ESTATE AUCTION — “FORT SMITH” | 2.55 ACRES WITH BRICK HOME | CENTERVILLE, TENNESSEE
A piece of Centerville history with an investor’s opportunity!
For decades, the home of the late Judge Sam Smith was known to family and friends as “Fort Smith” — a place where good food, good friends and good fellowship came together. The Smith family gatherings became part of the property’s story, with cookouts and legendary fish fries featuring fresh fish brought home from the Smiths’ many fishing trips. And, with Judge Smith at the center of it all, someone might say that the Judge was always “holding court” at Fort Smith!
Now, this longtime family property is being offered at Estate Auction, presenting a unique opportunity for an investor, renovator, builder or buyer looking for acreage with future potential.
THE INVESTMENT OPPORTUNITY
The property consists of approximately 2.55 acres with a 1982 one-level brick home, detached garage/workshop and a substantial amount of level land. For an investor, the combination of an existing dwelling, city sewer availability and acreage within the city creates several possibilities worth exploring.
The Town of Centerville has announced that its sewer moratorium has been lifted, meaning new sewer taps may again be issued. That is welcome news for anyone considering the potential creation of additional residential lots within the city limits.
With approximately 82 feet of frontage along Highway 48, Canady Street terminating at the property near the home’s concrete driveway, and the property bordering the Centerville Municipal Airport along its western boundary, this is a property that deserves the attention of investors looking beyond the existing house.
The approximately 2.55-acre tract may offer potential for subdivision, subject to applicable Town of Centerville zoning, subdivision regulations, utility availability and all required governmental approvals.
THE HOME
Re-Built in 1982. The original home was constructed in approximately 1970, but today offers 1,790 square feet of one-level living space. The original home burned and the existing home was rebuilt in 1982. The home features three bedrooms and 1.5 bathrooms, along with an addition created in the 1990’s by enclosing the rear patio. This additional space became a comfortable family den and served as Judge Smith’s office. The Smith family has owned this property since the early 1970’s!
The home is best viewed as an investment opportunity and quality fixer-upper, offering the potential for renovation, rental use, resale or as part of a larger land-use strategy.
Behind the residence is a detached structure measuring approximately 768 square feet, providing garage, workshop and storage space — including what the family affectionately referred to as the “Fishing Gear Locker.”
WHY THIS PROPERTY DESERVES A LOOK
- 2.55 acres within the Town of Centerville
- Approximately 82 feet of Highway 48 frontage
- Canady Street access
- City sewer available / sewer moratorium lifted
- Existing 1,790 SF brick home
- 3 bedrooms / 1.5 bathrooms
- Detached 768 SF garage/workshop/storage building
- Large, relatively level tract
- Existing home provides an immediate renovation/rental opportunity
- Potential subdivision opportunity, subject to Town approval
- Property borders the Centerville Municipal Airport
- Offered at Estate Auction
For the investor, the story here is bigger than the house.
It is the land, location, utilities and future possibilities that make this 2.55-acre property particularly interesting. The existing brick home may provide the opportunity to renovate and create a rental or resale property, while the acreage may offer additional possibilities for future development — all subject to zoning, subdivision regulations, sewer capacity, airport considerations and governmental approvals.
For those who remember “Fort Smith,” this auction represents the next chapter in a property that has been a gathering place for generations.
For the investor, it may represent something else entirely:
2.55 acres of opportunity in the heart of Centerville.
This property is being offered at Auction to settle the Estate of Judge Sam Smith.
The Smith Family will be hosting an "Estate Tag Sale" very soon to sell the contents of the house and garage.
The online bidding is scheduled to end on Thursday, Nov. 12th - 6:00pm.
There is a 10% Buyer's Premium added to the bid amount to determine the final purchase price.
David Hudgins, Auctioneer - TN Lic# 4787
PROCEDURE: The property will be sold per the tax record - 2639 Canady Street, Nunnelly, TN - Map 071 Parcel 055.00 - 2.55-acre property with a single family house. (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. 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. Selling per existing deed
AGENCY: Hudgins Auctions and its representatives are Exclusive Agents of the Sellers.
ZONING: Currently, the property is zoned Residential / Single Family. Property Taxes for 2025 were $1,409.24 (County & City combined)
UTILITIES: Electricity, City Water & Sewer serve the residence. High Speed Internet
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 near end of bidding. Stay Tuned for those dates and times to be announced.
PRE-AUCTION OFFERS will be considered by the Seller.
