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Branch County, Michigan

Owner: Blackburn Farms, LLC Mon, Nov 27, 2017

SOLD FOR $1,627,000

• 495+/- Acres in 19 Tracts • 4 Farms • Productive Tillable Land • Recreational/Hunting Land • Potential Building Sites • Apple Orchards near Lake George • Beautiful Pond & Pasture Land • Online Bidding Available

Auction Info Book


Thursday, November 9 from 2pm - 4pm
Monday, November 20th from 10am - noon

Inspection Headquarters at the barns on Tract 3


PROPERTY DIRECTIONS: From the intersection of Copeland Rd and S. Angola Road in Kinderhook, MI:
Farm A: travel south on S. Angola Rd. 2 miles to Kope Kon Rd. Turn right on Kope Kon Rd., and travel approximately 0.4 miles. Tract 4 (farm headquarters) will be on the right side of the road.
Farm B: travel north on S. Angola Rd. for 0.5 miles. Property will be on the left side of the road.
Farm C: travel east on Copeland Rd. for 0.7 miles. Property is on the right side of the road just across I-69 Interchange.
Farm D: travel east on Copeland Rd. for 3 miles. The property will be on the left side of the road.


The Dearth Community Center located at the Branch County Fairgrounds, 262 South Sprague Street, Coldwater, MI 49036. From exit 13 on I-69 at Coldwater, travel west on E Chicago St toward downtown Coldwater 0.8 miles to Sprague St. Turn South on Sprague St., and travel 0.8 miles to Garfield Ave. (past the main entrance to the Fairgrounds). Turn West on Garfield Ave. and travel 0.2 miles to the Dearth Community Center.


Tract 1: 8± ac
FARM A - 285+/- ACRES - Large contiguous block of orchard, farmland, and recreational land near Lake George. This park-like setting needs to be viewed to fully appreciate.
Tract 1: 8+/- acres
apple orchard with a nice Morton building and frontage on Kope Kon Rd. Beautifully well-maintained apple orchard with income potential!

Tract 2: 28± ac tillable and apple orchard with frontage on Kope Kon Rd. Older trees, with maintained paths throughout creating beautiful views!

Tract 3: 9± ac with a beautiful setting which includes two Morton Pole buildings and the balance in pasture and woods. Frontage on Kope Kon Rd. Investigate the possibilities this tract has to offer for small business or boat storage!

Tract 4: 0.3± ac lot with channel access to Lake George. Imagine your dream home here.

Tract 5: 39± ac with 40+/- acres tillable farmland (per FSA) with access on Kope Kon Rd. Locke and Kidder Sandy Loam soils.

Tract 6: 30± ac SWING TRACT including mainly all tillable farmland. Locke and Kidder Sandy Loam soils. Combine with Tract 5 to assemble a larger tillable piece. This SWING TRACT must be purchased by an adjoining landowner providing access or combined with tracts in the auction providing road access.

Tract 7: 20± ac SWING TRACT including wooded and open tillable land making this an ideal recreational paradise. This SWING TRACT must be purchased by an adjoining landowner providing access or combined with tracts in the auction providing road access.

Tract 8: 13± ac with an ideal setting including road access on Angola Rd. and Kope Kon Rd. 6+/- acres tillable (per FSA). Investigate the potential this tract can offer.

Tract 9: 56± ac of recreational paradise, including woods, wetlands, grassland, and 12+/- tillable acres (per FSA) ideal for food plots. Think of the possibilities!

Tract 10: 43± ac including a nice balance of tillable (approx. 19 acres per FSA) and recreational land. Enjoy the great outdoors while also having income producing farmland!

Tract 11: 39± ac with nearly 12 acres tillable farmland (per FSA) with frontage on Deerfield Rd. Balance of the property is woods and wetlands. A hunters paradise! Locke and Elmdale sandy loam soils.

Tract 12: 5± ac
FARM B - 20+/- ACRES - Potential mini-farm or building sites near Coldwater on Angola Road.
Tract 12: 5+/- acres
nearly all tillable land with access on Angola Road and Paradine Rd. Investigate the possibility of a country building site!

Tract 13: 15± ac with 14+/- being tillable farmland. Oshtemo and Ormas sandy loam soils. Frontage on Angola Rd.

Tract 14: 20± ac
FARM C - 110+/- ACRES - Great location with lots of possibilities near Exit 3 on I-69. Consider the commercial potential!
Tract 14: 20+/- acres
with country home and several outbuildings. Great secluded setting!

Tract 15: 90± ac including approximately 65+/- acres tillable cropland and balance in grass and recreational land. Primarily Fox sandy Loam Soils. Great location along I-69 and Copeland Rd. This tract has received a well permit from MI DEQ and can be irrigated.

Tract 16: 22± ac
FARM D - 80+/- ACRES - Attractive, rolling, property with pasture land, tillable, and a pond!
Tract 16: 22+/- acres
currently used as pasture with frontage on Copeland and Legg Rd. Existing well and newer cattle working pens.

Tract 17: 21± ac of which is nearly all tillable farmland. Primarly Fox and Oshtemo sandy loam soils. Frontage on Legg Rd.

Tract 18: 6± ac with beautiful views overlooking a large pond. Examine the potential of a great waterfowl pond or the possibility of creating a country estate!

Tract 19: 31± ac including a mixture of trees, grassland, and wetlands creating an ideal recreational piece with access on Legg Rd. Potential exists for a secluded estate!


FARM A - 285+/- ACRES - TRACTS 1-11

FARM B - 20+/- ACRES - TRACTS 12-13

FARM C - 110+/- ACRES - TRACTS 14-15

FARM D - 80+/- ACRES - TRACTS 16-19


FARM A - 285+/- ACRES - TRACTS 1-11

FARM C - 110+/- ACRES - TRACTS 14-15

FARM D - 80+/- ACRES - TRACTS 16-19


PROCEDURE: The property will be offered in 19 individual tracts and any combination of tracts within Tracts 1-3, and 4-19. There will be open bidding on all tracts and combinations during the auction as determined by the Auctioneer. Bids on tracts and tract combinations may compete.

DOWN PAYMENT: 10% down payment on the day of auction for individual tracts or combinations of tracts. The down payment may be made in the form of cashiers check, personal check, or corporate check. YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING, so be sure you have arranged financing, if needed, and are capable of paying cash at closing.

ACCEPTANCE OF BID PRICES: All successful bidders will be required to enter into Purchase Agreements at the auction site immediately following the close of the auction. All final bid.

EVIDENCE OF TITLE: Seller shall provide an owners title insurance policy in the amount of the purchase price.

DEED: Seller shall provide Warranty Deed(s).

CLOSING: The balance of the purchase price is due at closing, which will take place approximately December 28th, 2017. Costs for an insured closing shall be shared 50:50 between Buyer(s) and Seller.

POSSESSION: Possession is at closing, subject to harvest of growing 2017 crop.

REAL ESTATE TAXES: Real estate taxes will be the responsibility of the Buyer(s) beginning with 2018 taxes due after closing.

PROPERTY INSPECTION: Each potential Bidder is responsible for conducting, at their own risk, their own independent inspections, investigations, inquiries and due diligence concerning the property. Inspection dates have been scheduled and will be staffed with auction personnel. Further, Seller disclaims any and all responsibility for Bidders safety during any physical inspection of the property. No party shall be deemed an invitee of the property by virtue of the offering of the property for sale.

ACREAGE: All tract acreages, dimensions, and proposed boundaries are approximate and have been estimated based on current legal descriptions and/or aerial photos.

SURVEY: The Seller shall provide a new survey where there is no existing legal description or where new boundaries are created by the tract divisions in this auction. Any need for a new survey shall be determined solely by the Seller. Seller and successful bidder shall each pay half (50:50) of the cost of the survey. The type of survey performed shall be at the Sellers option and sufficient for providing title insurance. Combination purchases will receive a perimeter survey only.

AGENCY: Schrader Real Estate & Auction Company, Inc. and its representatives are exclusive agents of the Seller.

DISCLAIMER AND ABSENCE OF WARRANTIES: All information contained in this brochure and all related materials are subject to the terms and conditions outlined in the Purchase Agreement. The property is being sold on an AS IS, WHERE IS basis, and no warranty or representation, either expressed or implied, concerning the property is made by the Seller or the Auction Company. All sketches and dimensions in the brochure are approximate. Each potential bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning the property. The information contained in this brochure is subject to verification by all parties relying on it. No liability for its accuracy, errors, or omissions is assumed by the Seller or the Auction Company. Conduct of the auction and increments of bidding are at the direction and discretion of the Auctioneer. The Seller and Selling Agents reserve the right to preclude any person from bidding if there is any question as to the persons credentials, fitness, etc. All decisions of the Auctioneer are final.