Absolute Auction 484 +/- Acres with Home, Cabin & Barns

 484 +/- Acres with Home, Cabin & Barns 

Consisting of CRP Cropland, Woods & Ponds

Offered in 6 Tracts & Combinations

Selling at Absolute Auction

Online Auction with a Bidding Center

3676 Steubenville Road - Freedom, IN 47431

Bidding Closes:

Tues., Dec. 10th @ 6 PM ET

(Subject to auto-extend)

Auction Location:

A Bidding Center will be Available Starting 4:30 PM ET on Dec. 10th at 

Canyon Inn at McCormick Creek State Park

451 McCormick Creek Park Road - Spencer, IN 47460

Real Estate Showings:

Sun., Nov. 24th

&

Sat., Nov. 30th, 2-4:00 PM ET

The showing headquarters will be at 3676 Steubenville Road in Freedom, IN.

Please click on the Documents tab above to download the Mineral Search, CRP Contracts, Timber Cruise & Auction Information Packet.

REAL ESTATE:  Discover the endless possibilities with this special 484 +/- acre property, offering a mix of gently sloping pastures, rolling hills, and wooded areas across six unique tracts.  Whether you are looking for a beautiful building site for your dream home, a homestead with barns for a farming operation or a rustic cabin retreat to simply enjoy the peaceful natural setting, there is a tract for you in this auction!   The 484 +/- acres consists of apx. 196.5 +/- acres of cropland that is currently enrolled in the USDA CRP program.  The balance of the acreage is wooded and would be ideal for outdoor enthusiasts.  With old logging roads and trails, the wooded areas can be used for hunting, fishing and exploring by ATV or horseback.  The forests are not only beautiful; but could also be profitable, as marketable timber in several areas has not been harvested in over 30 years.  With a mix of open fields and picturesque woods, this land provides the perfect setting for a variety of uses.  Although the tracts are located in three cities according to county records, they are in very close proximity only a few minutes apart.   Whether you are looking for land for farming, hunting and recreation, as an investment or a site for your brand-new home, you won’t want to miss this rare chance to bid on your ideal tract!

 Tract 1: consists of 80 +/- acres commonly known as 3676 Steubenville Road in Freedom, IN.  This parcel is improved with a 936 sf, 2 bedroom, 1 bath wood-sided home with a full, unfinished basement.  In need of some repair and updating, the home has a metal roof, enclosed back porch, wood-burning stove for heat, window air conditioning, a well for water and a septic system, where the line from the house to the tank has been repaired.  Once used for farming and a horse and mule operation, this parcel has numerous other improvements including: 

Barn measurements: 50’ x 60’, 40’ x 80’, 50’ x 80’ & (2) – 21’ x 48’ 

Shed measurements: 26’ x 36’, 12’ x 35’, 20’ x 70’, 30’ x 40’, 30’ x 36’ & 10’ x 40’ 

This tract has fields, woods and even a stocked pond!  FSA records state there are 36.71 cropland acres and 16.51 CRP acres.  The Indiana State Parcel ID number is 60-15-10-102-030.000-020 and the 2024 real estate taxes totaled $2,668.64.

Room Dimensions of Home:

Living room - 14' 3" x 23' 7"

Kitchen - 10' 10" x 11'

Bedroom - 11' 10" x 10' 2"

Bedroom - 11' 7" x 10' 2"

Enclosed back porch – 10’ x 26’

 Tract 2: consists of 199 +/- acres with frontage on Steubenville Road, just south of Stockton Road in Freedom, IN.  This tract is composed of two parcels: a 160 +/- acre parcel and a 40 +/- acre parcel that does not have road frontage and joins the 160 +/- acres on the west side.  Consisting of fields and woods, this tract is improved with a 480 sq ft rustic cabin with an 8’ x 20’ covered area for shade or hanging game.  Converted from an old corn crib, the wood-sided structure has a metal roof, no electricity or indoor plumbing, except for a lofted water tank that is used for a shower.  The cabin has bunks for sleeping, a wood burning stove for heat and cooking and a generator can be used to run the window a/c unit and for electricity.   With a working well from a former home and electric at Steubenville Road, this tract would make a beautiful building site.  FSA records state there are 96.34 cropland acres and 70.7 CRP acres.  The Indiana State Parcel ID numbers are 60-15-10-203-080.000-020 & 60-15-09-400-170.000-020 and the 2024 real estate taxes are $2,757.42.

 Tracts 3 & 4: combined, these two tracts are Indiana State Parcel ID number 60-15-09-102-030.000-020 in Spencer, IN.  FSA records state there are 78.3 cropland acres and 78.3 CRP acres between these two parcels and the real estate taxes are $1,066.60.  With an abundance of woods, these tracts have good income potential from marketable timber.  They are also perfect for outdoor recreation and have wonderful building sites.   

 Tract 3: consists of 108 +/- acres with road frontage on both sides of Stockton Road and the west side of Fiscus Cemetery Road.   

 Tract 4: consists of 33 +/- acres in the northeast corner of the Stockton Road / Fiscus Cemetery Road intersection.

 Tracts 5 & 6: combined, these two tracts are Indiana State Parcel ID number 60-15-17-100-010.000-020 in Coal City, IN.  FSA records state there are 25.63 cropland acres and 23.6 CRP acres between these two parcels and the 2024 real estate taxes are $539.64.  These tracts are perfect for someone who is looking for a smaller number of acres for recreation or a homesite.

 Tract 5: consists of 23 +/- acres located on Fiscus Cemetery Road on the east side of Wells Road and is a mix of woods and fields.

 Tract 6: consists of 41 +/- acres located on Fiscus Cemetery Road on the west side of Wells Road.  Mostly wooded, this tract is improved with a 30’ x 40’ pole barn in poor condition and has a stocked pond.  

USDA CRP PROGRAM: Generating $117.13 to $135.20 per acre annually, the 196.5 +/- acres currently enrolled in the program has good quality grass that has been maintained by mowing each year.  The CRP contracts were recently renewed and will expire in 2031 and 2032.  The successful purchaser(s) of the tracts with CRP acreage will be required to assume the contract(s) and will receive payments starting in 2025.  The land can be removed from the program, but the successful purchaser will be responsible for any fees and/or penalties if they choose to remove the land from the program.  

MARKETABLE TIMBER: There is marketable timber primarily located on Tracts #3 and #4.  Species of trees present include hard maple, black, red and white oak, poplar, cherry and hickory.  A timber cruise conducted by a professional forester is in process and the summary report will be posted when available.

MINERAL RIGHTS: Any minerals owned by the sellers will be conveyed to the purchasers.

SURVEY: A survey will only be required if a new legal description is needed to convey the property.  Consequently, if Tracts 3 & 4 or Tracts 5 & 6 sell to different buyers, a survey will be required and the cost of each survey will be paid by the individual tract buyers on a pro-rated basis.  If the surveyed acreage differs from the advertised acreage, the purchase price will be adjusted on a per acre basis.

ULTIMATE CHOICE BIDDING PROCESS: Online bidding will begin on Monday, November 25^th.  Bids can be placed on the tracts individually or in combination, including the entirety.  All bids will remain open until competitive bidding concludes.  Please note that bidding will end at 6 PM ET on Tuesday, December 10^th, subject to a 3 minute auto-extend closing.

AUCTION LOCATION: For those who need assistance, a bidding center will open at 5 PM ET on December 10^th at Canyon Inn in McCormick Creek State Park located at 451 McCormick Creek Park Rd, Spencer, IN 47460.  Since bidding will end at 6 PM ET (subject to auto-extend closing), please arrive early.

ABRREVIATED TERMS: The real estate will sell at ABSOLUTE auction to the high bidder regardless of price.   A 4% Buyer’s Premium will be added to the high bid amount to determine the contract purchase price.  An earnest money deposit totaling 5% of the contract purchase price is due on auction day for on-site bidders or within 24 hours of auction conclusion for online bidders with the balance due within 30 days of delivery of insurable title to purchaser.  The purchaser shall assume the real estate taxes due and payable in Spring 2025.   Possession will be given at final closing.  The successful purchaser(s) of the tracts with CRP acreage will be required to assume the contract(s) and will receive the income starting in 2025.  The successful purchaser will be responsible for any fees and/or penalties if they choose to remove the land from the CRP program.  Any fee (typically $250 - $300) charged by a title company or escrow agent to close the transaction will be split evenly between buyer & seller.  This auction is subject to a 3 minute auto-extend closing. SEE THE TERMS TAB ABOVE FOR THE COMPLETE AUCTION TERMS.

 SHOWING:   Showings: Sun., Nov. 24^th & Sat., Nov. 30^th 2 – 4 PM ET.   The showing headquarters will be at 3676 Steubenville Road in Freedom, IN.

 SELLERS: Charlotte Sullivan, Jacob Linville, Jason Linville