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Auction Date: 04/16/2026         

Auction Time: 5:00 PM CT

Auction Held At: On-Site, 7233 Richardsville Rd, Bowling Green, KY 42101

Property Preview: 04/12 and 04/15 from 2 PM - 5 PM at 7233 Richardsville Rd, Bowling Green, KY 42101

Entire Farm Description:

This 444.371± acre property in Warren County, Kentucky, offers a combination of timber value, water features, recreational opportunities and residential improvements. The farm fronts on Riverside Ben Leo Road and is being offered in two tracts.

The land consists of gently to moderately sloping topography with a mix of mature timber, young timber, maintained fields, overgrown thickets, and interior creek systems. Clay Lick Creek and Stone Creek provide substantial water features throughout the property, enhancing wildlife habitat and recreational appeal.

Tract 1 contains approximately 190 acres and includes over 4,000± feet of frontage along Riverside Ben Leo Road. The tract features approximately 30 acres of maintained open fields and approximately 47 acres of overgrown fields consisting of woody thickets. These areas provide transition habitat between timber and open ground. The remaining acreage includes creek systems and approximately 69 acres of mature timber.

A recent timber cruise on Tract 1 estimates approximately 443,000 board feet of marketable timber, valued at approximately $144,000. Clay Lick Creek forms over 2,000 feet of boundary and an additional 3,000 feet of the creek runs through the property interior.

Tract 2 contains approximately 260 acres and includes approximately 1,800 feet of frontage along Riverside Ben Leo Road. Improvements on this tract include a rustic cabin and a large pole barn with finished living space.

The cabin includes approximately 730 square feet on the main floor with one bedroom and one bathroom. The main living area features a 17-foot vaulted ceiling and an 11-foot-wide natural stone wood burning fireplace. A 275 square foot loft bedroom overlooks the main living space. The cabin also includes a full basement with a utility room that doubles as a bunk room, wood burning stove, and a walkout storage area. The cabin is fully furnished and includes central heating and air conditioning.

The newer 40 x 40 pole barn includes approximately 425 square feet of finished bunk room space, a full bathroom, electric hot water, and a mini-split HVAC system. The remaining approximately 1,100 square feet is an insulated shop space with two 12 x 14 overhead doors, perfect for equipment storage and maintenance.

A recent timber inventory of approximately 152 acres in Tract 2 indicates approximately 1.1 million board feet of marketable timber, with an estimated value of approximately $457,000. An additional 66 acres were harvested in 2003 and now contain a well-established stand of young timber. Approximately 20 acres consist of scattered open fields suitable for wildlife plantings or agricultural use.

Stone Creek runs through the property for approximately 1,000 feet and there is approximately 2,000 feet of frontage along Clay Lick Creek.

Both tracts are located in an area known for strong deer and turkey populations. The mix of timber age classes, field edges, interior creek systems, and road access provides multiple access and management options for hunting and recreation.

This property offers timber value, recreational opportunity, and residential improvements within Warren County, Kentucky, with frontage on two county roads and substantial internal water features.

Tract 1 Description: 190.901± acres

This 190.901± acre tract in Warren County, Kentucky, fronts Riverside Ben Leo Road with over 4,000 feet of road frontage. The property features a combination of maintained fields, regenerating thickets, mature timber, and interior creek systems.

Approximately 30 acres consist of maintained open fields. An additional 47 acres are overgrown fields that have transitioned into woody thickets, providing natural cover and edge habitat with the potential to be cleared for additional open land for row crops or pasture. Approximately 69 acres consist of mature timber.

A recent timber cruise estimates approximately 443,000 board feet of marketable timber with an estimated value of approximately $144,000.

Tract 1 has 29.10 acres in CRP thru 9/30/27, paying $2146 annually.

Clay Lick Creek forms over 2,000 feet of boundary and runs through the property interior for more than 3,000 feet. The topography is gently to moderately sloping.

The mix of timber, open ground, and water features provides opportunities for hunting and recreational use.

Tract 2 Description: 253.470± acres

This 253.470± acre tract in Warren County, Kentucky, includes residential improvements, timber value, and interior water features.

The rustic cabin includes approximately 730 square feet on the main level with one bedroom and one bathroom, an open living area with 17 17-foot vaulted ceiling, and 11 foot 11-foot wide stone wood burning fireplace. A 275 square foot loft overlooks the main living area. The full basement includes a utility room, wood burning stove, and walkout storage. The cabin is fully furnished and includes central heating and air conditioning.

The newer 40 x 40 pole barn includes approximately 425 square feet of finished bunk room space with a full bathroom, electric hot water, and mini split HVAC. Approximately 1,100 square feet is an insulated shop space with two 12 x 14 overhead doors.

A timber inventory on approximately 152 acres indicates approximately 1.1 million board feet of marketable timber with an estimated value of approximately $457,000. An additional 66 acres (identified as tract 3 in the timber cruise) were harvested in 2003 and now contain established young timber.

Tract 2 has 8.70 acres in CRP thru 9/30/27, paying $642annually.

Approximately 20 acres consist of scattered open fields. Stone Creek runs approximately 1,000 feet through the property and there is approximately 2,000 feet of frontage on Clay Lick Creek. The tract includes approximately 1,800 feet of road frontage.

The combination of improvements, timber volume, and water features provides phenomenal investment potential, residential and recreational value.

Taxes:  TBD

Lease Status:  No leases

Possession:  Immediate possession at close

Survey needed?:  No survey needed

Brief Legal:  444±- acres at 7233 Richardsville Road, & 3284 Riverside Benleo Road, Bowling Green, Warren County, KY 42101

PIDs:  PVA Map # 022A-23, 022A-28C & 022A-28C

Lat/Lon:  37.15145, -86.54585

Zip Code: 42101

Terms of Sale

Bidders may participate in the auction on-site or online at Ranchandfarmauctions.com
Onsite bidders should bring a government-issued ID
10% down payment immediately after auction - cash, personal, or business checks accepted
If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign
High bidder has 30 days to close unless otherwise noted
Announcements on auction day will take precedence over any prior announcements
This is a no contingency sale and is not subject to financing or additional inspections
Possession at closing, subject to tenant’s rights, if any
If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres
All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

SALE DAY NOTES INFO:

BUYERS PREMIUM: 10%
TAXES: Prorated to date of close
TENANCY: Open tenancy for 2026/CRP prorated to date of close
RENTS: No rents due
MINERALS: Seller-owned rights will convey
CLOSING COSTS: Seller to pay for preliminary title search, deed preparation fee, transfer tax, outgoing wire fees and seller's overnight mail fees. Buyer to pay all other closing costs.

Please visit the auctioneers website for more photos and full Terms and Conditions.