Thursday, June 5, 2025 at 2:00 pm — ONLINE ONLY-Bidding Starts May 26th 12:00 PM
EATONTON, PUTNAM COUNTY, GA
Bidding Begins on Monday, May 26th
Bidding Ends on Thursday, June 5th at 2:00 PM
Property located at 411 Pea Ridge Road SE
Prime Commercial Investment Opportunity on Pea Ridge Road, Eatonton, GA
Introducing an exceptional commercial property opportunity at 411 Pea Ridge Road SE, Eatonton, Putnam County, GA. This prominently situated building on a 1± acre corner lot offers excellent visibility and accessibility, making it a strategic choice for investors and business owners alike.
Property Highlights:
Location: Positioned directly across the street from a Dollar General, this property benefits from high traffic and visibility, essential for any commercial venture.
Building Details: The property features a 2,239 square foot building that can accommodate a variety of business types, including office, retail, bar, executive office, or restaurant.
Zoning: Zoned Community Commercial, which permits a wide range of commercial uses and provides flexibility for future development or business changes.
Accessibility: Ample parking ensures convenience for customers and staff alike, enhancing the property’s appeal to retail and service-oriented businesses.
Proximity to Major Attractions: Just 3± miles from Lake Sinclair, 11± miles from the Lake Oconee area, 4± miles to HWY 441, and 15± miles to Milledgeville, GA, the property is ideally located to benefit from both local and tourist traffic.
Investment Potential: This commercial building offers substantial investment potential due to its versatile zoning and excellent location. The proximity to major lakes and tourist destinations increases its appeal for businesses targeting both local residents and visitors. The existing structure is well-suited for immediate occupation or could be easily adapted or expanded to meet specific business requirements.
Ideal Uses:
Retail Storefront: Leverage the high visibility location to attract walk-in customers.
Restaurant or Bar: Capitalize on the proximity to popular tourist destinations to create a dining or entertainment spot.
Executive Offices: Offer professional office spaces for rent in a region that bridges several key local markets.
Specialty Services: Establish a service-oriented business that benefits from nearby residential and commercial neighborhoods.
Thriving Area with Rapid Residential Growth
Putnam County is experiencing a surge in residential development, underscoring the region’s growth and increasing demand for commercial services. As of March 1, 2025, over 1,100 new residential units are either in development or proposed, including major projects like Lake Country Villas (306 units), Pfotzer Apartments (264 units), The Lens Villas (90 units), and The Woodlands (84 units). This rapid expansion—fueled by both rental and single-family communities—positions this property at the corner of Martin Luther King Jr Drive and Pea Ridge Road SE to benefit from significant population growth and increased consumer demand. With this boom in housing, the need for storage, retail, and service-oriented businesses is only expected to rise, making this corner commercial building an even more strategic investment.
This property is an outstanding opportunity for those looking to invest in a high-visibility commercial space with versatile usage options and significant growth potential. Whether you’re expanding an existing business or launching a new venture, 411 Pea Ridge Road SE offers the location and facilities to support a successful enterprise.
Explore this property’s potential and position your business for success in the growing community of Eatonton, GA. Contact us today to schedule a viewing or to discuss the numerous possibilities this commercial property has to offer.
Discover a lucrative investment opportunity in Eatonton, Putnam County, GA. This self-storage facility, located at the corner of Martin Luther King Jr Drive and Pea Ridge Road SE, presents a rare chance to own a thriving business with expansion potential.
High-Income Self-Storage Facility on 6.5± Acres in Eatonton, GA
Now available in Eatonton, Putnam County, GA — a rare opportunity to acquire a thriving, income-producing self-storage facility located at the high-traffic corner of Martin Luther King Jr Drive and Pea Ridge Road SE. With strong existing cash flow, high occupancy, and significant room for expansion, this 142-unit facility is perfectly positioned for investors seeking immediate returns and long-term growth potential.
Property Highlights:
- Facility Size: 142 self-storage units
- Total Acreage: 6.5± acres, offering ample space for future expansion
- Zoning: C-2 (Community Commercial)
- Utilities: Water and power available on-site
- Grossing over $150,000 annually for the past 3 years
Financial Performance:
- 2022 Rental Revenue: $152,710
- 2023 Rental Revenue: $150,366
- 2024 Rental Revenue (YTD): $158,422
- Occupancy Rate: Averages 80–90%
- Contact us for additional Rent Roll information and Summary Reports
Security and Access Features:
- Gated and security-fenced perimeter
- 24/7 tenant access via pinpad-controlled rolling gate
- Well-maintained grounds and accessible layout
- Managed using Easy Storage Solutions Software for efficient operations and tenant management
Mini-Warehouse Details:
- [Click Here for Storage Site Map]
- Various unit sizes from 10X10 to 10X20
- Variety of Unit Types: Serving both residential and small business storage needs
Expansion Opportunity:
With a total site size of 6.5± acres, this facility offers plenty of undeveloped land for future unit additions or complementary services, making it an ideal value-add investment for growth-minded buyers.
Additional 4± Acres Available for Expansion – In addition to the existing 6.5± acre self-storage facility, an adjoining 4± acre parcel, offered in 3-tracts, located directly in front of the property will also be available at auction. This prime acreage offers outstanding road visibility and accessibility—creating a rare opportunity to significantly expand your footprint. Whether you’re looking to increase storage capacity, add complementary commercial structures, or simply invest in high-traffic real estate, this additional acreage provides limitless potential to grow alongside the rapidly developing Eatonton market.
Why This Property Stands Out:
- Consistent annual income over $150,000
- High occupancy with long-term potential
- Corner location in a growing market
- Room to expand or enhance operations
- Professionally managed with digital systems in place
Thriving Area with Rapid Residential Growth
Putnam County is experiencing a surge in residential development, underscoring the region’s growth and increasing demand for commercial services. As of March 1, 2025, over 1,100 new residential units are either in development or proposed, including major projects like Lake Country Villas (306 units), Pfotzer Apartments (264 units), The Lens Villas (90 units), and The Woodlands (84 units). This rapid expansion—fueled by both rental and single-family communities—positions this property at the corner of Martin Luther King Jr Drive and Pea Ridge Road SE to benefit from significant population growth and increased consumer demand. With this boom in housing, the need for storage, retail, and service-oriented businesses is only expected to rise, making this self-storage facility an even more strategic investment.
This is a turn-key investment opportunity in one of Georgia’s steady-growth counties. Whether you’re expanding an existing portfolio or entering the self-storage industry, this facility provides an ideal mix of stability and scalability.
PROJECT MANAGER: Chase Tolbert – 706.266.0717 – [email protected]
INSPECTION: Dempsey Representatives will be on-site Tuesday, May 27th and June 3rd from 1:00-4:00 PM.
BIDDING: The Bidding process will be ONLINE only through our MarkNet Platform at Dempseyauction.com BEGINNING ON May 26th and ENDING ON June 5th at 2:00 PM. Contact our Office for exact details.
TERMS: 10% down with a balance due on or before 45 days from contract acceptance. 10% Buyer’s premium will be charged on all purchases.
CLOSING: Closing to be on or before 45 days from sale date/contract acceptance.
BROKER PARTICIPATION: Dempsey Auction Co will pay any licensed Broker/Agent a referral commission for any registered client who successfully closes on the property. CONTACT OUR OFFICE FOR PRECISE DETAILS.
For plats, brochures, Pre-Registration or further sales information on this auction, call us by name at 800.DEMPSEY. Property lines are approximate.
Registration on the Online Bidding Platform (bid.dempseyauction.com) signifies an agreement to these Terms. In addition, completed registration on the online bidding platform serves as certification that bidder has reviewed all available documents including: Terms of Auction, Property Specific Disclosures, and Real Estate Sales Contract.
Dempsey Auction Company, Inc. (“Dempsey”), a Georgia corporation headquartered at 232 Glenn Milner Blvd Rome, GA, 30161 (Telephone 1-800-DEMPSEY) and its Georgia Broker, L. Ray Dempsey Jr. (“Dempsey’s Broker”) (Dempsey and Dempsey’s Broker, along with their respective agents, assigns, attorneys, brokers, directors, employees, members, officers, representatives, shareholders, and successors are referred to herein collectively as “Auctioneer”), have contracted with Thomas Chad Hudgins (“Sellers”) to offer to sell by online auction (“Auction”) (i.e., via the Internet) certain real property (whether singular or plural, herein “Property”). Seller and Auctioneer reserve the right to amend, revise, and/or supplement these “Terms of Auction For Online Bidding” and this document, plus any additions, deletions, and/or other revisions to it published by Auctioneer, represents the exclusive terms (“Terms of Auction”) for a bidder who registers to bid in the Auction (“Bidder”). Seller and Auctioneer may pre-sell the Property, postpone or cancel the auction, rearrange the order or sequence of the Properties in the auction, modify the Terms of Auction by posting notice of modification on the website, or remove any Property from the auction inventory. Lou Dempsey is the Listing and Selling Agent only and makes no representations regarding this property whatsoever.
THE DATA, DOCUMENTS, MATERIALS, AND OTHER INFORMATION FOUND ON AUCTIONEER’S WEBSITE AT WWW.DEMPSEYAUCTION.COM AND ANY OTHER WEBSITE(S) OFFERED BY AUCTIONEER FOR THE USE OF A BIDDER IN THE AUCTION (COLLECTIVELY “AUCTION WEBSITE”) ARE MADE AVAILABLE TO BIDDER STRICTLY ON AN “AS IS” BASIS AND SELLER AND AUCTIONEER DO NOT WARRANT THE ACCURACY, COMPLETENESS, CORRECTNESS, RELEVANCE, OR RELIABILITY OF SUCH. SELLER AND AUCTIONEER MAKE NO GUARANTEE OR WARRANTY OF ANY KIND REGARDING THE PROPERTY, THIS OFFERING, THE INFORMATION MADE AVAILABLE, THE AUCTION, OR THE TRANSACTION CONTEMPLATED HEREIN, WHETHER EXPRESSED, IMPLIED, OR OTHERWISE, AND THEY DISCLAIM ALL GUARANTEES AND WARRANTIES OF EVERY KIND TO THE FULLEST EXTENT ALLOWED BY LAW. FURTHERMORE, SELLER AND AUCTIONEER DO NOT WARRANT THAT THE AUCTION WEBSITE INCLUDING, BUT NOT LIMITED TO, ALL ASSOCIATED EQUIPMENT, FUNCTIONS, HARDWARE, THIRD-PARTY PROVIDERS, SERVERS, SERVICE PROVIDERS, SOFTWARE, SYSTEMS, UTILITIES, VENDORS, AND OTHER INVOLVED WEBSITES WILL FUNCTION WITHOUT BREAKDOWN, CIRCUMSTANCE, COMPUTER VIRUS OR THE LIKE, CONDITION, DAMAGE, DEFECT, DELAY, DISRUPTION, ERROR, EVENT, FAILURE, FLAW, INTERRUPTION, ISSUE, MALFUNCTION, MISTAKE, NEGLIGENCE, OMISSION, OPERATION, OUTAGE, PROBLEM, OR INABILITY OF ANY KIND THAT MIGHT ADVERSELY AFFECT THE AUCTION OR ANY BIDDER INCLUDING, BUT NOT LIMITED TO, A BIDDER BEING UNABLE TO USE THE AUCTION WEBSITE, OR ACCESS OR USE THE MATERIALS POSTED ON THE AUCTION WEBSITE, OR TIMELY SUBMIT A BID, OR AUCTIONEER NOT TIMELY RECEIVING, RECOGNIZING, ACCEPTING, HANDLING, OR ACTING ON SUCH A BID. SELLER AND AUCTIONEER DO NOT WARRANT THAT ANY SUCH PROBLEM WILL BE DETECTED OR, IF DETECTED, TIMELY CURED AND, TO THE FULLEST EXTENT ALLOWED BY LAW, SELLER AND AUCTIONEER WILL HAVE NO LIABILITY OR RESPONSIBILITY OF ANY KIND OR AMOUNT WHATSOEVER TO ANY BIDDER, BUYER, OR OTHER PERSON OR ENTITY.
A BIDDER REGISTERING TO BID IN THE AUCTION AND ACCESSING THE AUCTION WEBSITE CONFIRMS THAT BIDDER FULLY UNDERSTANDS THESE TERMS OF AUCTION AND UNCONDITIONALLY AND IRREVOCABLY AGREES TO BE BOUND BY THEM, ALONG WITH ANY ADDITIONS, DELETIONS, AND/OR REVISIONS PUBLISHED TO THIS DOCUMENT BY AUCTIONEER BEFORE THE COMMENCEMENT OF THE AUCTION. BIDDER AGREES THIS FORM OF ACCEPTANCE IS VALID, BINDING, AND ENFORCEABLE PURSUANT TO THE ELECTRONIC SIGNATURES IN GLOBAL AND NATIONAL COMMERCE ACT, THE UNIFORM ELECTRONIC TRANSACTION ACT, AND ALL OTHER APPLICABLE FEDERAL AND STATE LAWS. BIDDER CONSENTS TO THE USE OF AN ELECTRONIC FORMAT FOR ALL MATTERS RELATED TO THE AUCTION, INCLUDING, BUT NOT LIMITED TO, THE USE OF ELECTRONIC SIGNATURES WHEREVER PROVIDED FOR HEREIN OR IN ANY CONTRACT FOR SALE REGARDING THE PROPERTY.
A BIDDER SHOULD CONSULT WITH A COMPETENT ACCOUNTANT, ATTORNEY AT LAW, CONTRACTOR, FINANCIAL ADVISOR, REAL-ESTATE BROKER, TAX ADVISOR, AND/OR OTHER PROFESSIONAL FOR ADVICE, IF NEEDED, BEFORE BIDDING IN THE AUCTION FOR THE PROPERTY.
1. AGENCY: Auctioneer is acting exclusively as an agent for Seller and not as an agent for any Bidder or Buyer (someone who purchases Property in the Auction, herein “Buyer”). No third-party broker is acting as a sub-agent of Auctioneer. Buyer warrants not to have contacted any real-estate agent or broker about the possible purchase of the Property, other than (a) Auctioneer, (b) any “Buyer’s Broker” identified in Auctioneer’s “Cooperating Broker Registration Form” (see “Broker Participation” section below), or (c) any real-estate agent or broker identified by Buyer in the “Sale Contract” (see definitional reference below), and there is no brokerage fee or other sum due to any other real-estate agent or broker associated with Buyer and related to the Property. Buyer also warrants to indemnify Seller and Auctioneer and hold them harmless against the claims of any real-estate agent or broker not identified by Buyer (as provided for above) and do so in accordance with the terms of the Sale Contract.
2. COLLUSION: Bid rigging is a federal felony punishable by imprisonment and fine. Auctioneer will report any suspected illegal conduct to the F.B.I. and cooperate with any prosecution.
3. COPYRIGHT: The Auction is the exclusive intellectual property of Auctioneer, covered by copyright protection, and may not be recorded, reproduced, or used in any form by anyone other than Auctioneer.
4. PROPERTY: The Property is described in the “Real Property Sale Contract,” including all attachments, exhibits, and therein-referenced documents (collectively “Sale Contract”), a copy of which is available from Auctioneer online at WWW.DEMPSEYAUCTION.COM.
5. DUE DILIGENCE: Seller and Auctioneer do not attempt to provide Bidder with the information that Bidder needs to make an informed decision about the Auction and the Property. Bidder should obtain professional advice, physically inspect the Property, and conduct due diligence on the Property (including, but not limited to, all analysis, appraisal, and evaluation Bidder deems advisable or necessary), any occupancy of it, title commitment (available from Auctioneer online at WWW.DEMPSEYAUCTION.COM), surrounding area, all information made available by Seller or Auctioneer, “Property Information Package” (available from Auctioneer on-line at WWW.DEMPSEYAUCTION.COM), public records, Terms of Auction, Sale Contract, transaction contemplated, and all circumstances, defects, facts, issues, problems, and other relevant matters (collectively “Property Issues”). All information made available or provided by Auctioneer came from Seller and/or a variety of other sources and neither Seller nor Auctioneer has made any independent inspection, investigation, or verification of it and they make no representation or warranty whatsoever as to its accuracy, correctness, or completeness.
Neither Seller nor Auctioneer has any duty or other obligation to disclose to Bidder any information that either might know which relates to the Property, except as is required by law, and neither will have any liability or responsibility of any kind or amount whatsoever to a Bidder, Buyer, or any other for failure or refusal to do so. Bidder should not rely upon any information from any source (including, but not limited to, amenities, appraisals, assessments, condition, configuration, construction, defects, desirability, dues, encumbrances, economic, environmental, fines, floor plan, habitability, hazards, health, improvements, layout, legal, liens, penalties, physical, quality, risks, safety, sizes, square footage, rooms, suitability, use, value, zoning, or any other) without independent inspection and verification made by Bidder with sources Bidder knows to be informed and reliable. Bidder’s reliance on any and all information is solely at Bidder’s risk.
Bidder has either performed all inspections and other due diligence that it deems necessary in advance of bidding in the Auction, or Bidder understands and fully accepts the risk of not having done so, and Bidder’s participation in the Auction is unequivocal and voluntary agreement and acceptance of this. No Property will be open for inspection or other access following the Auction and through the time of closing of the sale (“Closing”). Seller and Auctioneer are not required to update any information that they make available, provide, or publish, and they will have no liability or responsibility of any kind or amount whatsoever to a Bidder or any other for failing to do so.
6. DISCLAIMER: Participation in the Auction is at Bidder’s sole risk and Seller and Auctioneer, plus their agents, assigns, attorneys, contractors, directors, employees, members, officers, representatives, and successors will have no liability or responsibility of any kind or amount whatsoever to a Bidder or any other. The Property will be offered “AS IS,” WHERE IS, WITH ALL FAULTS, LIMITATIONS, AND CONDITIONS, as well as with all burdens, circumstances, dangers, defects, hazards, issues, material facts, problems, and other relevant matters, whether latent or patent, whether known or unknown, whether suspected or not, whether observable by casual inspection or not, whether past, present, or future, whether material facts or not, and whether or not referenced herein, and with no adjustment, allowance, change, repair, or revision whatsoever to be made or paid for by Seller or Auctioneer.
Seller and Auctioneer do not make any agreement, guarantee, promise, representation, or warranty, whether expressed, implied, or otherwise, whether oral or written, whether past, present, or future, and whether or not referenced herein, with respect to the Property, these Terms of Auction, the Auction, Property Issues, the Sale Contract, the transaction contemplated herein, or any related matters (individually or collectively herein “Overall Transaction”), except as expressly stated in the Terms of Auction or the Sale Contract, plus any additions, deletions, and/or other revisions to these two documents, and neither Seller nor Auctioneer will be bound, liable, or responsible in any manner or amount whatsoever for any oral or written advice, information, opinion, representation, or statement furnished, made, or published by any other person including, but not limited to, any agent (including, but not limited to, a real-estate agent or broker), assign, attorney, broker, director, employee, member, officer, representative, shareholder, or successor.
Bidder understands, agrees, and voluntarily accepts that online bidding in the Auction involves multiple and complex systems (e.g., communication, computer, electric, electronic, equipment, hardware, mechanical, operation, server, software, switching, transmission, etc.), service and other providers, utilities, vendors, websites, and third parties, and Seller and Auctioneer will have no liability or responsibility whatsoever to a Bidder, Buyer, or anyone else for any cost, damage, expense, harm, injury, or loss which arises from, or relates to, any act, Act of God, action, breakdown, circumstance, computer virus or the like, condition, damage, defect, delay, disruption, error, event, failure, flaw, interruption, issue, malfunction, mistake, negligence, omission, operation, outage, problem, or inability of any kind that adversely affects the Auction or any Bidder or Buyer including, but not limited to, a Bidder or Buyer being unable to use the Auction Website, or access or use the materials posted on the Auction Website, or timely submit a Bid, or Auctioneer not timely receiving, recognizing, accepting, handling, or acting on such bid. This disclaimer, exclusion, and limitation will be given full force and effect even if Auctioneer had notice that such an issue or problem might exist and failed to timely investigate and/or correct it.
Every Bidder and Buyer, as well as everyone claiming by, through, or under such person, fully, knowingly, irrevocably, unconditionally, voluntarily, and finally waives, discharges, and releases Seller and Auctioneer, including their agents, assigns, attorneys, brokers, directors, employees, members, officers, representatives, shareholders, and successors, from any and all actions, arbitrations, claims, costs, damages, deficiencies, expenses, harm, injury, liability, losses, suits, or other demands of every kind, and all related issues that a Bidder or Buyer may now have, or hereafter acquire, and which arise from, or relate to, any act, error, event, circumstance, condition, or omission that relates to the Overall Transaction, whether known or unknown, whether suspected or not, whether observable by casual inspection or not, whether past, present, or future, whether material facts or not, and whether or not referenced herein.
7. DISCLOSURES: Unless otherwise disclosed, the Property will be offered for sale and conveyed by deed free and clear of all liens, mortgages, deeds of trust, and delinquent taxes, assessments, and warrants, but subject to all non-monetary encumbrances including, but not limited to, conditions, covenants, deeds, easements, reservations, restrictions, rights-of-way, title exceptions, zoning regulations and matters of record.
Maps, depictions, and sketches in any materials related to the Property are for illustration purposes only and Seller and Auctioneer do not guarantee, represent, or warrant their accuracy or completeness.
a. SURVEY: The property has been surveyed for this auction by Boyd Surveying and Land Investments LLC, a Georgia-registered Land Surveyor. Property selling subject to final survey, any changes in acreage will be adjusted at closing. A survey and recording fee of $1600 for Parcel A, $500 for Parcel B, and $250 for Parcel C, D, and E 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.
b. RESERVATIONS & RESTRICTIONS: The real estate will be sold subject to all Restrictions, Public Utilities, Encroachments, Zoning Ordinances, Easements, Eatonton, Putnam County, GA Regulations, Protective Covenants, any Existing Right of Ways, and all other matters now of record. The real estate will be sold subject to specific deed restrictions attached and made a part of these Terms and Conditions as Exhibit “C”.
Seller and Auctioneer notify Bidders of the potential danger, hazards, issues, problems, and risks involved with each of the above-identified matters and make no representation of the existence or absence of such with regard to the Property, and Seller and Auctioneer specifically disclaim any and all liability or responsibility of any kind or amount whatsoever to Bidder, Buyer, or anyone else for these issues.
8. REGISTRATION: Any competent adult who timely performs all stated requirements and agrees to comply fully with the Terms of Auction may register to bid. Bidding rights are determined by, and are specifically contingent upon full compliance with, the Terms of Auction. Auctioneer may request acceptable verification of a Bidder’s identity and reject a Bidder that cannot be verified to Auctioneer’s satisfaction. Auctioneer may refuse to register, or subsequently cancel the bidding privilege, or cancel any bid(s) already placed by any person who is non-compliant with the Terms of Auction, or who previously caused a problem for Seller or Auctioneer in this Auction or any other matter. Registration is required in order to bid. The registration process requires you to: (1) register to become an online bidder; (2) request to bid for a particular auction event and comply with all registration requirements for that auction. Bidders will be e-mailed once their registration is complete and approved, and it is the Bidder’s responsibility to ensure that the registration process is complete and approved prior to the start of the auction event. By registering, Bidder hereby authorizes Auctioneer to contact Bidder by phone or email. Auctioneer and Seller may waive, modify, or impose additional registration requirements for certain Bidders in its sole and absolute discretion. CANCELLATION; LIQUIDATED DAMAGES. IF WINNING BUYER BREACHES THESE TERMS, (1) WINNING BUYER’S OFFER MAY BE REJECTED BY SELLER, (2) THE PROPERTY MAY BE IMMEDIATELY SOLD TO ANOTHER PARTICIPANT, AND (3) the winning 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 and the Sales Contract.
Bidder registration for this online Auction event will require credit card verification as part of the registration process. Bidder understands that its credit card may be charged one dollar ($1.00) by the online service provider prior to Bidder being approved to bid in this Auction.
9. BROKER PARTICIPATION: A Cooperating Broker Registration Form with complete instructions is available from Auctioneer online at WWW.DEMPSEYAUCTION.COM.
10. BUYER’S PREMIUM: A ten percent (10%) buyer’s premium (i.e., a price surcharge charged to Buyer) will be in effect for the Auction and added to the amount of the Buyer’s highest bid to arrive at the selling price for the Property (“Total Contract Price”). Any pre-auction offer, or contract is also subject to the ten percent (10%) buyer’s premium. The Total Contract Price does not include other amounts that Buyer must pay at Closing, as provided in the Sale Contract.
11. AUCTION: The Property is subject to being sold at any time and may be withdrawn by Seller or Auctioneer from this offering or the Auction due to such sale or for any other reason, as determined within the sole discretion of Seller or Auctioneer. For some Properties, pre-auction bids may be submitted at Auctioneer’s site. All pre-auction sales shall be governed by the Terms of Auction.
Online bidding will be made available on as “AS IS” AND AS AVAILABLE basis and Seller and Auctioneer make no guarantee, representation, or warranty, of any kind regarding the online-bidding platform (including, but not limited to its merchantability, fitness, or suitability for a particular purpose), or that Bidder will be able to accurately and timely access it and bid as desired or needed, or with regard to the timely, correct, and uninterrupted transmission of each bid, or Auctioneer’s receipt and timely acceptance, handling, and notation of such bid.
The Property is scheduled for an ONLINE AUCTION SELLING SUBJECT TO OWNER CONFIRMATION, whereas the Property will be sold to the final and highest respective Bidder at the Auction, subject to owner confirmation, reserving the right to hold all offers open for 48 hours upon conclusion of auction. Auction Team may bid on Seller’s behalf up to the amount of the Seller’s reserve price. Bidding on behalf of the Seller assists Sellers and Buyers with establishing an agreed-upon sales price. Auctioneer’s discretion in conducting the Auction includes, but is not limited to, the Auction method, manner of bidding, acceptable bid increments, and determining a Buyer for the Property. The decision of Auctioneer is final regarding all matters that arise before, during, and after the Auction including, but not limited to, resolving any dispute between Bidders. DAC reserves the right to modify the Bid Increment at any time prior to the close of the auction. DAC reserves the right to offer the property any way we see fit to obtain the seller the most money.
Bidder unconditionally and irrevocably authorizes Auctioneer to receive, on Bidder’s behalf, all bids made in the Auction by anyone using Bidder’s name, assigned Bidder Number, log-in, or other means of identification of Bidder, and Bidder affirms and ratifies all such bids as being Bidder’s authorized, valid, and legally binding bids. ANY AND ALL BIDS MADE ARE IRREVOCABLE.
The Auction is a timed event that is scheduled to begin on the “Starting Date” and tentatively end on the “Scheduled Ending Date and Time” that are listed in the heading at the top of page one of the Terms of Auction; however, for a bid received just before the Scheduled Ending Date and Time, an automatic extension feature in the software for the online bidding platform will extend the Scheduled Ending Date and Time and keep the Auction open for an additional five (5) minutes beyond the time that the last bid was received, and this process will repeat every time a subsequent bid is received until no additional bid is received within five (5) minutes of the last bid received, at which point the software will cause the Auction to end and be closed to any further bidding.
In the event of any software problem, mistake, or any other reason, Dempsey Auction reserves the right to extend the closing times, stop, restart, or cancel this auction at its sole discretion.
A purchase of the Property will be considered a single transaction, whether of the whole or a fraction of the Property. The sale of any fraction of the Property will not be contingent upon the sale of any other portion thereof, whether or not purchased by the same Buyer. Bidder warrants not to do anything in relation to the Property or Auction that would be illegal, and also not to use any device, routine, software, technique, or other means that might disrupt or otherwise interfere with the proper function of the Auction Website, the conduct of the Auction, Bidders bidding in the Auction, or the operation of the online bidding platform and related software.
12. NOTIFICATION TO SUCCESSFUL BIDDER: Following the close of the Auction, Auctioneer will email notification of success to a Bidder designated by Auctioneer to be a Buyer of the Property, along with a copy of the Real Property Sale Contract and all attachments, exhibits, and other sale-related documents. Buyer must timely execute and return the Real Property Sale Contract to Auctioneer, as provided herein (see below).
13. SALES CONTRACT: Bidder should carefully read and understand the Sale Contract before bidding in the Auction. The Property will be offered subject to the terms of the Sale Contract which is not negotiable. This is a cash sale and not contingent upon any matter including, but not limited to: (a) an appraisal of the Property, (b) Buyer needing or obtaining financing, (c) an inspection of the Property following the Auction, (d) needed repairs, or (e) the result of a survey. The Sale Contract supersedes the Terms of Auction and all other documents and information related to the Overall Transaction, but not included in the Sale Contract. The Sale Contract contains the complete and exact terms for the sale and purchase of the Property, and it exclusively governs the Seller and Buyer and their respective rights, responsibilities, and remedies with regard to the Property, its sale, each other, the Overall Transaction, and all related matters, and Buyer must unconditionally and irrevocably agree to be bound by the terms of the Sale Contract without addition, change, deletion, modification, or revision of any kind whatsoever. Seller will be bound by no obligation to sell the Property unless and until both Seller and Buyer have executed the Sale Contract and a fully executed copy has been delivered by Seller to Buyer.
Not later than two (2) hours following the close of the Auction, Buyer must complete and return the following to the Auctioneer: (a) execute the Sale Contract in its entirety, along with any and all accompanying documents that require execution to bind Seller and Buyer to the sale of the Property; (b) transmit the fully executed Sale Contract and all related documents to Auctioneer by email via Adobe Sign.
Not later than twenty-four (24) hours following the close of the Auction, Buyer must complete the following and provide verification to Auctioneer: (a) wire transfer, at Buyer’s sole cost for the earnest money deposit (“Earnest Money Deposit”) (see details below), as provided by the Sale Contract and pursuant to the directions in Auctioneer’s notification email; and (b) send to Auctioneer the original version of the executed Sale Contract by U.S.P.S. first-class mail or nationally-recognized delivery service with a receipt retained. Any Buyer purchasing on behalf of a business entity or arm of government (“Artificial Person”) must execute the Sale Contract in both the Artificial Person’s and Buyer’s names, until such time as the Artificial Person presents Auctioneer with acceptable, written evidence of the Artificial Person’s good standing in its state of formation, plus written authority, in a form acceptable to Auctioneer, agreeing to be bound by the Sale Contract. Buyer will execute the Sale Contract and no addition, deletion, or revision of any kind will be permitted. No obligation to sell the Property shall be binding on the Seller unless and until the Sale Contract and its entirety have been signed and delivered by Seller back to Buyer and the Earnest Money Deposit has been received by Buyer as required. After the Sale Contract and all accompanying documents have been fully executed, the documents shall then govern the relationship between the declared Buyer and Seller.
Buyer is required to contact the Escrow Agent to schedule a definite Closing date and time. At Closing, Buyer will be responsible for paying Closing costs and all other amounts provided in the Sale Contract for Buyer to pay. The sale must close within Thirty (30) days immediately following the Auction, without any contingency, exception, or delay whatsoever.
Buyer’s failure, for any reason, to fully and timely perform both of these requirements and then timely proceed to Closing will cause Buyer to be in default, and Seller will thereafter have sole discretion to do any one or more of the following, without the requirement of giving any prior notice to Buyer: (a) declare Buyer to be in default which will immediately result in Buyer forfeiting any Earnest Money Deposit paid, as agreed-upon and reasonable liquidated damages and not as a penalty (and Buyer specifically releases and waives any right whatsoever to sue or otherwise claim against Seller or Auctioneer that their retention of the Earnest Money Deposit is either unreasonable in amount or is a penalty and not agreed-upon and reasonable liquidated damages); (b) pursue all legal and equitable remedies available against Buyer, and/or (c) declare Buyer’s bid to be immediately vacated, null, and void and reoffer and sell the Property to another buyer without Seller or Auctioneer having any liability or responsibility of any kind or amount whatsoever to Buyer, but with Buyer remaining fully responsible and liable to Seller and Auctioneer for all costs and damages that they incur.
14. DEPOSIT: Buyer will pay to the Escrow/Closing Agent, in U.S. Dollars, an Earnest Money Deposit of no less than ten percent (10%) of the Total Contract Price of the Property, which amount must be paid as outlined above.
15. TAXES: The 2025 Real Estate property taxes will be prorated as of closing. If any additional taxes are assessed resulting from the change of use by the Purchaser, they will be the responsibility of the Purchaser.
16. 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. The closing attorney is Mr. Ted Corwin with Brumlow, Corwin, and Delashmit. We encourage you to contact Mr. Corwin’s office as soon as possible to discuss the closing – 706.237.9944.
17. CLOSING COSTS: The Seller will provide a Limited Warranty Deed, unless otherwise disclosed, at closing. If for some reason the Seller is unable to convey good and marketable title to the property, unless otherwise noted, 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 at the Purchaser’s expense.
18. POSSESSION: Purchaser(s) will be granted possession of real estate at closing, on or before July 4, 2025.
19. ARBITRATION: Any action, claim, controversy, counterclaim, dispute, or proceeding arising out or related to the Auction, offering or sale of the Property, or any matter related to the Overall Transaction and involving Seller, Bidder, Buyer, or Auctioneer, in any combination, whether controlled by federal or state law, and whether an issue of law or equity, including the determination of the scope and applicability of this agreement to arbitrate, will be determined and resolved exclusively by final and binding arbitration, with no appeal permitted, except as provided by applicable law for the judicial review or enforcement of arbitration decisions. The arbitration will be administered by Judicial Arbitration and Mediation Services, Inc., or its successor, and decided by a panel of three (3) independent arbitrators, except that a Party may elect to reduce the number of arbitrators from three (3) to one (1), unless that election is opposed by another Party in a written objection timely filed with JAMS. Judgment on the arbitration award may be entered in any court having jurisdiction.
THE PARTIES WAIVE THE RIGHT TO ANY LEGAL ACTION AND TRIAL BY JURY. The costs of arbitration, including the fees and expenses of the arbitrators, but not including the Parties’ attorneys’ fees, will initially be paid equally by them. The prevailing Party will be entitled to collect from the other its full costs associated with the arbitration, including reasonable attorneys’ fees. All aspects of any arbitration will be permanently kept confidential and not disclosed in any form or manner to any entity, media, or person, and the Parties will jointly move the court entering judgment on the arbitration award to so order.
Any arbitration must be commenced within two (2) years from the date when the cause of arbitration accrues, or it will be forever barred. The right of arbitration will accrue, and the two (2) year limitation period will begin to run, on the date the breach, damage, or injury is sustained and not when the resulting damage or harm is discovered.
To the fullest extent allowed by law, neither Seller nor Auctioneer will be liable for any consequential, exemplary, incidental, indirect, punitive, or special loss or damage (including, but not limited to, damage to property or loss of use, time, income, or profits) that might arise out of the Auction, offering or sale of the Property, or any matter related to the Overall Transaction. Seller’s and Auctioneer’s total and collective liability and responsibility of every kind to a Bidder or Buyer (including, but not limited to, claims in contract, tort, and otherwise), in relation to the Overall Transaction, will not exceed the amount that Bidder or Buyer paid to access the Auction Website.
20. CHOICE OF LAW, JURISDICTION, AND VENUE: Any issue or matter arising out of, or related to, the Overall Transaction will be exclusively construed and governed in accordance with the laws of the State of Georgia without regard to its conflict of laws principles. The exclusive jurisdiction and venue for any controversy or claim between the Parties will be the County in which the property purchased resides, in the State of Georgia.
21. MISCELLANEOUS: The Terms of the Auction will bind Bidders, Buyers, and their respective agents, assigns, attorneys, beneficiaries, brokers, directors, distributees, employees, executors, heirs, legatees, members, officers, representatives, shareholders, and successors. No deletion, modification, supplement, or waiver of any provision of the Terms of Auction will be made, except by Auctioneer’s written addition, deletion, or revision published before the commencement of the Auction. Time is of the essence of all requirements set out in these Terms of Auction, and failure by Bidder or Buyer to timely and fully perform will be a material breach.
22. LIMITATION ON OFFERING AND AUCTION: The offering of the Property is not extended to, and the Auction is not open to, any person in a state or other jurisdiction where such an offering is prohibited by law. The information included in any advertising, mailing, marketing, or other publication done by Seller or Auctioneer, as well as on the Auction Website, does not constitute an offer to sell or the solicitation of an offer to buy the Property. No sale of the Property will knowingly be made to any person in a state or other jurisdiction in which an offer, solicitation, or sale of the Property would be prohibited by law.
23. FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT OF 1980: Pursuant to the Foreign Investment in Real Property Tax Act, Seller represents that Seller is not a non-resident alien, foreign corporation, foreign partnership, foreign trust, or foreign estate, and Seller agrees to execute an affidavit to this effect at Closing and deliver such to Buyer.
EXHIBIT C
Deed Restrictions
(Attached to and Incorporated into the Terms and Conditions of Sale)
These properties will be restricted against any type of the following:
1. Watercraft-Related Restrictions:
The Property shall not be used, directly or indirectly, for any business, operation, or activity involving the sale, repair, service, lease, or rental of boats, jet skis, or any other form of watercraft, whether new or used. This includes, but is not limited to:
o Watercraft dealerships
o Watercraft repair or service facilities
o Watercraft accessory sales
o Watercraft rentals or leasing operations
2. Powersports-Related Restrictions:
The Property shall not be used for the sale, service, repair, or display of general powersports equipment including, but not limited to, motorcycles, golf carts, all-terrain vehicles (ATVs), utility task vehicles (UTVs), and similar vehicles. No powersports dealership, repair shop, or rental business may be operated on the Property.
3. Advertising Restrictions:
No signage, billboards, banners, flags, posters, or other forms of advertising shall be placed, erected, or displayed on the Property that promotes or supports competing watercraft-related businesses or services, including but not limited to watercraft dealers, repair services, or rental operations.
4. Materials Sales Restrictions:
The Property shall not be used for any business engaged in the commercial sale or distribution of sand, gravel, rock, mulch, or similar landscape or construction materials.
These restrictions will be reflected on the deed. By participating in the auction and accepting the Terms and Conditions of Sale, all bidders acknowledge and agree to be bound by the foregoing deed restrictions upon acquisition of the Property.
Dempsey Auction Company, Inc. (“Dempsey”), a Georgia corporation headquartered at 232 Glenn Milner Blvd Rome, GA, 30161 (Telephone 1-800-DEMPSEY) and its Georgia Broker, L. Ray Dempsey Jr. (“Dempsey’s Broker”) (Dempsey and Dempsey’s Broker, along with their respective agents, assigns, attorneys, brokers, directors, employees, members, officers, representatives, shareholders, and successors are referred to herein collectively as “Auctioneer”), have contracted with Thomas Chad Hudgins (“Sellers”) to offer to sell by online auction (“Auction”) (i.e., via the Internet) certain real property (whether singular or plural, herein “Property”). Seller and Auctioneer reserve the right to amend, revise, and/or supplement these “Terms of Auction For Online Bidding” and this document, plus any additions, deletions, and/or other revisions to it published by Auctioneer, represents the exclusive terms (“Terms of Auction”) for a bidder who registers to bid in the Auction (“Bidder”). Seller and Auctioneer may pre-sell the Property, postpone or cancel the auction, rearrange the order or sequence of the Properties in the auction, modify the Terms of Auction by posting notice of modification on the website, or remove any Property from the auction inventory. Lou Dempsey is the Listing and Selling Agent only and makes no representations regarding this property whatsoever.
THE DATA, DOCUMENTS, MATERIALS, AND OTHER INFORMATION FOUND ON AUCTIONEER’S WEBSITE AT WWW.DEMPSEYAUCTION.COM AND ANY OTHER WEBSITE(S) OFFERED BY AUCTIONEER FOR THE USE OF A BIDDER IN THE AUCTION (COLLECTIVELY “AUCTION WEBSITE”) ARE MADE AVAILABLE TO BIDDER STRICTLY ON AN “AS IS” BASIS AND SELLER AND AUCTIONEER DO NOT WARRANT THE ACCURACY, COMPLETENESS, CORRECTNESS, RELEVANCE, OR RELIABILITY OF SUCH. SELLER AND AUCTIONEER MAKE NO GUARANTEE OR WARRANTY OF ANY KIND REGARDING THE PROPERTY, THIS OFFERING, THE INFORMATION MADE AVAILABLE, THE AUCTION, OR THE TRANSACTION CONTEMPLATED HEREIN, WHETHER EXPRESSED, IMPLIED, OR OTHERWISE, AND THEY DISCLAIM ALL GUARANTEES AND WARRANTIES OF EVERY KIND TO THE FULLEST EXTENT ALLOWED BY LAW. FURTHERMORE, SELLER AND AUCTIONEER DO NOT WARRANT THAT THE AUCTION WEBSITE INCLUDING, BUT NOT LIMITED TO, ALL ASSOCIATED EQUIPMENT, FUNCTIONS, HARDWARE, THIRD-PARTY PROVIDERS, SERVERS, SERVICE PROVIDERS, SOFTWARE, SYSTEMS, UTILITIES, VENDORS, AND OTHER INVOLVED WEBSITES WILL FUNCTION WITHOUT BREAKDOWN, CIRCUMSTANCE, COMPUTER VIRUS OR THE LIKE, CONDITION, DAMAGE, DEFECT, DELAY, DISRUPTION, ERROR, EVENT, FAILURE, FLAW, INTERRUPTION, ISSUE, MALFUNCTION, MISTAKE, NEGLIGENCE, OMISSION, OPERATION, OUTAGE, PROBLEM, OR INABILITY OF ANY KIND THAT MIGHT ADVERSELY AFFECT THE AUCTION OR ANY BIDDER INCLUDING, BUT NOT LIMITED TO, A BIDDER BEING UNABLE TO USE THE AUCTION WEBSITE, OR ACCESS OR USE THE MATERIALS POSTED ON THE AUCTION WEBSITE, OR TIMELY SUBMIT A BID, OR AUCTIONEER NOT TIMELY RECEIVING, RECOGNIZING, ACCEPTING, HANDLING, OR ACTING ON SUCH A BID. SELLER AND AUCTIONEER DO NOT WARRANT THAT ANY SUCH PROBLEM WILL BE DETECTED OR, IF DETECTED, TIMELY CURED AND, TO THE FULLEST EXTENT ALLOWED BY LAW, SELLER AND AUCTIONEER WILL HAVE NO LIABILITY OR RESPONSIBILITY OF ANY KIND OR AMOUNT WHATSOEVER TO ANY BIDDER, BUYER, OR OTHER PERSON OR ENTITY.
A BIDDER REGISTERING TO BID IN THE AUCTION AND ACCESSING THE AUCTION WEBSITE CONFIRMS THAT BIDDER FULLY UNDERSTANDS THESE TERMS OF AUCTION AND UNCONDITIONALLY AND IRREVOCABLY AGREES TO BE BOUND BY THEM, ALONG WITH ANY ADDITIONS, DELETIONS, AND/OR REVISIONS PUBLISHED TO THIS DOCUMENT BY AUCTIONEER BEFORE THE COMMENCEMENT OF THE AUCTION. BIDDER AGREES THIS FORM OF ACCEPTANCE IS VALID, BINDING, AND ENFORCEABLE PURSUANT TO THE ELECTRONIC SIGNATURES IN GLOBAL AND NATIONAL COMMERCE ACT, THE UNIFORM ELECTRONIC TRANSACTION ACT, AND ALL OTHER APPLICABLE FEDERAL AND STATE LAWS. BIDDER CONSENTS TO THE USE OF AN ELECTRONIC FORMAT FOR ALL MATTERS RELATED TO THE AUCTION, INCLUDING, BUT NOT LIMITED TO, THE USE OF ELECTRONIC SIGNATURES WHEREVER PROVIDED FOR HEREIN OR IN ANY CONTRACT FOR SALE REGARDING THE PROPERTY.
A BIDDER SHOULD CONSULT WITH A COMPETENT ACCOUNTANT, ATTORNEY AT LAW, CONTRACTOR, FINANCIAL ADVISOR, REAL-ESTATE BROKER, TAX ADVISOR, AND/OR OTHER PROFESSIONAL FOR ADVICE, IF NEEDED, BEFORE BIDDING IN THE AUCTION FOR THE PROPERTY.
1. AGENCY: Auctioneer is acting exclusively as an agent for Seller and not as an agent for any Bidder or Buyer (someone who purchases Property in the Auction, herein “Buyer”). No third-party broker is acting as a sub-agent of Auctioneer. Buyer warrants not to have contacted any real-estate agent or broker about the possible purchase of the Property, other than (a) Auctioneer, (b) any “Buyer’s Broker” identified in Auctioneer’s “Cooperating Broker Registration Form” (see “Broker Participation” section below), or (c) any real-estate agent or broker identified by Buyer in the “Sale Contract” (see definitional reference below), and there is no brokerage fee or other sum due to any other real-estate agent or broker associated with Buyer and related to the Property. Buyer also warrants to indemnify Seller and Auctioneer and hold them harmless against the claims of any real-estate agent or broker not identified by Buyer (as provided for above) and do so in accordance with the terms of the Sale Contract.
2. COLLUSION: Bid rigging is a federal felony punishable by imprisonment and fine. Auctioneer will report any suspected illegal conduct to the F.B.I. and cooperate with any prosecution.
3. COPYRIGHT: The Auction is the exclusive intellectual property of Auctioneer, covered by copyright protection, and may not be recorded, reproduced, or used in any form by anyone other than Auctioneer.
4. PROPERTY: The Property is described in the “Real Property Sale Contract,” including all attachments, exhibits, and therein-referenced documents (collectively “Sale Contract”), a copy of which is available from Auctioneer online at WWW.DEMPSEYAUCTION.COM.
5. DUE DILIGENCE: Seller and Auctioneer do not attempt to provide Bidder with the information that Bidder needs to make an informed decision about the Auction and the Property. Bidder should obtain professional advice, physically inspect the Property, and conduct due diligence on the Property (including, but not limited to, all analysis, appraisal, and evaluation Bidder deems advisable or necessary), any occupancy of it, title commitment (available from Auctioneer online at WWW.DEMPSEYAUCTION.COM), surrounding area, all information made available by Seller or Auctioneer, “Property Information Package” (available from Auctioneer on-line at WWW.DEMPSEYAUCTION.COM), public records, Terms of Auction, Sale Contract, transaction contemplated, and all circumstances, defects, facts, issues, problems, and other relevant matters (collectively “Property Issues”). All information made available or provided by Auctioneer came from Seller and/or a variety of other sources and neither Seller nor Auctioneer has made any independent inspection, investigation, or verification of it and they make no representation or warranty whatsoever as to its accuracy, correctness, or completeness.
Neither Seller nor Auctioneer has any duty or other obligation to disclose to Bidder any information that either might know which relates to the Property, except as is required by law, and neither will have any liability or responsibility of any kind or amount whatsoever to a Bidder, Buyer, or any other for failure or refusal to do so. Bidder should not rely upon any information from any source (including, but not limited to, amenities, appraisals, assessments, condition, configuration, construction, defects, desirability, dues, encumbrances, economic, environmental, fines, floor plan, habitability, hazards, health, improvements, layout, legal, liens, penalties, physical, quality, risks, safety, sizes, square footage, rooms, suitability, use, value, zoning, or any other) without independent inspection and verification made by Bidder with sources Bidder knows to be informed and reliable. Bidder’s reliance on any and all information is solely at Bidder’s risk.
Bidder has either performed all inspections and other due diligence that it deems necessary in advance of bidding in the Auction, or Bidder understands and fully accepts the risk of not having done so, and Bidder’s participation in the Auction is unequivocal and voluntary agreement and acceptance of this. No Property will be open for inspection or other access following the Auction and through the time of closing of the sale (“Closing”). Seller and Auctioneer are not required to update any information that they make available, provide, or publish, and they will have no liability or responsibility of any kind or amount whatsoever to a Bidder or any other for failing to do so.
6. DISCLAIMER: Participation in the Auction is at Bidder’s sole risk and Seller and Auctioneer, plus their agents, assigns, attorneys, contractors, directors, employees, members, officers, representatives, and successors will have no liability or responsibility of any kind or amount whatsoever to a Bidder or any other. The Property will be offered “AS IS,” WHERE IS, WITH ALL FAULTS, LIMITATIONS, AND CONDITIONS, as well as with all burdens, circumstances, dangers, defects, hazards, issues, material facts, problems, and other relevant matters, whether latent or patent, whether known or unknown, whether suspected or not, whether observable by casual inspection or not, whether past, present, or future, whether material facts or not, and whether or not referenced herein, and with no adjustment, allowance, change, repair, or revision whatsoever to be made or paid for by Seller or Auctioneer.
Seller and Auctioneer do not make any agreement, guarantee, promise, representation, or warranty, whether expressed, implied, or otherwise, whether oral or written, whether past, present, or future, and whether or not referenced herein, with respect to the Property, these Terms of Auction, the Auction, Property Issues, the Sale Contract, the transaction contemplated herein, or any related matters (individually or collectively herein “Overall Transaction”), except as expressly stated in the Terms of Auction or the Sale Contract, plus any additions, deletions, and/or other revisions to these two documents, and neither Seller nor Auctioneer will be bound, liable, or responsible in any manner or amount whatsoever for any oral or written advice, information, opinion, representation, or statement furnished, made, or published by any other person including, but not limited to, any agent (including, but not limited to, a real-estate agent or broker), assign, attorney, broker, director, employee, member, officer, representative, shareholder, or successor.
Bidder understands, agrees, and voluntarily accepts that online bidding in the Auction involves multiple and complex systems (e.g., communication, computer, electric, electronic, equipment, hardware, mechanical, operation, server, software, switching, transmission, etc.), service and other providers, utilities, vendors, websites, and third parties, and Seller and Auctioneer will have no liability or responsibility whatsoever to a Bidder, Buyer, or anyone else for any cost, damage, expense, harm, injury, or loss which arises from, or relates to, any act, Act of God, action, breakdown, circumstance, computer virus or the like, condition, damage, defect, delay, disruption, error, event, failure, flaw, interruption, issue, malfunction, mistake, negligence, omission, operation, outage, problem, or inability of any kind that adversely affects the Auction or any Bidder or Buyer including, but not limited to, a Bidder or Buyer being unable to use the Auction Website, or access or use the materials posted on the Auction Website, or timely submit a Bid, or Auctioneer not timely receiving, recognizing, accepting, handling, or acting on such bid. This disclaimer, exclusion, and limitation will be given full force and effect even if Auctioneer had notice that such an issue or problem might exist and failed to timely investigate and/or correct it.
Every Bidder and Buyer, as well as everyone claiming by, through, or under such person, fully, knowingly, irrevocably, unconditionally, voluntarily, and finally waives, discharges, and releases Seller and Auctioneer, including their agents, assigns, attorneys, brokers, directors, employees, members, officers, representatives, shareholders, and successors, from any and all actions, arbitrations, claims, costs, damages, deficiencies, expenses, harm, injury, liability, losses, suits, or other demands of every kind, and all related issues that a Bidder or Buyer may now have, or hereafter acquire, and which arise from, or relate to, any act, error, event, circumstance, condition, or omission that relates to the Overall Transaction, whether known or unknown, whether suspected or not, whether observable by casual inspection or not, whether past, present, or future, whether material facts or not, and whether or not referenced herein.
7. DISCLOSURES: Unless otherwise disclosed, the Property will be offered for sale and conveyed by deed free and clear of all liens, mortgages, deeds of trust, and delinquent taxes, assessments, and warrants, but subject to all non-monetary encumbrances including, but not limited to, conditions, covenants, deeds, easements, reservations, restrictions, rights-of-way, title exceptions, zoning regulations and matters of record.
Maps, depictions, and sketches in any materials related to the Property are for illustration purposes only and Seller and Auctioneer do not guarantee, represent, or warrant their accuracy or completeness.
a. SURVEY: The property has been surveyed for this auction by Boyd Surveying and Land Investments LLC, a Georgia-registered Land Surveyor. Property selling subject to final survey, any changes in acreage will be adjusted at closing. A survey and recording fee of $1600 for Parcel A, $500 for Parcel B, and $250 for Parcel C, D, and E 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.
b. RESERVATIONS & RESTRICTIONS: The real estate will be sold subject to all Restrictions, Public Utilities, Encroachments, Zoning Ordinances, Easements, Eatonton, Putnam County, GA Regulations, Protective Covenants, any Existing Right of Ways, and all other matters now of record. The real estate will be sold subject to specific deed restrictions attached and made a part of these Terms and Conditions as Exhibit “C”.
Seller and Auctioneer notify Bidders of the potential danger, hazards, issues, problems, and risks involved with each of the above-identified matters and make no representation of the existence or absence of such with regard to the Property, and Seller and Auctioneer specifically disclaim any and all liability or responsibility of any kind or amount whatsoever to Bidder, Buyer, or anyone else for these issues.
8. REGISTRATION: Any competent adult who timely performs all stated requirements and agrees to comply fully with the Terms of Auction may register to bid. Bidding rights are determined by, and are specifically contingent upon full compliance with, the Terms of Auction. Auctioneer may request acceptable verification of a Bidder’s identity and reject a Bidder that cannot be verified to Auctioneer’s satisfaction. Auctioneer may refuse to register, or subsequently cancel the bidding privilege, or cancel any bid(s) already placed by any person who is non-compliant with the Terms of Auction, or who previously caused a problem for Seller or Auctioneer in this Auction or any other matter. Registration is required in order to bid. The registration process requires you to: (1) register to become an online bidder; (2) request to bid for a particular auction event and comply with all registration requirements for that auction. Bidders will be e-mailed once their registration is complete and approved, and it is the Bidder’s responsibility to ensure that the registration process is complete and approved prior to the start of the auction event. By registering, Bidder hereby authorizes Auctioneer to contact Bidder by phone or email. Auctioneer and Seller may waive, modify, or impose additional registration requirements for certain Bidders in its sole and absolute discretion. CANCELLATION; LIQUIDATED DAMAGES. IF WINNING BUYER BREACHES THESE TERMS, (1) WINNING BUYER’S OFFER MAY BE REJECTED BY SELLER, (2) THE PROPERTY MAY BE IMMEDIATELY SOLD TO ANOTHER PARTICIPANT, AND (3) the winning 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 and the Sales Contract.
Bidder registration for this online Auction event will require credit card verification as part of the registration process. Bidder understands that its credit card may be charged one dollar ($1.00) by the online service provider prior to Bidder being approved to bid in this Auction.
9. BROKER PARTICIPATION: A Cooperating Broker Registration Form with complete instructions is available from Auctioneer online at WWW.DEMPSEYAUCTION.COM.
10. BUYER’S PREMIUM: A ten percent (10%) buyer’s premium (i.e., a price surcharge charged to Buyer) will be in effect for the Auction and added to the amount of the Buyer’s highest bid to arrive at the selling price for the Property (“Total Contract Price”). Any pre-auction offer, or contract is also subject to the ten percent (10%) buyer’s premium. The Total Contract Price does not include other amounts that Buyer must pay at Closing, as provided in the Sale Contract.
11. AUCTION: The Property is subject to being sold at any time and may be withdrawn by Seller or Auctioneer from this offering or the Auction due to such sale or for any other reason, as determined within the sole discretion of Seller or Auctioneer. For some Properties, pre-auction bids may be submitted at Auctioneer’s site. All pre-auction sales shall be governed by the Terms of Auction.
Online bidding will be made available on as “AS IS” AND AS AVAILABLE basis and Seller and Auctioneer make no guarantee, representation, or warranty, of any kind regarding the online-bidding platform (including, but not limited to its merchantability, fitness, or suitability for a particular purpose), or that Bidder will be able to accurately and timely access it and bid as desired or needed, or with regard to the timely, correct, and uninterrupted transmission of each bid, or Auctioneer’s receipt and timely acceptance, handling, and notation of such bid.
The Property is scheduled for an ONLINE AUCTION SELLING SUBJECT TO OWNER CONFIRMATION, whereas the Property will be sold to the final and highest respective Bidder at the Auction, subject to owner confirmation, reserving the right to hold all offers open for 48 hours upon conclusion of auction. Auction Team may bid on Seller’s behalf up to the amount of the Seller’s reserve price. Bidding on behalf of the Seller assists Sellers and Buyers with establishing an agreed-upon sales price. Auctioneer’s discretion in conducting the Auction includes, but is not limited to, the Auction method, manner of bidding, acceptable bid increments, and determining a Buyer for the Property. The decision of Auctioneer is final regarding all matters that arise before, during, and after the Auction including, but not limited to, resolving any dispute between Bidders. DAC reserves the right to modify the Bid Increment at any time prior to the close of the auction. DAC reserves the right to offer the property any way we see fit to obtain the seller the most money.
Bidder unconditionally and irrevocably authorizes Auctioneer to receive, on Bidder’s behalf, all bids made in the Auction by anyone using Bidder’s name, assigned Bidder Number, log-in, or other means of identification of Bidder, and Bidder affirms and ratifies all such bids as being Bidder’s authorized, valid, and legally binding bids. ANY AND ALL BIDS MADE ARE IRREVOCABLE.
The Auction is a timed event that is scheduled to begin on the “Starting Date” and tentatively end on the “Scheduled Ending Date and Time” that are listed in the heading at the top of page one of the Terms of Auction; however, for a bid received just before the Scheduled Ending Date and Time, an automatic extension feature in the software for the online bidding platform will extend the Scheduled Ending Date and Time and keep the Auction open for an additional five (5) minutes beyond the time that the last bid was received, and this process will repeat every time a subsequent bid is received until no additional bid is received within five (5) minutes of the last bid received, at which point the software will cause the Auction to end and be closed to any further bidding.
In the event of any software problem, mistake, or any other reason, Dempsey Auction reserves the right to extend the closing times, stop, restart, or cancel this auction at its sole discretion.
A purchase of the Property will be considered a single transaction, whether of the whole or a fraction of the Property. The sale of any fraction of the Property will not be contingent upon the sale of any other portion thereof, whether or not purchased by the same Buyer. Bidder warrants not to do anything in relation to the Property or Auction that would be illegal, and also not to use any device, routine, software, technique, or other means that might disrupt or otherwise interfere with the proper function of the Auction Website, the conduct of the Auction, Bidders bidding in the Auction, or the operation of the online bidding platform and related software.
12. NOTIFICATION TO SUCCESSFUL BIDDER: Following the close of the Auction, Auctioneer will email notification of success to a Bidder designated by Auctioneer to be a Buyer of the Property, along with a copy of the Real Property Sale Contract and all attachments, exhibits, and other sale-related documents. Buyer must timely execute and return the Real Property Sale Contract to Auctioneer, as provided herein (see below).
13. SALES CONTRACT: Bidder should carefully read and understand the Sale Contract before bidding in the Auction. The Property will be offered subject to the terms of the Sale Contract which is not negotiable. This is a cash sale and not contingent upon any matter including, but not limited to: (a) an appraisal of the Property, (b) Buyer needing or obtaining financing, (c) an inspection of the Property following the Auction, (d) needed repairs, or (e) the result of a survey. The Sale Contract supersedes the Terms of Auction and all other documents and information related to the Overall Transaction, but not included in the Sale Contract. The Sale Contract contains the complete and exact terms for the sale and purchase of the Property, and it exclusively governs the Seller and Buyer and their respective rights, responsibilities, and remedies with regard to the Property, its sale, each other, the Overall Transaction, and all related matters, and Buyer must unconditionally and irrevocably agree to be bound by the terms of the Sale Contract without addition, change, deletion, modification, or revision of any kind whatsoever. Seller will be bound by no obligation to sell the Property unless and until both Seller and Buyer have executed the Sale Contract and a fully executed copy has been delivered by Seller to Buyer.
Not later than two (2) hours following the close of the Auction, Buyer must complete and return the following to the Auctioneer: (a) execute the Sale Contract in its entirety, along with any and all accompanying documents that require execution to bind Seller and Buyer to the sale of the Property; (b) transmit the fully executed Sale Contract and all related documents to Auctioneer by email via Adobe Sign.
Not later than twenty-four (24) hours following the close of the Auction, Buyer must complete the following and provide verification to Auctioneer: (a) wire transfer, at Buyer’s sole cost for the earnest money deposit (“Earnest Money Deposit”) (see details below), as provided by the Sale Contract and pursuant to the directions in Auctioneer’s notification email; and (b) send to Auctioneer the original version of the executed Sale Contract by U.S.P.S. first-class mail or nationally-recognized delivery service with a receipt retained. Any Buyer purchasing on behalf of a business entity or arm of government (“Artificial Person”) must execute the Sale Contract in both the Artificial Person’s and Buyer’s names, until such time as the Artificial Person presents Auctioneer with acceptable, written evidence of the Artificial Person’s good standing in its state of formation, plus written authority, in a form acceptable to Auctioneer, agreeing to be bound by the Sale Contract. Buyer will execute the Sale Contract and no addition, deletion, or revision of any kind will be permitted. No obligation to sell the Property shall be binding on the Seller unless and until the Sale Contract and its entirety have been signed and delivered by Seller back to Buyer and the Earnest Money Deposit has been received by Buyer as required. After the Sale Contract and all accompanying documents have been fully executed, the documents shall then govern the relationship between the declared Buyer and Seller.
Buyer is required to contact the Escrow Agent to schedule a definite Closing date and time. At Closing, Buyer will be responsible for paying Closing costs and all other amounts provided in the Sale Contract for Buyer to pay. The sale must close within Thirty (30) days immediately following the Auction, without any contingency, exception, or delay whatsoever.
Buyer’s failure, for any reason, to fully and timely perform both of these requirements and then timely proceed to Closing will cause Buyer to be in default, and Seller will thereafter have sole discretion to do any one or more of the following, without the requirement of giving any prior notice to Buyer: (a) declare Buyer to be in default which will immediately result in Buyer forfeiting any Earnest Money Deposit paid, as agreed-upon and reasonable liquidated damages and not as a penalty (and Buyer specifically releases and waives any right whatsoever to sue or otherwise claim against Seller or Auctioneer that their retention of the Earnest Money Deposit is either unreasonable in amount or is a penalty and not agreed-upon and reasonable liquidated damages); (b) pursue all legal and equitable remedies available against Buyer, and/or (c) declare Buyer’s bid to be immediately vacated, null, and void and reoffer and sell the Property to another buyer without Seller or Auctioneer having any liability or responsibility of any kind or amount whatsoever to Buyer, but with Buyer remaining fully responsible and liable to Seller and Auctioneer for all costs and damages that they incur.
14. DEPOSIT: Buyer will pay to the Escrow/Closing Agent, in U.S. Dollars, an Earnest Money Deposit of no less than ten percent (10%) of the Total Contract Price of the Property, which amount must be paid as outlined above.
15. TAXES: The 2025 Real Estate property taxes will be prorated as of closing. If any additional taxes are assessed resulting from the change of use by the Purchaser, they will be the responsibility of the Purchaser.
16. 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. The closing attorney is Mr. Ted Corwin with Brumlow, Corwin, and Delashmit. We encourage you to contact Mr. Corwin’s office as soon as possible to discuss the closing – 706.237.9944.
17. CLOSING COSTS: The Seller will provide a Limited Warranty Deed, unless otherwise disclosed, at closing. If for some reason the Seller is unable to convey good and marketable title to the property, unless otherwise noted, 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 at the Purchaser’s expense.
18. POSSESSION: Purchaser(s) will be granted possession of real estate at closing, on or before July 4, 2025.
19. ARBITRATION: Any action, claim, controversy, counterclaim, dispute, or proceeding arising out or related to the Auction, offering or sale of the Property, or any matter related to the Overall Transaction and involving Seller, Bidder, Buyer, or Auctioneer, in any combination, whether controlled by federal or state law, and whether an issue of law or equity, including the determination of the scope and applicability of this agreement to arbitrate, will be determined and resolved exclusively by final and binding arbitration, with no appeal permitted, except as provided by applicable law for the judicial review or enforcement of arbitration decisions. The arbitration will be administered by Judicial Arbitration and Mediation Services, Inc., or its successor, and decided by a panel of three (3) independent arbitrators, except that a Party may elect to reduce the number of arbitrators from three (3) to one (1), unless that election is opposed by another Party in a written objection timely filed with JAMS. Judgment on the arbitration award may be entered in any court having jurisdiction.
THE PARTIES WAIVE THE RIGHT TO ANY LEGAL ACTION AND TRIAL BY JURY. The costs of arbitration, including the fees and expenses of the arbitrators, but not including the Parties’ attorneys’ fees, will initially be paid equally by them. The prevailing Party will be entitled to collect from the other its full costs associated with the arbitration, including reasonable attorneys’ fees. All aspects of any arbitration will be permanently kept confidential and not disclosed in any form or manner to any entity, media, or person, and the Parties will jointly move the court entering judgment on the arbitration award to so order.
Any arbitration must be commenced within two (2) years from the date when the cause of arbitration accrues, or it will be forever barred. The right of arbitration will accrue, and the two (2) year limitation period will begin to run, on the date the breach, damage, or injury is sustained and not when the resulting damage or harm is discovered.
To the fullest extent allowed by law, neither Seller nor Auctioneer will be liable for any consequential, exemplary, incidental, indirect, punitive, or special loss or damage (including, but not limited to, damage to property or loss of use, time, income, or profits) that might arise out of the Auction, offering or sale of the Property, or any matter related to the Overall Transaction. Seller’s and Auctioneer’s total and collective liability and responsibility of every kind to a Bidder or Buyer (including, but not limited to, claims in contract, tort, and otherwise), in relation to the Overall Transaction, will not exceed the amount that Bidder or Buyer paid to access the Auction Website.
20. CHOICE OF LAW, JURISDICTION, AND VENUE: Any issue or matter arising out of, or related to, the Overall Transaction will be exclusively construed and governed in accordance with the laws of the State of Georgia without regard to its conflict of laws principles. The exclusive jurisdiction and venue for any controversy or claim between the Parties will be the County in which the property purchased resides, in the State of Georgia.
21. MISCELLANEOUS: The Terms of the Auction will bind Bidders, Buyers, and their respective agents, assigns, attorneys, beneficiaries, brokers, directors, distributees, employees, executors, heirs, legatees, members, officers, representatives, shareholders, and successors. No deletion, modification, supplement, or waiver of any provision of the Terms of Auction will be made, except by Auctioneer’s written addition, deletion, or revision published before the commencement of the Auction. Time is of the essence of all requirements set out in these Terms of Auction, and failure by Bidder or Buyer to timely and fully perform will be a material breach.
22. LIMITATION ON OFFERING AND AUCTION: The offering of the Property is not extended to, and the Auction is not open to, any person in a state or other jurisdiction where such an offering is prohibited by law. The information included in any advertising, mailing, marketing, or other publication done by Seller or Auctioneer, as well as on the Auction Website, does not constitute an offer to sell or the solicitation of an offer to buy the Property. No sale of the Property will knowingly be made to any person in a state or other jurisdiction in which an offer, solicitation, or sale of the Property would be prohibited by law.
23. FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT OF 1980: Pursuant to the Foreign Investment in Real Property Tax Act, Seller represents that Seller is not a non-resident alien, foreign corporation, foreign partnership, foreign trust, or foreign estate, and Seller agrees to execute an affidavit to this effect at Closing and deliver such to Buyer.
EXHIBIT C
Deed Restrictions
(Attached to and Incorporated into the Terms and Conditions of Sale)
These properties will be restricted against any type of the following:
1. Watercraft-Related Restrictions:
The Property shall not be used, directly or indirectly, for any business, operation, or activity involving the sale, repair, service, lease, or rental of boats, jet skis, or any other form of watercraft, whether new or used. This includes, but is not limited to:
o Watercraft dealerships
o Watercraft repair or service facilities
o Watercraft accessory sales
o Watercraft rentals or leasing operations
2. Powersports-Related Restrictions:
The Property shall not be used for the sale, service, repair, or display of general powersports equipment including, but not limited to, motorcycles, golf carts, all-terrain vehicles (ATVs), utility task vehicles (UTVs), and similar vehicles. No powersports dealership, repair shop, or rental business may be operated on the Property.
3. Advertising Restrictions:
No signage, billboards, banners, flags, posters, or other forms of advertising shall be placed, erected, or displayed on the Property that promotes or supports competing watercraft-related businesses or services, including but not limited to watercraft dealers, repair services, or rental operations.
4. Materials Sales Restrictions:
The Property shall not be used for any business engaged in the commercial sale or distribution of sand, gravel, rock, mulch, or similar landscape or construction materials.
These restrictions will be reflected on the deed. By participating in the auction and accepting the Terms and Conditions of Sale, all bidders acknowledge and agree to be bound by the foregoing deed restrictions upon acquisition of the Property.