ON-LINE ONLY Timed Auction Begins : August 13th, 2025 10am CST
ON-LINE ONLY Timed Auction Ends: August 20, 2025 10am CST
This beautiful 10-acre wooded tract offers an incredible opportunity to create your own private retreat, homestead, or investment property in the peaceful hills of Perry County, TN. Whether you’re planning to build a cabin, park an RV, create a tiny home village, or go completely off-grid—there are no restrictions holding you back. Property Highlights: • 10.00 acres of rolling wooded terrain • No zoning restrictions – build a home, tiny home, or bring your RV • Perc tested for septic • Electric & fiber internet available at the road • Requires well for water • Located near the Buffalo River, Tennessee River, and I-40 Enjoy quiet country living with easy access to outdoor recreation, hunting, fishing, and weekend getaways. This is a rare chance to own unrestricted land with utilities nearby in a growing area of Middle Tennessee.
Listing Agent/Auctioneer - Andrew Earl - simpliHOM - 707 N Garden St. Columbia, TN 38401 | 855-856-9466 | 931-797-3191
AUCTION TERMS AND CONDITIONS
(Please Read Carefully – You are encouraged to consult an attorney before bidding.)
PROPERTY ADDRESS
0 Fall River Road, Lot 3, Leoma, TN 38486
Giles County, Tennessee
AUCTION TYPE:
Seller Confirmation – Sale subject to seller approval of the final bid.
SUMMARY OF TERMS
Buyer’s Premium: 10% added to high bid to determine final contract price
Earnest Money Deposit: 10% of high bid, due by end of business day
Contract Deadline: Signed electronically within 2 hours of auction close
Closing: Must occur within 30 calendar days
Auction Format: Online-only
No Contingencies: Sale is not contingent on financing, inspection, or appraisal
1. AGENCY DISCLOSURE
Andrew Earl (TN Real Estate License #344637) is a licensed Realtor and Auctioneer (#7414), representing the Seller exclusively in this transaction. He is affiliated with:
simpliHOM – Broker License #265672
707 N Garden St, Columbia, TN 38401 | Phone: (855) 856-9466
Auctioneer license held with:
GW Kittrell Auctions
2918 Mere Dr, Columbia, TN 38401 | Phone: (931) 698-8462
2. BUYER’S PREMIUM
A 10% Buyer’s Premium will be added to the high bid to establish the total purchase price. The Buyer’s Premium is due immediately upon being declared the winning bidder and is non-refundable except as otherwise provided in these terms or the purchase agreement.
3. EARNEST MONEY DEPOSIT
A non-refundable Earnest Money Deposit equal to 10% of the high bid is due via wire transfer to Maury County Title by end of business day on the day of the auction close. It will be credited toward the purchase at closing.
4. CONTRACT OF SALE
The winning bidder must sign the Auction Purchase and Sale Agreement within 2 hours of the auction closing. Failure to do so is considered a default and may result in forfeiture of both the Buyer’s Premium and Earnest Money Deposit. A sample contract is available upon request.
5. CLOSING
The balance of the purchase price is due at closing, which must occur within 30 calendar days of the auction date. Time is of the essence.
6. NO CONTINGENCIES
This sale is not contingent upon financing, appraisal, inspections, or any other buyer conditions. Buyers should complete all due diligence prior to bidding.
7. PROPERTY SOLD “AS-IS”
The property is sold in its present condition, “As-Is, Where-Is,” with all faults. No warranties are expressed or implied by the seller or auctioneer.
8. INSPECTIONS & DUE DILIGENCE
On-site inspections prior to bidding are strongly recommended. Buyers are solely responsible for investigating and confirming all property data, including zoning, restrictions, surveys, utilities, title status, and condition.
9. BIDDING & BIDDER RESPONSIBILITY
Each bid is an irrevocable offer to purchase. Bids may not be retracted. The auctioneer reserves the right to accept or reject any bid and settle any bidding disputes. The high bidder will be deemed the purchaser, subject to Seller Confirmation.
10. DEFAULT & REMEDIES
If the buyer fails to execute the contract or deliver the Buyer’s Premium or Earnest Money as required, the buyer will be in default. Remedies may include, but are not limited to:
Forfeiture of the Buyer’s Premium and/or Earnest Money as liquidated damages
Legal action for specific performance
Liability for any resale losses
11. TAXES & POSSESSION
2024 property taxes will be prorated to the date of closing. Possession will be delivered with the deed at closing.
12. BROKER PARTICIPATION
A 1% Broker Referral Fee is available to licensed real estate agents who register their buyer at least 48 hours before the auction. Agent must be present (if live) and provide the required documentation. Late or incomplete registrations will not be honored.
13. GOVERNING LAW
This auction and any resulting contract shall be governed by the laws of the State of Tennessee. Buyer agrees to resolve any disputes exclusively in the state or federal courts of Maury County, TN.
14. CHANGES & ANNOUNCEMENTS
Auctioneer may amend terms prior to or during the auction. All announcements made on the auction platform take precedence over prior advertising or published material.
15. CONTACT
Andrew Earl – Realtor / Auctioneer
Phone: (Insert your phone)
Email: (Insert your email)
simpliHOM – Broker License #265672 | 855-856-9466
GW Kittrell Auctions – 931-698-8462
ACKNOWLEDGMENT
I have read and agree to the Terms and Conditions of this auction:
Name (Printed): _________________________________________
Signature: ___________________________________
Date: ______________________
