15-Acre Mini-Farm Oasis on Duck River with Country Charm
1250 Lower Shipps Bend Road - Centerville, TN
Discover the ideal blend of scenic beauty, rural living, and updated conveniences at this 15-acre mini-farm nestled along the picturesque Duck River in Middle Tennessee. Previously home to alpacas, chickens, and donkeys, this property offers a unique opportunity for homesteaders, hobby farmers, or anyone seeking a serene escape with endless potential.
Property Highlights:
- Kitchen & Interior Renovations: Step into the heart of the home and be greeted by a beautifully remodeled kitchen, equipped with new quartz countertops and a sleek stainless sink that add elegance and durability. The cabinets have been carefully refinished and updated with modern hardware, complementing the matching stainless steel appliances to create a fresh, cohesive look. This thoughtfully designed kitchen provides both the style and functionality every home chef will appreciate.
- New Flooring Throughout: The entire home has been updated with new flooring and plush carpet, ensuring comfort in every room. This inviting atmosphere is perfect for relaxing after a day spent outdoors, adding a warm and modern feel that seamlessly complements the property's rustic charm.
- Generac Guardian 24kW Generator: Installed in 2021, this top-of-the-line generator offers peace of mind with dependable backup power. Regular maintenance keeps it in excellent condition, making sure your homestead remains powered through all seasons.
- Detached Studio for Office or Hobbies: A separate, detached studio provides the perfect space for working from home, creative projects, or hobbies. Organized and versatile, this studio is a blank canvas to suit your needs—whether it’s an artist’s retreat, a business office, or a craftsman’s workshop.
Outdoor Features:
- Rich Agricultural History: Once home to alpacas, chickens, and donkeys, this mini-farm is already set up for anyone eager to start or continue with small-scale farming. The property offers ample space for additional animals, gardens, or other agricultural ventures.
- Duck River Access: With direct access to the scenic Duck River, you’ll have the perfect setting for fishing, kayaking, and peaceful riverside walks. This riverfront location not only provides beautiful views but also opportunities to immerse yourself in nature, all from the comfort of your own property.
- Endless Potential for Expansion: Whether you're looking to expand the existing farm, create a self-sustaining homestead, or simply enjoy the wide-open spaces, this property offers the flexibility to customize and grow with your vision.
Located in Middle Tennessee, this mini-farm combines rural tranquility with the convenience of nearby amenities, offering an idyllic retreat for those who value privacy, nature, and modern amenities. Don’t miss the opportunity to own this unique property where the charm of country living meets the comforts of home.
House Room Sizes
Living Room 17.5 x 14
Kitchen / Dining Room 17.5 x 12
Bedroom One: 12 x 12
Bedroom Two: 13 x 10
Bedroom Three: 10.5 x 10
Utility Room: 12 x 5.5
Hallway 25 x 3.5
Patio 15 x 12
Detached Studio / She Shed
Open Floor Plan - 21 x 15.5
Metal Barn
30 x 24 and 30 x 20 Lean To Shed
Open Shed
Pole Barn Style - 36 x 14 (Mostly Concrete Floor)
Storm Shelter
Detached In Ground Shelter - 12 x 6
OPEN HOUSE Sunday - November 24th - 2-4pm
Auction Agent: Heath Curfman - (931) 628-2985
10% Buyers Premium added to the bid to determine
the final purchase amount.
PROCEDURE: Online Auction / Online Bidding Only. The property will be sold per the tax record - 1250 Lower Shipps Bend Road, Centerville, TN - Map 121 Parcel 026.00 - 15.46-acre property with single family house with multiple farm structures (Hickman County Assessor's Offce).
"Starts to Close at 6:00pm CST" - All online auctions have a posted date and time. The time provided should not be considered a HARD CLOSE. We do not employ a Hard Close; we use a Soft Close method of bidding countdown, for purposes of extended bidding.
Extended Bidding means the capability of the online auction platform to be programmed to extend the closing time of each lot automatically by a pre-determined time (by 2 minutes for instance) as long as there is still bidding activity until all bids have been placed. “Auto extend” has the same meaning as “extended bidding”. This process is seen quite often during online personal property auctions; we also employ this same process during online real estate auctions.
Why does Hudgins Auctions use “Extended Bidding”… Fairness to all bidders! Essentially, it is a built-in function that adds a time extension after a bid has been placed within the final two minutes of the countdown timer. This extended bidding feature is to ensure that the process is fair for all bidders. A similar process is used in live auctions, where bidding continues as long as participants choose to place additional bids. In our live auctions, we often give fair warning, count down, etc. to allow all bidders opportunity to bid. Should a bid be submitted during this “extended countdown”, the bidding always continues until a last and final bid is achieved. The online bidding format has been designed to emulate the live auction – Fairness to all bidders!
SOLD & NO SALE: This is a Reserve Auction; Seller reserves the right to accept or reject the high bid.
DOWN PAYMENT: A 10% down payment of the total contract purchase price will be due immediately after being declared the buyer. The down payment may be paid in the form of personal check, business check, or cashier's check. The balance of the contract purchase price is due in cash at closing within 30 days.
YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING.
ACCEPTANCE OF BID PRICES: The successful bidder will sign a purchase agreement immediately following the close of online bidding.
BUYER'S PREMIUM: A Ten percent (10%) Buyer's Premium will be added to the final bid price to arrive at the total contract purchase price paid by the Buyer.
CLOSING: Closing shall take place "On or Before" 30 days after the contract has been fully executed, or as soon thereafter as applicable closing documents are completed.
POSSESSION: Possession will be given at closing - Date of Deed.
TITLE: Seller shall execute a proper deed (General Warranty Deed) conveying the real estate to the buyer(s). Property will be conveyed with good, clear title. Buyer has the option to purchase TITLE INSURANCE.
REAL ESTATE TAXES AND ASSESSMENTS: The current year taxes on said Property shall be prorated to the date of closing.
EASEMENTS: Sale of said property is subject to any and all easements of record.
SURVEY: 15.46 acres on tax record; sell per existing deed
AGENCY: Hudgins Auctions and its representatives are Exclusive Agents of the Sellers.
ZONING: Currently, the property is zoned Agricultural / Residential and is in the GreenBelt program. The new owner will agree to re-enroll the property in Green Belt, or pay the required Roll Back taxes.
UTILITIES: Electricity & High Speed Internet are available (MLconnect is making high-speed Internet available to all areas of Hickman County. Residence on the property has a well and has a septic system.
DISCLAIMER AND ABSENCE OF WARRANTIES: All information contained in this website listing and all related materials are subject to the terms and conditions outlined in the agreement to purchase. The auctioneer may UPDATE these Terms prior to the auction end date and time. Any changes will be made known to all registered bidders. The property is being sold on an "AS IS, WHERE IS" basis, and no warranty or representation, either express or implied, concerning the property is made by the Seller or the auction company. Each registered bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning the property. The information contained in this listing is believed to be accurate but is subject to verification by all parties relying on it. No liability for its accuracy, errors or omissions is assumed by the Seller or the auction company. All acreages are approximate and have been estimated based on either the current survey, deed of record or property assessor's report.
Server & Software Technical Issues: In the event technical issues are experienced that are related to the server, software or any other online auction related technologies, Hudgins Auctions, David Hudgins (Auctioneer) and the Seller reserve the right to extend bidding, continue the bidding, or close the bidding. By registering and bidding in this auction each bidder automatically and expressly acknowledges that Hudgins Auctions, David Hudgins (Auctioneer) and the company providing the software shall NOT be responsible or liable for a missed bid or the failure of the software to function properly for any reason. Email notifications may be sent to registered bidders with updated information as deemed necessary by Hudgins Auctions, David Hudgins (Auctioneer).
