Saturday, October 14, 2023 at 10:00 am Central — On-site
Centre, McCord’s Crossroads, Cherokee County, Alabama
Selling in individual tracts, combinations, or as a whole
Auction to be conducted ONSITE under the DEMPSEY Tent
Discover an exceptional investment opportunity at County Road 29, McCord’s Crossroads, Cherokee County, Alabama. Spanning over 75 expansive acres, this property presents a versatile canvas with endless potential. With 12 mobile home lots, of which 7 are presently rented, and a combination of 4 mobile homes to be auctioned with the property and 3 owned by tenants, this property offers a range of uses from investment and rentals to farming and creating your dream homesite.
Nestled in the heart of picturesque Cherokee County, this expansive property opens doors to various possibilities. Its strategic location provides a gateway to both investment potential and a serene lifestyle.
For those seeking an investment venture, the 12 mobile home lots offer an immediate and reliable income stream. With 7 of these lots already rented and additional potential from the (4) mobile homes, this property is a golden opportunity to grow your portfolio and generate consistent returns.
Looking for a slice of rural tranquility? The property’s vast expanse of 75 acres offers a canvas for creating your own private haven. Imagine cultivating the land into a thriving farm or crafting your ideal homesite amidst the serene beauty of Cherokee County.
Conveniently situated at McCord’s Crossroads, this property embodies the best of both worlds – accessibility to modern conveniences and the allure of rural living. The potential is yours to shape, whether it’s building your dream home, fostering an investment venture, or establishing an agricultural endeavor.
This 75-acre gem is ready to unlock its potential in the hands of savvy investors, aspiring homeowners, and those with a vision for growth. Seize the chance to make your mark on this blank canvas at County Road 29, McCord’s Crossroads. Your vision, this property – the perfect match.
OPEN HOUSE: Dempsey Representatives will be on site Friday, October 13th, 1:00-4:00 PM Central, or by appointment.
BIDDING: The auction will be Simulcast with the opportunity to participate Live, in person, or Online, whichever is most convenient.
SALE SITE: The property will SELL onsite under the Dempsey Tent
TERMS AND CONDITIONS: Real Estate: 10% Buyers Premium. 10% Down on Sale Day with the Balance Due on or Before 30 Days from Sale Day.
- The raw land is currently leased for agriculture use. We are selling according to that lease with the crops being reserved.
- Selling Subject to the Rights of the Tenants at Will. Tenants on Lot 3 and 5 have 12-month Leases and we are Selling Subject to those Leases. Mobile Homes on lots # 7, 9, and 12 on Tract #10 are Reserved.
CLOSING: Closing to be on or before 30 days from Sale Date.
For plats, brochures or further sales information on this auction, call us by name @ 1.800.DEMPSEY (800.336.7739). AAL #1103
The Westbrook Estate
73.83 Acres and 4 Mobile Homes
Centre, Cherokee County, AL
These “Terms and Conditions” supersede all other printed and oral statements and will be attached to and become a part of the Real Estate Sales Contract as Exhibit “B”, which will prevail over this document and any other agreement between the buyer and seller.
CONDITIONS OF SALE: Dempsey Auction Company (Auctioneer/Broker) has entered into a listing agreement with Justin C Westbrook and Timothy Ross Gossett (Sellers), to offer at public auction 73.83 acres and 4 Mobile homes located at 14205 County Road 29, Cedar Bluff, Cherokee County, AL.
All property, real and personal, is selling “AS IS, WHERE IS” and WITH ALL FAULTS, IF ANY” without representation or warranty of any kind as to their condition. No warranties, either statutory or otherwise, expressed or implied, including those as to the fitness for a particular use or purpose, habitability, merchantability, or environmental conditions including, but not limited to, any hazardous substances, hazardous waste, petroleum or petroleum by-products concerning the property are given by the Auctioneer or Seller. Neither the Auction Company nor the Seller makes any representation concerning the property whatsoever. All bidders acknowledge and agree by their participation in the Auction, that he/she has inspected the Property and is not relying on any warranty or representation of the Seller, Auctioneer, or any agent thereof. For compliance with Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992, interested purchasers have had ten a (10) day inspection period prior to the auction for assessment of possible lead-based paint hazards, if applicable.
All decisions of the Auctioneer will be final, including the increments of bidding, disputes among bidders, or any other issues that might arise before, during, or after the auction. We require all bidders register and obtain a bidder number in order to participate in the bidding process.
The Seller has the right, at their sole discretion; to add or withdraw all or any portion of the property before the auction on Saturday, October 14th @ 10:00 AM. This property is Selling Subject to Owner Confirmation and all offers may be held open until Monday, October 16th @ 5:00 PM.
RESERVATIONS & RESTRICTIONS: The real estate will be sold subject to any and all Restrictions, Public Utilities, Encroachments, Zoning Ordinances, Easements, Protective Covenants as attached to the sales contract, Cherokee County Regulations, any Existing Right of Ways, and all other matters now of record. All personal property and equipment are reserved.
The raw land is currently leased for agricultural use. We are selling according to that lease with the crops being reserved.
Selling Subject to the Rights of the Tenants at Will. Tenants on Lot 3 and 5 have 12-month Leases and we are Selling Subject to those Leases. Mobile Homes on lots # 7, 9, and 12 on Tract #10 are Reserved.
November Rents are to be prorated at Closing.
PAYMENT: A 10% Buyer’s Premium on Real Estate will be added to the Bid Price on all real estate today to arrive at the final purchase price. The purchaser will be required to sign the Real Estate Sales Contract and pay a non-refundable earnest money deposit equal to 10% of the final purchase price immediately following the Auction. This deposit will be held in a non-interest-bearing escrow account under the control of Dempsey Auction Co. No disbursements will be made from this escrow account until closing or otherwise in accordance with this agreement. In the event the purchaser fails to close and pay his/her balance when due, the deposit may be retained by the Seller and Auctioneer as liquidated damages in addition to any other remedies available to the Seller and Auctioneer.
ONLINE PURCHASER’S PAYMENT: At the close of the auction, successful online bidders will be emailed a sales contract package to execute and return to Dempsey Auction Co. Successful online bidders will deposit 10% of the Contract Price plus a project development fee as earnest money in the form of cashier’s check or bank wire transfer with Dempsey Auction Co within 24 hours of receipt of the contract package. The entirety of the remaining balance is due at closing as stipulated in the “Terms and Conditions”. Purchaser shall be responsible for all wire transfer fees. Successful online high bidders not executing and returning their contract with earnest money deposit within 24 hours of receipt will be considered in default and subject to an Administrative Fee (as defined below). All Administrative Fees are non-refundable.
TECHNICAL SOFTWARE ISSUES: NEITHER THE COMPANY PROVIDING THE SOFTWARE NOR THE AUCTION COMPANY SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Dempsey Auction Company is providing online bidding as a service to Bidder. Bidder acknowledges and understands that this service may or may not function correctly the day of the auction. Under no circumstances shall Bidder have any kind of claim against Dempsey Auction Company or anyone else if the internet service fails to work correctly. Dempsey Auction Company will not be responsible for any missed bids from any source.
DEFAULT: In the event a winning online bidder fails to submit the signed “Sales Contract” and deposit earnest money as provided in the pre-stipulated Terms and Conditions, the winning online bidder will be charged an administrative fee of $2,500 on the credit card provided at auction registration. Additional default remedies are reserved by Dempsey Auction Co and the Sellers as provided in the Terms and Conditions & Sales Contract.
SURVEY: The Property has been surveyed for this auction by Baker Land Surveying, LLC, an Alabama registered Land Surveyor. Property selling subject to final survey, any changes in acreage will be adjusted at closing. A survey & recording fee of $1000.00 Per Tract will be charged and paid upon execution of the sales contract. The accuracy of the survey is the sole liability of the surveyor and the Purchaser, and the Purchaser does hereby release Dempsey Auction Company and Seller from all liability in all matters concerning the survey.
CLOSING: Closing shall take place within 30 days of auction, in accordance with the Real Estate Sales Contract, or on a date mutually agreed upon by the Seller and Purchaser(s) in writing. Closing will be conducted by Mr. Chad Hopper at the Law Offices of Buttram, Hawkins & Hopper, 440 W. Main Street, Centre, AL, 256.927.5764. We encourage you to contact Mrs. Mary Jane Tidwell as soon as possible to discuss and schedule your closing.
CLOSING COSTS: The Seller will provide a Limited Warranty Deed at closing, guaranteeing Good and Marketable Title. If the Seller is unable to convey clear title to the property, the Purchaser(s) Earnest money deposit will be returned.
All other costs including, but not limited to, Attorney’s Closing Fees, Recording and Handling Fees, Deed Transfer Taxes, Title Search, Title Insurance, Loan Origination Fees, etc., will be the Purchaser’s expense.
POSSESSION: Purchaser(s) will be granted possession of real estate at closing, on or before November 13, 2023.
TAXES: The Real Estate property taxes will be prorated to the date of closing. Any additional taxes assessed resulting from the change of use by the purchaser will be the responsibility of the purchaser.
AGENCY: In accordance with the Alabama Disclosure Law / RECAD, Dempsey Auction Company is acting as agent for the seller only in this transaction and is to be paid a fee pursuant to a separate written agreement between seller and the auctioneer. The auctioneer is not acting as an agent for the purchaser in this transaction. Any third-party broker is not a sub-agent of the auctioneer.
BUYER’S NOTE: Dempsey Auction Company and the Seller reserve the right to amend any terms or conditions of the auction by announcing such amendments prior to or during the auction. All information published, announced, or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the Seller or the Auctioneer. The Auctioneer makes no warranty or guarantee as to the correctness and completeness of any information. Personal on-site inspection of the property is strongly recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer, or earnest money after its opening tender. Any and all announcements made from the auction stand take precedence over all other verbal, printed, announced, and/or distributed information.
METHOD of SALE: Dempsey Auction Company reserves the right to offer the property any way we see fit to obtain the SELLER the most money.
In accordance with Alabama Disclosure / RECAD Law, Dempsey Auction Company is the “Listing Agent and Selling Agent of the Seller”, and our fiduciary duties of loyalty and faithfulness are owed to the Seller.
NOTE: This auction is being recorded by audio in its entirety for legal purposes.
I have received, read, understand and agree to the information in these “Terms and Conditions” which will become a part of the sales contract and will hereafter be Exhibit “B”.