disputed bid, tie bid, clerking issue, bidding interruption, or other auction-related dispute, Ford Brothers, Inc. reserves the right to determine the successful bidder, reopen bidding, continue bidding, cancel bidding, remove any property, or resell any property at its sole discretion. All decisions of the Auctioneer shall be final.BIDDER VERIFICATION:The identity of all bidders may be verified. Ford Brothers, Inc. reserves the right to reject any bidder registration or participation if there are concerns regarding the bidder’s eligibility, conduct, financial ability, or bidding history.All bids are binding and irrevocable. Bid retractions are not permitted.AUCTION BIDDER DEFAULT:Default by Buyer: If the Buyer fails to comply with any of the terms and conditions of the auction, including but not limited to failure to pay the earnest money deposit, failure to execute the Contract for Sale of Real Estate, and/or failure to pay the balance of the purchase price on or before the closing date, the Buyer shall be deemed to be in default. Failure to complete the purchase shall constitute a material breach of the auction terms and the Contract for Sale of Real Estate.Seller’s and Ford Brothers, Inc.’s Remedies: Upon default by the Buyer, the Seller and/or Ford Brothers, Inc. may elect, in their sole discretion, to pursue any one or more of the following remedies, in addition to any remedies otherwise available under Kentucky law:<ol><li>TERMINATION & FORFEITURE OF EARNEST MONEY Seller may terminate the Contract for Sale of Real Estate immediately upon written notice to Buyer. In such event, the entire earnest money deposit, including any supplemental deposits, shall be forfeited by Buyer and retained pursuant to the terms of the Contract for Sale of Real Estate and applicable Kentucky law. Buyer acknowledges and agrees that actual damages may be difficult to ascertain and that forfeiture of the earnest money deposit is a reasonable remedy and not a penalty.</li><li>RESALE OF PROPERTY Seller and/or Ford Brothers, Inc. may resell the property by public auction, private sale, or any other method deemed appropriate. The defaulting Buyer shall be liable for any deficiency between the original purchase price, including the applicable buyer’s premium, and the resale price obtained, together with all costs, expenses, commissions, attorney fees, advertising expenses, employee labor expenses, and other damages incurred in connection with the resale and enforcement of the agreement.</li><li>SPECIFIC PERFORMANCE Seller may pursue specific performance and require Buyer to complete the purchase and pay the full purchase price pursuant to the Contract for Sale of Real Estate.</li><li>AUCTION COMPANY DAMAGES & EXPENSES Buyer shall remain liable to Ford Brothers, Inc. for all commissions, costs, and expenses incurred in connection with the auction and resale process, including but not limited to advertising costs, surveying costs, engineering costs, employee labor costs, administrative expenses, attorney fees, and any other auction-related expenses resulting from Buyer’s default.</li><li>SURVIVAL OF OBLIGATIONS Buyer’s obligations for damages, costs, expenses, attorney fees, and deficiencies shall survive termination of the Contract for Sale of Real Estate and closing cancellation.</li><li>ATTORNEY FEES & COURT COSTS In the event litigation or legal action is required due to Buyer’s default, Buyer shall be responsible for all court costs, attorney fees, litigation expenses, and collection costs incurred by Seller and/or Ford Brothers, Inc., to the extent permitted by Kentucky law.</li><li>GOVERNING LAW & VENUE All disputes, claims, and legal proceedings arising out of the auction, bidding process, or Contract for Sale of Real Estate shall be governed by the laws of the Commonwealth of Kentucky. Venue for any litigation shall be exclusively in Pulaski Circuit Court, Pulaski County, Kentucky.</li><li>LOSS OF BIDDING PRIVILEGES Any Buyer determined to be in default may, at the sole discretion of Ford Brothers, Inc., lose all bidding privileges for future Ford Brothers, Inc. auctions and affiliated MarkNet Alliance auctions.</li></ol>AGENCY:Ford Brothers, Inc., its agents, and representatives are acting solely as agents of the Seller.Buyer and/or Bidder agrees to indemnify and hold harmless Ford Brothers, Inc., its agents, representatives, officers, employees, and Seller(s) from any and all claims, damages, liabilities, lawsuits, judgments, costs, expenses, or fees arising out of or related to the auction, bidding process, purchase transaction, property condition, access to property, or use of purchased property, to the extent permitted by Kentucky law.CHANGES TO TERMS & CONDITIONS:Ford Brothers, Inc. reserves the right to alter, modify, update, or amend these terms and conditions at any time prior to the auction by announcements, postings, or updated materials.AUCTION COMPANY BIDDING:Auction company employees, affiliates, owners, and/or the auction company may bid on and purchase auction items as permitted by Kentucky law.FAIR HOUSING COMPLIANCE:Ford Brothers, Inc. complies with all applicable federal and state fair housing laws.AUCTIONEER / BROKER / SELLER DISCLAIMER:The information contained herein is believed to be correct to the best of the Auctioneer’s knowledge but is not guaranteed. All information is provided for the bidder’s convenience, and it is the bidder’s responsibility to determine that all information is accurate and complete prior to bidding.The property is selling in “AS IS, WHERE IS” condition with no warranties expressed or implied.All auction terms, conditions, announcements, procedures, bidding activity, contracts, and related transactions shall be governed by and interpreted in accordance with the laws of the Commonwealth of Kentucky.Announcements made on the day of the auction shall take precedence over all printed, online, or previously communicated material.For additional information, contact Ford Brothers, Inc. Auctioneers at 606-679-2212.Jim Edmonds, Auctioneer