52 Acre Farm - "Nuturing Nature's Bounty" - Middle Tennessee Auction Opportunity
Steeped in heritage and thoughtfully improved for sustainable living, this exceptional 52.77-acre farm in Middle Tennessee is now available at auction. Once part of the original Nunnelly family homestead dating back to the Civil War (mid-1800's) era, this property blends history, functionality, and eco-conscious upgrades in a beautiful countryside setting.
At the heart of the property lies a working and active homestead - a small residence, workshop barn, equipment barn, horse / livestock barn, and storage buildings as well as an orchard, vineyards and garden areas. The 800 sq ft residence is a one bedroom with a loft and full bath, built in 1998 with a 10’ x 40’ addition added in 2007 - ideal for full-time living or guest accommodations, it’s complemented by a 1-bedroom apartment & bath in the main barn/workshop.
Property Highlights:
- Sustainable Living: Equipped with recently installed solar panels under contract with the local electric cooperative, generating an annual income of $3,000.
- Water Access: Dual water sources include city water and a 200 ft deep well (expandable to 440 ft), plus a spring-fed pond.
- Multiple Structures:
- 40’ x 56’ horse barn with electricity and water
- 60’ x 50’ barn/shop with 3 roll-up doors (two 8’ and one 10’), wood-burning furnace, apartment, and outside water hydrant
- 54’ x 30’ open outbuilding with 12’ sides
- Additional outbuilding (wind-powered converter)
- Onsite Infrastructure: Two septic systems, cross-fenced pastures, and three stocked ponds (bass, catfish, bluegill).
Agricultural & Horticultural Features:
- No chemical fertilizers, herbicides, or pesticides used for over 25 years.
- Long standing use of crop rotation to maintain soil vitality.
- Once home to a commercial grass-fed Angus beef operation; currently hosts sheep and chickens.
- Two small vineyards featuring Muscadine and Norton (Cynthiana) grape varieties
- An orchard with cherry, nectarine, apple, peach, pecan, and hazelnut trees.
- A walnut grove with approximately 30 mature trees.
Whether you're dreaming of a self-sufficient lifestyle, an agri-tourism venture, or simply want to steward a historic piece of Tennessee land, this rare offering has the infrastructure, charm, and potential to match.
Located on state Hwy 230 in the Nunnelly community of Hickman County, approximately one hour west of Nashville. This location is just a few miles south of Interstate 40, or north of Hwy 100 in Centerville.
The farm is being offered in two tracts - (1) Structures with 20 acres, (2) 32 acres with no structures, and (3) 52 acres as a whole (currently as it is).
Online Auction - Bidding Ends Thursday, June 5th at 6:00pm
David Hudgins, CAI, AARE - Auctioneer TN Lic#4787
10% Buyer's Premium added to bid amount to determine the final purchase price.
PROCEDURE: The FARM will be offered in two bidding lots and as a whole (3 Bidding Lots Total). Lot #1 - Structures & 20 acres (1491 Hwy 230 W); Lot #2 - 32 acres with one pond (no structures) Lot #3 - Both Parcels Combined - 52+ acres (farm as a whole). Each proposed new tract will have road frontage on Hwy 230 West
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. The Sellers have the right to accept or reject the high bid.
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 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 (if sold as a whole); If sold in two separate tracts, farm property will require a new survey and legal descriptions.
AGENCY: Hudgins Auctions and its representatives are Exclusive Agents of the Seller.
ZONING: Currently, the property is AGRICULTURAL / RESIDENTIAL.
UTILITIES: Electricity & High Speed Internet (MLEC), City Water (Town of Centerville), 2-Septic Systems
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.
"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!
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).
