94 +/- Acres of Farm Land & Timber
Lot Number: 1
Time Remaining: 21d 17h 53m
Starting Bid:$1,000.00
Start Time: 07/17/2026 08:00 AM Central
End Time: 08/08/2026 10:30 AM Central
Location: 2099 Patty Rdg Rd, Dunnville, KY 42528
Discover an exceptional opportunity to own approximately 94 acres of beautiful Kentucky farmland and timber with endless possibilities. This unique property features a long, narrow layout with access from Pattie Ridge Road and is enhanced by Turkey Fork, a creek that runs the length of the farm, providing a natural water source and adding to the property's scenic appeal. The open fields offer excellent potential for hay production, cattle, livestock, row crops, or other agricultural uses, while the wooded areas provide privacy, natural beauty, and outstanding recreational opportunities. During our inspection of the property, numerous types of wildlife were seen throughout the farm, making it an excellent choice for hunting, outdoor recreation, or a private getaway.
94 +/- Acres of Timber & Farmland at Absolute Live/Online Auction
Saturday, August 8th, 2026 at 10:30AM CT
Pattie Ridge Road Dunnville, Kentucky
Discover an exceptional opportunity to own approximately 94 acres of beautiful Kentucky farmland and timber with endless possibilities. This unique property features a long, narrow layout with access from Pattie Ridge Road and is enhanced by Turkey Fork, a creek that runs the length of the farm, providing a natural water source and adding to the property's scenic appeal. The open fields offer excellent potential for hay production, cattle, livestock, row crops, or other agricultural uses, while the wooded areas provide privacy, natural beauty, and outstanding recreational opportunities. During our inspection of the property, numerous types of wildlife were seen throughout the farm, making it an excellent choice for hunting, outdoor recreation, or a private getaway.
Adding even more flexibility, the timber will also be offered as a separate tract, allowing buyers the opportunity to purchase the standing timber independently or acquire the entire farm. While the timber acreage has not been determined, the successful timber buyer will have up to 12 months to harvest and remove the timber in accordance with the auction terms. Whether you're an investor, farmer, hunter, timber buyer, or outdoor enthusiast, this auction presents a rare opportunity to purchase quality farmland, valuable timber, or both through the competitive auction process.
LIVE & ONLINE MULTI-PARCEL REAL ESTATE AUCTION TERMS & CONDITIONS
SPECIAL NOTES/TERMS:
TIMBER PURCHASE TERMS: The standing timber located on the Property is being offered as a separate auction tract from the underlying real estate. The successful Purchaser of the Timber Tract shall acquire only the timber rights specifically conveyed by the deed or timber conveyance and shall not acquire ownership of the underlying real estate.
The successful Purchaser of the Timber Tract shall have twelve (12) months from the date of closing to cut, remove, and transport all purchased timber from the Property. Upon expiration of the twelve (12) month removal period, any timber remaining on the Property shall automatically revert to the owner of the real estate without compensation or reimbursement to the Timber Purchaser, unless otherwise agreed to in writing by the Seller.
The Timber Purchaser shall be solely responsible for all logging operations, labor, equipment, transportation, permits, insurance, restoration, and compliance with all applicable federal, state, and local laws and regulations. All logging activities shall be conducted in a safe and workmanlike manner, and the Timber Purchaser shall be responsible for any damage caused to fences, roads, gates, utilities, improvements, streams, drainage structures, or adjoining property resulting from logging operations.
The Timber Purchaser shall indemnify and hold harmless the Seller and Ford Brothers, Inc. Auctioneers from any claims, damages, liabilities, losses, costs, or expenses arising out of or relating to the cutting, removal, transportation, or harvesting of the timber.
If the same Purchaser purchases both the Real Estate Tract and the Timber Tract, the timber rights and real estate shall merge under common ownership. In such event, the twelve (12) month timber removal period and all timber harvesting restrictions contained herein shall be deemed waived, and the Purchaser may manage, harvest, or retain the timber at his or her sole discretion as the owner of both the land and the timber.
The Purchaser is encouraged to inspect the Property prior to bidding and independently determine the quantity, quality, species, merchantability, and value of the timber. Neither the Seller nor the Auctioneer makes any representation or warranty regarding the volume, quality, species, board footage, marketability, or value of the timber being offered for sale.
The Timber Purchaser shall have the right of reasonable ingress and egress across the Property solely for the purpose of harvesting and removing the purchased timber during the twelve (12) month removal period. Such access shall be exercised in a reasonable manner and only as necessary to complete the timber harvest. Upon completion of harvesting operations, the Timber Purchaser shall remove all logging equipment and debris associated with the harvesting operation and leave all gates in the condition in which they were found.
Boundary by Deed: This property is being offered and conveyed by its existing deed description. No survey has been performed for this auction, and no survey will be provided by the Seller. The exact boundary lines, dimensions, and acreage have not been verified. Any acreage referenced is believed to be approximate and is not guaranteed. Bidders are encouraged to conduct their own due diligence regarding the property's boundaries, dimensions, and acreage prior to bidding.
Bidding Increments: All bidding for this auction shall be conducted in minimum bid increments of One Thousand Dollars ($1,000.00), unless otherwise announced by the Auctioneer.
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.
EARNEST MONEY:
A deposit equal to twenty percent (10%) of the total purchase price shall be due as non-refundable earnest money.
Successful in-person/live bidders shall be required to provide the earnest money deposit on the day of the auction immediately following the conclusion of the sale.
Successful online bidders shall be required to submit the earnest money deposit within forty-eight (48) business hours following the conclusion of the auction in the form of a certified check, cash, or wire transfer.
Business hours shall exclude weekends and federal holidays. Successful bidders are expected to communicate promptly with Ford Brothers, Inc. following the auction regarding contract execution and earnest money delivery. Failure to communicate or cooperate with Ford Brothers, Inc. regarding earnest money and contract requirements may be considered evidence of default.
Credit cards will not be accepted for earnest money deposits.
The balance of the purchase price shall be due at closing, with closing to occur within forty five (45) days of the auction unless otherwise specified in the Contract for Sale of Real Estate. Purchaser shall be responsible for all wire transfer fees.
MULTI-PARCEL AUCTION:
The property will be offered in tracts utilizing the Multi-Parcel Auction Method and selling in the manner that reflects the highest value and best return for the Seller(s). This method provides prospective buyers the opportunity to purchase individual tracts, combinations of tracts, or the property as a whole, subject to the auction format being utilized.
Ford Brothers, Inc. reserves the right to determine bidding increments, bidding order, grouping of tracts, opening or closing combinations, regrouping of tracts, method of sale, and the final manner in which the property is sold.
Ford Brothers, Inc. further reserves the right to open or close combinations, suspend combination bidding, alter bidding sequences, regroup tracts, or otherwise modify the Multi-Parcel bidding format as necessary to facilitate the auction process and maximize value for the Seller.
All decisions of the Auctioneer regarding the conduct of the Multi-Parcel Auction shall be final.
MULTI-PARCEL SOFTWARE DISCLAIMER:
Buyers acknowledge that the Multi-Parcel Auction software automatically calculates tract values, combination values, high bids, and bidding positions throughout the auction process. Ford Brothers, Inc. shall not be responsible for bidder misunderstanding of tract values, combination values, bidding positions, software calculations, or the manner in which the software displays bidding information.
It is the sole responsibility of each bidder to monitor bidding activity and understand the bidding status of individual tracts and combinations throughout the auction.
MULTI-PARCEL SIMULCAST LIVE & ONLINE AUCTION INSTRUCTIONS:
Ford Brothers, Inc. Multi-Parcel Auctions are live auctions with online bidding available in real time. Time is of the essence.
To participate online, bidders must proceed to the auction catalog and place bids on individual tracts until combination bidding has been enabled. Once combination bidding is enabled, bidders may bid on approved combinations of tracts as permitted by the auction software.
If you intend to purchase a combination of tracts, bidders should understand that they may become the high bidder on an individual tract at any point during the auction process. Please carefully monitor bidding activity and auction announcements throughout the auction.
There is not a maximum bid feature available through the Multi-Parcel Simulcast Auction Platform. Numerous announcements and warnings are provided throughout the auction process to provide fair notice regarding bidding status and auction closing activity. Bidders are encouraged to place bids in a timely manner.
Please review all announcements, messages, and instructions from the Auctioneer and software auctioneer during the auction. If you have questions regarding the Multi-Parcel Simulcast bidding process, contact Ford Brothers, Inc. Auctioneers at 606-679-2212 prior to bidding.
REAL ESTATE TERMS:
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.
Successful bidder(s) shall be required to execute a Contract for Sale of Real Estate immediately following the auction. Online bidders shall execute all required documents within forty-eight (48) business hours following the conclusion of the auction.
Electronic signatures, emailed documents, electronically transmitted signatures, and digital acknowledgements shall be deemed valid and binding to the same extent as original signatures pursuant to applicable Kentucky law.
ELECTRONIC COMMUNICATIONS:
Buyer agrees that email, text message, electronic notification, electronic document delivery, and electronic signature platforms may be utilized by Ford Brothers, Inc. and shall constitute valid methods of communication regarding the auction, contract execution, earnest money requirements, closing coordination, and related transaction matters.
Seller shall convey the property by General Warranty Deed with insurable title at closing.
Possession shall be given at closing 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.
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.
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.
SERVER, SOFTWARE & INTERNET ISSUES:
In the event of technical difficulties related to the server, software, internet connectivity, mobile devices, computers, streaming delays, clerking errors, bidding latency, or any other online auction-related technologies, Ford Brothers, Inc. reserves the right to extend bidding, continue bidding, reopen bidding, close bidding, cancel bidding, suspend combination bidding, alter bidding sequence, or otherwise modify the auction process as necessary.
Neither the company providing the software nor Ford Brothers, Inc. shall be held responsible for missed bids, delayed bids, failed bids, internet outages, software malfunctions, bidder device malfunctions, streaming interruptions, clerking errors, bidding latency, or loss of connectivity for any reason.
Ford Brothers, Inc. reserves the right to reject any bid, suspend bidding activity, revoke bidding privileges, remove any bidder, or deny access to the auction platform at its sole discretion.
In the event of a disputed bid, tie bid, bidding interruption, clerking issue, lotting issue, internet delay, software issue, 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, alter combinations, or resell any property at its sole discretion. All decisions of the Auctioneer shall be final.
BIDDER RESPONSIBILITY:
It is the sole responsibility of each bidder to read, understand, and comply with all auction terms and conditions, announcements, contracts, bidding procedures, auction instructions, and bidding formats prior to bidding. Failure to understand or comply with auction procedures shall not relieve a bidder of any obligations resulting from bidding activity or the purchase of property.
BIDDER VERIFICATION:
The identity of all bidders may be verified. Bidding rights are provisional, and Ford Brothers, Inc. reserves the right to reject any bidder registration if complete verification is not possible or 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 this 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 full 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 Conditions 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.
GOVERNING LAW & VENUE:
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.
Any dispute between Ford Brothers, Inc., its agents, representatives, Seller(s), and/or Buyer(s) shall be brought exclusively in Pulaski Circuit Court, Pulaski County, Kentucky.
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.
FAIR HOUSING COMPLIANCE:
Ford Brothers, Inc. complies with all applicable federal and state fair housing laws.
DISCLAIMER & ABSENCE OF WARRANTIES:
All information contained in brochures, advertisements, websites, surveys, maps, plats, aerial photographs, tax records, and other materials is believed to be accurate but is not guaranteed.
The property is being sold in "AS IS, WHERE IS" condition with no warranties or representations, expressed or implied, made by the Seller or Ford Brothers, Inc.
Each bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence prior to bidding.
Announcements made on the day of the auction, whether orally, electronically, or in writing, shall take precedence over all previously printed, published, or distributed materials.
For additional information, contact Ford Brothers, Inc. Auctioneers at 606-679-2212.
Karl David Reynolds, Auctioneer
Tyler Mounce, Auctioneer