44 Acres of Prime Middle Tennessee Land
Farm, Invest, or Build Your Dream
"Cows are still grazing the pastures!"
This beautiful 44-acre property in Middle Tennessee offers a rare blend of scenic beauty, rich history, and incredible potential for both personal enjoyment and future investment. Located on a state highway for easy access, this former cattle farm features a mix of open pastures and mature hardwoods, ideal for a hobby farm, recreational retreat, or residential development.
The land includes a pond, a large year-round creek, and access to a natural spring—providing excellent water sources for livestock, wildlife, or gardening. Whether you're interested in raising animals, planting crops, or just enjoying the peaceful setting, the property is well-suited for a self-sufficient lifestyle.
Hunters and outdoor enthusiasts will appreciate the diverse terrain and wooded cover that attract deer, turkey, and other game. There are multiple potential homesites with beautiful views, making it easy to envision building a private estate or subdividing for future residential use.
The best structure on this farm property is the large workshop (30’ x 58’), masonry construction with three large bays, located right on Hwy 48. There are two usuable barns and fencingThe property boasts of 1,129’ of road frontage on the farm side and almost 1,800’ of highway frontage on the creek side! Per the survey, the property extends 2,355’ from the highway to the rear of the property – almost a half mile deep!
Anchoring the property is the original 1900 farmhouse—full of character and ready for restoration or repurposing. With its blend of natural resources, location, and possibilities, this property is a smart investment and a rare opportunity to own a piece of Tennessee countryside with untapped potential.
Farm equipment and tools will be sold separately during the estate auction.
Auction Date: Thursday, May 8th – 6:00pm
Location: Farm is located at 295 Hwy 48 South, Centerville, TN
Terms: 10% down, balance due in 30 days, selling as-is, where-is. There is a 10% Buyer’s Premium added to the bid amount to determine the final purchase price.
VIEWING / Farm Tour... Preview Days: Saturday, April 26th -1pm - 4 pm & Sunday, May 4th - 1pm - 4pm
Don't miss this chance to buy a beautiful piece of Middle Tennessee countryside with water features, road frontage, and a rich farming history. Bid online – more details at TennesseeBid.com / HudginsAuctions.com
Auction Agent: Heath Curfman – (931) 628-2985
PROCEDURE: The property will be sold per the tax record - 295 Hwy 48 S, Centerville, TN - Map 142 Parcel 025.00 - 44.4-acre property with original old farmhouse, & shop. (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. ESTATE AUCTION
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. There are no liens on this property and all taxes are paid current.
EASEMENTS: Sale of said property is subject to any and all easements of record.
SURVEY: No New Survey. Sell per existing deed (44.4 acres)
AGENCY: Hudgins Auctions and its representatives are Exclusive Agents of the Sellers.
ZONING: Currently, the property is zoned Agricultural. Property Taxes for 2024 were $612.95
UTILITIES: Electricity, Septic & Spring serves the residence; Public Water available at Hwy 48
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).
VIEWING: Open House / Preview times will be made available to all those interested. Stay Tuned for those dates and times to be announced. OPEN HOUSE dates and times posted on auction details page
