TRACT #1: 27.5 +/- AC & 1400' SF 3BR/1BA RANCH-STYLE FARMHOUSE
Lot Number: 1
Time Remaining: 34d 18h 58m
Starting Bid:$100,000.00
Start Time: 06/04/2026 12:00 PM Eastern
End Time: 09/02/2026 02:00 PM Eastern
Location: 3104 High Jackson Road, Charlestown, IN 47111
TRACT #1: Includes 27.5 +/- acres & ranch-style farmhouse; 750’ +/- frontage on High Jackson Road; per FSA records 16.9 +/- tillable acres (2026 crop-soybeans); 10.5 +/- acres open/pasture ground; includes access to public sanitary sewer easement; subject to a 50’ access & utility easement along west boundary with 120’ tapered access entrance from High Jackson Road serving Tracts #1, #2, #3, #4, #5, & #6; includes creek frontage along Pleasant Run Creek at the SE corner; & adjoins Tracts #2 & #6.
HOUSE FEATURES (TRACT #1): 1935 built; 1400 +/- SF single-story ranch-style farmhouse; 3BR/1BA; concrete block foundation; asphalt-shingle roof; rear walkout wooden deck; covered front concrete porch; gravel drive; & in need of minor updates and repairs. Mechanicals: LP forced air furnace (LP tank-owned); central A/C; & electric water heater.
123 +/- ACRE CHARLESTOWN LAND AUCTION
PRIME CLARK COUNTY LAND – SEWER AVAILABLE
6 TRACTS RANGING FROM 7 to 36 ACRES
IDEAL DEVELOPMENT - UTILITIES AVAILABLE
PREMIUM HOMESITES - ESTATE TYPE HOMES
1470’ +/- FRONTAGE ON HIGH JACKSON ROAD
ONLINE ONLY - ENDS SEPT 2 @ 2PM
ADDRESS: 3104 High Jackson Road, Charlestown, IN 47111
LOCATION: Just minutes south of Charlestown & East End Ohio River Bridge!
COMBINATION BIDDING WILL OPEN AUG 26
A bidding center will be available in our Corydon Showroom on Sept 2. If you plan to attend, please call 812-738-9476 for an appt.
REAL ESTATE INFO: RARE & EXCLUSIVE opportunity for prime Clark County land lying just outside, but adjacent to, Charlestown city limits!! This property has ULTIMATE POTENTIAL! Situated in one of Clark County’s most rapidly growing and highly sought-after corridors this premium ground represents unmatched opportunity for visionaries, investors, and builders alike! Tract #1 (27.5 +/- ac) is the perfect anchor parcel for an estate type home or development. Tract #2 (35.7 +/- ac) offers heavyweight acreage with incredible potential for development, sprawling private estates, or agricultural holdings. Tracts #3-#6 (7.1 +/- to 36.1 +/- ac) are the absolute "sweet spots" for premium home sites including high-demand parcel sizes perfect for luxury custom builds or mini-farms. Tracts may be bid on separately or in combinations of your choice via our Ultimate Choice bidding platform! Whether you're looking to establish a high-end residential enclave, capture the growing demand for prime country acreage, or secure a footprint in a booming area, THE MOMENTUM STARTS HERE!
TRACT #1: Includes 27.5 +/- acres & ranch-style farmhouse; 750’ +/- frontage on High Jackson Road; per FSA records 16.9 +/- tillable acres (2026 crop-soybeans); 10.5 +/- acres open/pasture ground; includes access to public sanitary sewer easement; subject to a 50’ access & utility easement along west boundary with 120’ tapered access entrance from High Jackson Road serving Tracts #1, #2, #3, #4, #5, & #6; includes creek frontage along Pleasant Run Creek at the SE corner; & adjoins Tracts #2 & #6.
HOUSE FEATURES (TRACT #1): 1935 built; 1400 +/- SF single-story ranch-style farmhouse; 3BR/1BA; concrete block foundation; asphalt-shingle roof; rear walkout wooden deck; covered front concrete porch; gravel drive; & in need of minor updates and repairs. Mechanicals: LP forced air furnace (LP tank-owned); central A/C; & electric water heater.
TRACT #2: Includes 35.7 +/- acres; 720’ +/- frontage on High Jackson Road; per FSA records 23 +/- tillable acres; currently all open/pasture; includes two 1930-built barns w/covered feeding alley (all in need of major repairs or removal); includes access to public sanitary sewer easement; subject to a 50’ access & utility easement serving Tracts #1, #2, #3, #4, #5, & #6; & adjoins Tracts #1 & #6.
TRACT #3: Includes 7.5 +/- acres; per FSA records mostly all tillable (2026 crop-soybeans); includes access via a 50’ access & utility easement across Tracts #1, #2, & #5; also includes a 20’ x 700’ driveway and utility easement for occasional and seasonal use by agricultural equipment over the existing asphalt driveway on east property adjoiner; electric and public water available; includes access to public sanitary sewer easement; subject to access & utility easements along east & south boundary lines serving Tracts #4 & #5; & adjoins Tracts #4 & #5.
TRACT #4: Includes 7.1 +/- acres; per FSA records mostly all tillable (2026 crop-soybeans); includes access via a 50’ access & utility easement across Tracts #1, #2, #3 & #5; also includes a 20’ x 700’ driveway and utility easement for occasional and seasonal use by agricultural equipment over the existing asphalt driveway on east property adjoiner to Tract #3; electric and public water available; includes access to public sanitary sewer easement; & adjoins Tracts #3 & #5.
TRACT #5: Includes 9.2 +/- acres; per FSA records mostly all tillable; currently all open/pasture; includes access via a 50’ access & utility easement across Tracts #1 & #2; also includes a 20’ x 700’ driveway and utility easement for occasional and seasonal use by agricultural equipment over the existing asphalt driveway on east property adjoiner; electric and public water available; includes access to public sanitary sewer easement; subject to Centerpoint Energy gas easement (see Documents section for copy); & adjoins Tracts #2, #3, & #4.
TRACT #6: Includes 36.1 +/- acres; per FSA records 25.52 +/- tillable; currently all open/pasture; includes Pleasant Run Creek along north boundary line; includes access via a 50’ access & utility easement across Tracts #1 & #2; electric and public water available; includes access to public sanitary sewer easement; & adjoins Tracts #1 & #2.
EASEMENTS & MAINTENANCE AGREEMENTS: Details coming soon!
UTILITY PROVIDERS: Sewer-City of Jeffersonville; Electric-Clark County REMC; Water-Watson Water; Natural Gas-Centerpoint; Internet: AT&T Internet Air
COVENANTS & RESTRICTIONS: All tracts are subject to Declaration of Covenants and Restrictions dated June 16, 1994. See Documents section for copy.
FLOODPLAIN: Part of Tracts #1, #2, #5 & #6 are in a floodplain. See Documents section for copy of flood map.
INSPECTION/OPEN HOUSE: Wed Aug 26 12-2 PM or by appointment.
POSSESSION/CLOSING INFO: Tracts #1, #3, #4 sell subject to Fall harvest rights on tillable acreage, all income will be paid to Seller. Tracts #1, #2, #5, #6 sell subject to Dec 1, 2026 possession due to livestock pasture usage. NOTE: all existing cattle/livestock equipment is not included with the real estate. Buyer to pay all closing fees except deed preparation.
CREEK FRONTAGE: Some of the tracts include, border, or are accessed across Pleasant Run Creek. Any construction on or near the creek must be approved by and in conjunction with IDEM/DNR. Follow this link for more information: https://www.in.gov/waterways/
ULTIMATE CHOICE BIDDING SYSTEM: The “Ultimate Choice” bidding system allows someone to bid on individual tracts or a combination of tracts throughout the auction. This auction system DOES NOT include a maximum bid feature; the price will increase to the bid amount that is entered for both individual tract bids and combination bids. Any posted bid is considered active and could be back in winning position any time during the auction due to different combinations being offered. Combination bidding will be allowed as of Noon on August 26. The final auction price will be determined by the combination which realizes the highest bid. If you have any questions about this system, please do not hesitate to contact our office to discuss.
SCHOOLS: Greater Clark County Schools
GAS/MINERAL RIGHTS: All oil and gas and/or mineral rights (if any) owned by the Sellers will be conveyed to the Buyer(s) at closing. Tract 4 is subject to a gas easement to Centerpoint Energy.
PROPERTY TOUR (includes INTERACTIVE MAP): Check out our new Property Tour below designed to guide you through key points of interest pertaining to the real estate. View a 3D spin of the property, topography, water features, soils, land use, utilities, & more.
ZONING: Details to follow!
CURRENT PARCEL ID: Tract #1 is part of parent parcel 10-03-09-300-170.000-003 & also includes all of parcel number 10-03-09-300-306.000-003; Tract #2 is part of parent parcel 10-03-09-300-170.000-003; Tracts #3, #4, & #5 are all part of 10-03-09-300-173.000-003; & Tract #6 is part of parent parcel 10-03-09-300-170.000-003.
LEGAL DESCRIPTIONS: See Documents section for copy of Auction Plat map. All tracts are situated in Survey #93 of the Illinois Grant, Charlestown Township.
PROPERTY TAXES: Charlestown Township. 2025 payable in 2026 property tax bills; Parcel #10-03-09-300-173.000-003, $354.54 per semi-annual installment; #10-03-09-300-306.000-003, $1,294.17 per semi-annual installment; & #10-03-09-300-170.000-003, $1,384.08 per semi-annual installment. Current taxes are based upon parent parcel assessments and include seller’s deductions (if any). Property tax amounts may increase or decrease upon transfer and reassessment. Seller will pay the 2025 due in 2026 tax bills; buyer will receive a credit for seller’s share of the 2026 due in 2027 tax bills as computed and pro-rated to the day of closing.
DIRECTIONS: From I-265 & IN-62 intersection, north on IN-62 2.5 miles, left (NW) onto Stacy Rd 2.4 miles, right (NE) on High Jackson Rd to site.
OWNER: Galligan Family
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<br>PLEASE READ AND REVIEW THE TERMS THOROUGHLY PRIOR TO BIDDING.
<br>IF YOU HAVE NOT READ AND UNDERSTAND THESE TERMS, PLEASE DO NOT BID. BY BIDDING ON THIS AUCTION, BUYER AGREES TO ALL TERMS AND CONDITIONS SET FORTH AND ENTERS INTO A CONTRACTUAL AGREEMENT TO PURCHASE THE ITEMS(S) UNDER THE FOLLOWING TERMS AND CONDITIONS:
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<br>1. Conditions of Sale: This online only auction is selling subject to owner’s confirmation and is 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 Agreement to Purchase Real Estate. Buyer acknowledges they are buying property “as-is”, “where-is”, without inspections or contingencies. Buyer(s) will rely on his/her own judgment and inspection. By signing an offer, Buyer(s) will be waiving the 10-day lead based paint test.
<br><p><br></p>2. Closing Info: A Buyer’s Premium of 10% is added to the high bid. Please take this into consideration when bidding. At the close of the auction, the successful Bidder will be emailed an Agreement to Purchase Contract to be executed and returned to Beckort Auctions, LLC within twenty-four (24) hours of the completion of the auction along with 10% deposit of the total contract price. The entirety of the remaining balance is due at closing on or before Thirty (30) days from Auction Day. Purchaser will be responsible for all wire transfers. Per the Contract, time is of the essence; you should proceed to closing within Thirty (30) days. Buyer(s) shall pay all costs of closing with exception of deed preparation paid by Seller. Possession shall be given to the successful Buyer(s) at closing.
<br><p><br></p>3. Lead Based Paint Disclosure: Buyers of any interest in residential real property with a residential dwelling built prior to 1978 are notified that such property may present exposure to lead from lead-based paint. The Seller(s) of such property is required to provide the Buyer(s) with any information on lead-based paint hazards from risk assessments or inspections while in the Seller(s) possession and notify the Buyer(s) of any unknown lead-based paint hazards. Any inspections and assessments for the presence of lead-based paint and/or hazards by a buyer(s) must be made prior to auction; otherwise, buyer(s) waives the 10-day opportunity to conduct such risk assessment/inspection and shall acknowledge receipt of lead-based paint disclosure form.
<br><p><br></p>4. Liquidated Damages: Successful Bidders not executing and returning their Contract with Earnest Money deposit within Forty Eight (48) hours of the conclusion of the auction will be considered in default. If your closing is delayed for any reason, by you, as purchaser, or other parties working on your behalf, including any lender you involve, you may be declared in breach of this contract, forfeit all deposits made and could additionally be liable for any and all costs incurred by Seller and Beckort Auctions, LLC incurred in a subsequent resale of the property. If such action occurs, Beckort Auctions LLC hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement. These liquidated damages do not restrict the seller from suing the buyer for performance damages and/or any additional damages the seller suffers by the default of the buyer.
<br><p><br></p>5. Other Conditions: Buyer(s) must be prepared to make a cash offer. There are no contingencies to this sale (i.e., financing, appraisal, repairs, or inspections). Therefore, you should be pre-qualified by a lender prior to bidding if you require financing. This property is being sold for cash “as-is, where-is” with a closing deadline.
<br>Beckort Auctions, LLC reserves the right to remove or cancel the bids and or bidding rights and privileges of any party at any time deemed not to be in the best interest of the seller. The identity of all bidders will be verified, bidding rights are provisional, and if complete verification is not possible, Beckort Auctions LLC will reject the registration, and bidding activity will be terminated.
<br>All Beckort Auctions, LLC Online Only Real Estate Auctions are timed events that have an auto-extend feature. Any bid placed within 10 minutes of the auction ending will automatically extend the auction for 10 minutes from the time the bid is placed. Example: If an auction scheduled to end at 6:00 p.m. receives a bid at 5:59 p.m., the close time of the auction automatically extends to 6:10 p.m. The auto-extend feature remains active until no further bids are received within the 10 minute time frame.
<br><p><br></p>6. Real Estate Brokerage Services Disclosure: Beckort Auctions LLC and their representatives are Exclusive Agents of the Seller(s). We do not represent the buyer(s) in any manner and we must be completely loyal and faithful to our client. Beckort Auctions LLC has an exclusive right to sell listing for this transaction. All negotiations must be conducted through Beckort Auctions LLC.
<br><p><br></p>7. Beckort Auctions LLC Involvement in this Contract: The seller and buyer hereby agree that Beckort Auctions LLC is a part of this contract and shall receive compensation as stated in the agreement hereto or as stated in the listing agreement hereby made a part of.
<br><p><br></p>8. Restrictions: Real Estate is sold subject to any and all existing matter of record, and all easements, building use or zoning laws and regulations. Taxes and assessments will be pro-rated to the closing date.
<br><p><br></p>9. Additional Auction Information: All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal on-site inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public information such as easements, restrictions, zoning, right-of-ways, or any other information that can be obtained as public record in the appropriate county court house concerning subject properties.
<br><p><br></p>10. Bidder Verification: Bidding rights are provisional, and if identity verification is questionable, Beckort Auctions has the right to reject the registration, and bidding activity will be terminated. The Seller and Beckort Auctions reserve the right to preclude any person from bidding if there is any question as to the person’s credential as they are responsible for ANY and ALL activity involving their account. When using the web site you must obey any and all local state and federal laws. Violations will result in termination of web site use privileges.
<br><p><br></p>11. Technical Issues: In the event there are technical difficulties related to the server, software, internet or any other online auction-related technologies, Beckort Auctions, LLC reserves the right to extend bidding, continue the bidding or close the bidding. Neither the company providing the software, nor Beckort Auctions, LLC, shall be held responsible for the failure of the software to function properly for any reason.
<br><p><br></p>YOUR BID ON THIS AUCTION INDICATES BOTH AN UNDERSTANDING AND AN ACCEPTANCE OF THE TERMS OF THIS CONTRACTUAL AGREEMENT BETWEEN YOURSELF AND BOTH THE SELLER AND BECKORT AUCTIONS AND THAT YOU, AS THE BIDDER, ARE PREPARED TO PURCHASE THE PROPERTY UNDER THE TERMS AND CONDITIONS OF THIS AUCTION.
<br>REVISED 02/12/2019
<br>BECKORT AUCTIONS, LLC - 1743 HIGHWAY 135 SW - CORYDON, IN 47112 - 812-738-9476 - WWW.BECKORTAUCTIONS.COM