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View Full Version : 11 acre KY Farm - now 71 acres up for auction.



Holly Jeanne
Apr. 27, 2011, 09:12 AM
I'm not associated with these folks but I know a few people have asked about farms in Kentucky recently so I thought I'd pass this along. :)

http://www.yourkentuckyhome.com/horse-farm-11-acres-barn-stream-black-board-fence-perryville-ky-home-for-sale-kentucky/

Bacchus
Apr. 27, 2011, 11:00 AM
I am surrounded by farms for sale in Kentucky, and I'm in the heart of horse country. Everything from a few acres to hundreds. I have two friends trying to sell, too -- one had to move and is stuck:( There are some really good deals out there.

arabiansrock
Apr. 27, 2011, 12:47 PM
the ad doesn't say how much? I am dying to know how much that property is considering it would go for over a million here in NoCal

PNWjumper
Apr. 27, 2011, 01:14 PM
You're not kidding Bacchus!

Different area, but I've had my farm up for sale for over a year now with ZERO lookers. We're at rock bottom price now (well below what it would cost to buy the land and build the house alone), but there just isn't a horse farm market at the moment. We're in the same boat as your friends in that we have to move, but we're stuck. My boss recently told me that we have to move by July 1st or I get to find a new job. So much for compassion about the situation! We've even gone the route of offering owner financing and now have it up for lease...ugh. T-minus 2 months and counting.....

That is a nice farm, though, and it's a shame they don't have pricing on it!

Fessy's Mom
Apr. 27, 2011, 01:26 PM
I found it on realtor.com - it's listed at $349,900.

LauraKY
Apr. 27, 2011, 01:39 PM
Looks overpriced to me for the area. It's an hour SE of Lexington and not off an interstate. Good luck getting an equine vet out.

I'm sure it's pretty there, though. I've only been to Harrodsburg and Danville (about 15 minutes away).

I looked at the pictures. Looks like a relatively nice house, but they painted the kitchen that awful UK blue that someone painted our MBR and bath. Kitchen not updated, good luck with that price.

LauraKY
Apr. 27, 2011, 01:50 PM
Example: $369,000 in Georgetown (close to HorsePark, vets, etc), 25 acres, updated kitchen (although I don't understand why people buy white appliances when everyone wants stainless), 40 x 60 Amish built barn....

Really pretty house, brick. There's more. A lot more.

And I really do wonder about the motivation of the poster.

scheherazadetbmare
Apr. 27, 2011, 02:29 PM
Laura, I want that patricks whatever its name is farm in KY. The ad keeps running in the chronicle mag. And it's reduced! Like 1/2 price. Oh wait, my lotto ticket isn't a winner.:lol:

The idea of a 1/2 mile INDOOR track is so cool.

msj
Apr. 27, 2011, 04:56 PM
although I don't understand why people buy white appliances when everyone wants stainless


LauraKY- not everyone loves stainless. Honest. The builders do though. I've seen it discussed on other bb. :)

msj
Apr. 27, 2011, 05:11 PM
Actually horse farms are not the easiest to sell in the first place, and I don't think it matters where you are located. :( I just love to read the real estate section of our Saturday paper when the advise givers are always saying if a place isn't selling or being looked at you have to lower the price.

A horse farm will appeal to maybe one in 10,000 buyers and probably only 1 in 100,000 can afford it anyway. :(

showidaho
Apr. 27, 2011, 05:31 PM
We had a month to move from the Kansas City area to Connecticut...We had a small, but updated home on 20 acres with the works for horses (perfect fences, 150x250 outdoor with stadium lights, 8 stall barn, turnouts galore and actual pasture). We put it up for sale at the same price we paid (and we did a ton of work to the place - updates, etc) and didn't have one looker. We LOWERED the price to significantly lower than we paid...still no lookers. We were panic-stricken. A week before we had to move our vet bought it at a crazy low price. I know the economy sucks for everyone, but my gosh did we ever take a bath on that place...and don't get me started on CT real estate!!!

I feel for everyone with a horse property to sell, but I can tell you that my realtor really didn't get it. With a horse property it really isn't about lowering the price as much as finding a buyer. Our vet probably would have bought it for more than she did, but we had already lowered the price at our realtors prompting. I can't tell you how important it is to let your vet, farrier, trainer, etc know that your place is for sale and you really need to sell. Also, don't be above posting flyers at horse venues in your area. I think niche, out-of-the-box style marketing works well for horse properties. Best of luck in selling your homes and finding new places. I KNOW how hard it can be. :(

clanter
Apr. 27, 2011, 05:40 PM
When we built our barns we built them as dual purpose buildings...a horse barn or easily converted in garage.

A few years ago when we had an appraisal done they ran the barns both way... as a garage they came being worth three times that of a barn... reason given was the same as above...most buyers are not looking for a horse property

Holly Jeanne
Apr. 28, 2011, 06:46 PM
Well, since LauraKY questioned my motivation, I'm happy to answer that question. I want more sport horse people living near me!! (as opposed to all the QH and TWH horse people in the area.) More people to be friends with who understand about dressage. :lol: Since I had no idea the price and haven't seen the place, I won't comment on that. For the record, I have and love my little 12 acre place and you couldn't dynamite me off of it. :) Well, I'm off to my own farm now to feed my two dressage horses.

Kate66
Apr. 28, 2011, 11:47 PM
I liked the barn and the fencing. The house did absolutely nothing for me, I thought it was totally characterless. You'd be able to buy something nicer than that around my area in TX for that sort of money....however, you'd have to want to come to Tx and deal with the snakes, scorpions, hideous heat......... actually scratch all that - I'll sell this place to anyone who wants to come!

crosscreeksh
Apr. 29, 2011, 03:41 PM
We've had our horse farm on and off the market for the last 4 years. Historical home, new 12 stall stable with all the amenities, 7 stall "motel", new foaling barn, new horse safe fences, the list goes on. FSBO and/or a leading broker. NADA!!! A few casual lookers - people wanting ideas on how to build THEIR barn!, folks with NO credit wanting to lease/owner purchase (Ain't gonna happen) and some cattle ranchers who wish the horse facilites weren't there and don't want to pay extra for them!! Not one offer...or serious interest and we have dropped the price over $200k!!! If you are in the horse business/breeding and build your facility for your own use and pleasure are you supposed to burn it down so it will appeal to non-horse people?? Makes me crazy!! I love this farm...just hate the cold and wind here! Why is it that anything you "want" is a fortune and anything you "have" is worth sh**???

LauraKY
Apr. 29, 2011, 04:06 PM
Well, since LauraKY questioned my motivation, I'm happy to answer that question. I want more sport horse people living near me!! (as opposed to all the QH and TWH horse people in the area.) More people to be friends with who understand about dressage. :lol: Since I had no idea the price and haven't seen the place, I won't comment on that. For the record, I have and love my little 12 acre place and you couldn't dynamite me off of it. :) Well, I'm off to my own farm now to feed my two dressage horses.

I completely understand. We're far enough south from Lexington that it's mostly TW and QH (even though I have a QH, but he's a dressage (3rd level), eventing, polo pony all around. A few dressage farms and some TB farms. We have a great vet and farrier, but they don't have a lot of clients here. Farrier comes just for me and one other (my small animal vet has dressage horses).

Holly Jeanne, do you have any trouble getting the big guys (R&R, Hagyard, Woodford, Park, etc.) coming down to you?

Dance_To_Oblivion
Apr. 29, 2011, 04:41 PM
I completely understand. We're far enough south from Lexington that it's mostly TW and QH (even though I have a QH, but he's a dressage (3rd level), eventing, polo pony all around. A few dressage farms and some TB farms. We have a great vet and farrier, but they don't have a lot of clients here. Farrier comes just for me and one other (my small animal vet has dressage horses).

Holly Jeanne, do you have any trouble getting the big guys (R&R, Hagyard, Woodford, Park, etc.) coming down to you?

I am in the same boat :) Where are you Laura? I am exactly 35 minutes from Woodford and I use them as my regular vet.

LauraKY
Apr. 29, 2011, 04:59 PM
I'm in Richmond and I use Park. Hagyard will come down, for a price. A big price. I called in a big favor once and had R&R come down for a wound problem (hadn't found Park yet). I use Rob Spencer for farrier...he does podiatry work for Woodford too.

We looked at a house in Harrodsburg when we first moved here. It was sold before we could get out to see it (we were in Maryland). County Saddle fitter bought it right out from under us. I think they've sold it now. It's just as well, the house and barn were on a ridge, not much flat or even moderately hilly property and the fencing all needed to be replaced. Ours had three and 4 board fencing in decent shape.

Didn't realize we were going to have a problem with vet and farrier. If I'd known, I would have moved closer to Lexington. But, it's all worked out finally. Now if I could just get broadband.

Dance_To_Oblivion
Apr. 29, 2011, 06:58 PM
I'm in Richmond and I use Park. Hagyard will come down, for a price. A big price. I called in a big favor once and had R&R come down for a wound problem (hadn't found Park yet). I use Rob Spencer for farrier...he does podiatry work for Woodford too.

We looked at a house in Harrodsburg when we first moved here. It was sold before we could get out to see it (we were in Maryland). County Saddle fitter bought it right out from under us. I think they've sold it now. It's just as well, the house and barn were on a ridge, not much flat or even moderately hilly property and the fencing all needed to be replaced. Ours had three and 4 board fencing in decent shape.

Didn't realize we were going to have a problem with vet and farrier. If I'd known, I would have moved closer to Lexington. But, it's all worked out finally. Now if I could just get broadband.

LOL....we just switched from satellite to a local wireless signal and are soooo much happier! Our address is technically Harrodsburg but we are a good 20-25 minutes away from there on back roads :)

ReSomething
Apr. 29, 2011, 08:05 PM
Well, since LauraKY questioned my motivation, I'm happy to answer that question. I want more sport horse people living near me!! (as opposed to all the QH and TWH horse people in the area.) More people to be friends with who understand about dressage. :lol: . . .


Oh don't worry about that! My coworker is a TWH & RMH fan and lives near Shelbyville, where there are lots and lots of saddleseat ASB farms, and nary a TWH to be found.

We live in Backyard Heaven and most of the horses near me are used for trail riding or pasture pets, seems like. Also have a problem getting good vet services even though we're within 4 miles of the interstate and Hagyard is probably less than 25 miles away. Sure we can haul to them but that isn't always an option.
We are the lucky ones here with DSL. Paid the extra for Xtreme and it runs almost as fast as my mom's Basic DSL in town :rolleyes:.
Still I'm very thankful. Where I used to live the ONLY option was dialup - the terrain was too rugged for line of sight so no cell service, and even Dish TV was a crapshoot unless you had enough angle of southern exposure. And don't get me started about housing prices and traffic!

LauraKY
Apr. 29, 2011, 08:56 PM
LOL....we just switched from satellite to a local wireless signal and are soooo much happier! Our address is technically Harrodsburg but we are a good 20-25 minutes away from there on back roads :)

We can't get wireless. We're in an almost wireless free area thanks to the army depot blocking signals. Sigh. We even looked into a T-1 line and hosting a wireless hotspot for our road, but I would have been on the hook for $1500/month. Couldn't take the chance people wouldn't pay for their share.

So, satellite it is, for the time being.

TrotTrotPumpkn
Apr. 29, 2011, 09:10 PM
I have access to two vet clinics, but have to travel 4 hours to the closest dressage or H/J show. If it makes you feel any better. ;)

LauraKY
Apr. 29, 2011, 09:14 PM
Now, we don't have that problem here. Not at all.

Holly Jeanne
May. 2, 2011, 08:35 AM
I actually haven't tried to get one of the big three to come down. I've gone to them a few times. All of the vets here have horses. They aren't equine specialists but do seem to know when to refer. (I'm south of Danville)

I work full-time and hauling to lessons on weekends in Lexington is not my idea of a good time. Now that Meadow Lake has a monthly dressage clinician, lessons are easier. :)

I'm actually happy with my farrier. Doesn't do specialty work but, knock wood, my horses haven't needed it. He does most of my friends horses as well, including the h/j barn where I currently have a horse. That works out great! We're even on the same day. :lol:

My only access to internet is by satelite which I do not want to do. :(

I have great neighbors and I'm actually madly in love with their QH filly born a couple of months ago but they really don't get my going in circles thing. :D

7HL
May. 2, 2011, 09:26 AM
We've been looking, so this is our favorite place to look.

http://www.landandfarm.com


Here's a few in KY

http://www.landandfarm.com/property/133.07ac._3_Year_Old_Home-296913/

http://www.landandfarm.com/property/105_Acre_Farm_For_Sale-349888/

http://www.landandfarm.com/property/54_acres_in_Crittenden_County_Kentucky-340966/

http://www.landandfarm.com/property/Country_Living-339890/

There is lots of inexpensive property out there, in KY, TN, etc., all well within reach by many.

Bacchus
May. 2, 2011, 09:35 AM
I live in Versailles (about 10 miles from downtown Lexington) and I don't know where any of those places are;)

Nice farms for nice prices, though.

vineyridge
May. 2, 2011, 09:41 AM
Don't get me started on realtors. They are in the business to sell; their money comes from their commissions, and the quicker the sale, the quicker they get their money. Even though the commission is a percentage of the sales price, it's a relatively small percent, and they are happiest with less money and a quicker sale. Housing is cheap here, I might add. So, IME, they push hard for the lowest amount they can get the buyer to be willing to accept. "Fair" price to the seller means little to them; moving the property quickly and with as little work as possible means a huge amount. We had my father's house on the market once, and the realtor wanted us to list it at more than 10% less than appraised value to start. Good neighborhood and before the housing bust. It sold in 4 months at what we wanted originally. We resisted the realtor's "drop the price" pushes.



We had a month to move from the Kansas City area to Connecticut...We had a small, but updated home on 20 acres with the works for horses (perfect fences, 150x250 outdoor with stadium lights, 8 stall barn, turnouts galore and actual pasture). We put it up for sale at the same price we paid (and we did a ton of work to the place - updates, etc) and didn't have one looker. We LOWERED the price to significantly lower than we paid...still no lookers. We were panic-stricken. A week before we had to move our vet bought it at a crazy low price. I know the economy sucks for everyone, but my gosh did we ever take a bath on that place...and don't get me started on CT real estate!!!

I feel for everyone with a horse property to sell, but I can tell you that my realtor really didn't get it. With a horse property it really isn't about lowering the price as much as finding a buyer. Our vet probably would have bought it for more than she did, but we had already lowered the price at our realtors prompting. I can't tell you how important it is to let your vet, farrier, trainer, etc know that your place is for sale and you really need to sell. Also, don't be above posting flyers at horse venues in your area. I think niche, out-of-the-box style marketing works well for horse properties. Best of luck in selling your homes and finding new places. I KNOW how hard it can be. :(

ReSomething
May. 2, 2011, 01:02 PM
. . .
There is lots of inexpensive property out there, in KY, TN, etc., all well within reach by many.

Within reach but not to a job.

I didn't move to KY so I could have a 60 mile one way commute.

Actually for those in the medical professions they are a pretty good deal because there is work just about everywhere, and possibly for educators too, and prison guards.

I do know where Columbia is, down in Amish country about 2 hours south of Lexington.

Holly Jeanne
May. 11, 2011, 01:22 PM
I never considered doing this but I have found that property auctions are quite common in Kentucky. Here is one coming up in a couple of weeks:

http://www.helmandreynoldsauction.com/auctions/110521/

The property across from me came up for auction in tracks about 8 years ago. I had visions of development causing me nightmares. My neighbor bought all the tracks and put cattle on it. :D With property moving slowly, someone might be able to get multiple tracks of this 71 acres reasonably.