Tract 1 — 32.12 Acres

155 ACRES - 10 TRACTS
STARLIGHT ESTATE MULTIPAR ONLINE AUCTION
BIDDING BEGINS: SUNDAY, OCTOBER 19 @ 6PM
BIDDING ENDS: SUNDAY, NOVEMBER 9 @ 6PM
6700 BLOCK OF ST JOHNS ROAD, FLOYDS KNOBS, IN 47119

Offering for the first time at public auction, an expansive 155-acres of rolling Starlight countryside - family owned by the Marie Balmer Estate.  A beautiful mix of open fields and mature woodlands, with road frontage on both sides of St. Johns Road and easement frontage on the proposed Balmer Ridge. Whether you plan to build, invest, or expand, seize this rare opportunity to buy land in one of Southern Indiana’s most delightful communities. 

Divided into 10 individual tracts ranging from 5 to 32 acres, the property is selling by multipar, allowing bidders the opportunity to  purchase a single tract, any combination, or the entire property. Come out and pursue your dream, you’ll never want to leave! 

PROPERTY HIGHLIGHTS

• 155± Acres in Clark County, Indiana
• Divided into 10 Tracts Ranging From 5 Acres to 32 Acres
• Building Sites - Recreational Land - Agricultural Land
• Open Land - Woodlands - Knob View - Barns - Pond
• 1,165’ Road Frontage on North Side of St. Johns Road
• 1,508’ Road Frontage on South Side of St. Johns Road
• 3,945’ Easement Frontage on the Proposed Balmer Ridge
• Road Maintenance Agreement on Tracts 5-10
• Restrictions & Protective Covenants
• 2025 Survey by David J. Ruckman, P.L.S.
• Borden-Henryville School Corp.
• 9 Miles to I-265 (Grant Line Road Exit)
• 10 Miles from Paoli Pike via Scottsville Road

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155 ACRES  | 10 TRACTS | CLARK COUNTY 
BUILDING SITES | WOODLANDS | AGRICULTURAL LAND

The Balmer Farm will be offered in 10 individual tracts, followed by a series of combinations, with the auction concluding when prospective purchasers no longer wish to increase their bids. The combination that realizes the highest total bid will determine the final sales price, subject to seller confirmation. The multi-par method allows buyers to maintain control of a single tract or any combination of tracts throughout the auction. Bid with intention and bid to win because every bid placed has the potential to be a winner.

TRACT 1 — 32.12 ACRES

• Dense scenic woodland hillside.
• Knob view.
• Approachable entrance area at the southwest corner.
• 1,165’ Road Frontage on North Side of St. Johns Road

TRACT 2 — 12.33 ACRES

• Gently rolling, open field, surrounded by woods.
• 509’ Road Frontage on South Side of St. Johns Road 

TRACT 3 — 6.29 ACRES

• Gently rolling, open field, bordered by woods on two sides.
• 287’ Road Frontage on South Side of St. Johns Road 

TRACT 4 — 5.28 ACRES

• Gently rolling, open field, back of property bordered by woods.
• 199’ Road Frontage on South Side of St. Johns Road 

TRACT 5 — 8.12 ACRES + POLE BARN

• Gently rolling, open field, some woods.
• 35’ x 40’ Pole Barn on South Side of St. Johns Road
• Subject to 50’ Right of Way Easement
• Direct access from St. Johns Road, with additional frontage along the easement.
• 513’ Road Frontage on South Side of St. Johns Road
• 1,118’ Easement Frontage on Proposed Balmer Ridge
• Road Maintenance Agreement 

TRACT 6 — 15.82 ACRES

• Gently rolling, open field, woodlands.
• 594’ Easement Frontage on Proposed Balmer Ridge
• Road Maintenance Agreement 

TRACT 7 — 8.53 ACRES + BARN

• Gently rolling, open field, woodlands.
• Small pond,
• 25’ x 45’ Old Barn
• 1,107’ Easement Frontage on Proposed Balmer Ridge
• Road Maintenance Agreement 

TRACT 8 — 13.04 ACRES

• Gently rolling, open field, woodlands.
• 680’ Easement Frontage on Proposed Balmer Ridge
• Road Maintenance Agreement 

TRACT 9 — 29.08 ACRES

• Gently rolling, open field, heavy woodlands.
• 139’ Easement Frontage on Proposed Balmer Ridge
• Road Maintenance Agreement

TRACT 10 — 24.46 ACRES

• Gently rolling, two open fields, heavy woodlands.
• 307’ Easement Frontage on Proposed Balmer Ridge
• Road Maintenance Agreement 

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MULTIPAR AUCTION METHOD 
The Multipar Auction Method is used to sell multiple parcels (tracts) of real estate at auction. Throughout the auction, the buyer maintains maximum choice and control, bidding on the specific parcel or combinations of parcels they are interested in. Buyers can bid on individual parcels, a combination of parcels, or the entire property. The final sales price is determined by the combination that realizes the highest bid. 

COMBINATION BIDDING
Combination bidding begins Sunday, November 2 @ 6PM. 

NO MAX BID
There is no maximum bid feature in a multipar auction. Any posted bid will increase to the bid amount entered.

EXTENDED BIDDING
If a bid is placed on any parcel—whether as the winning bid or a backup bid, individual or combined bid—in the last 10 minutes, the entire auction will remain open for an additional 10 minutes. If any further bidding occurs, the extension timer will reset to 10 minutes. If no further bidding occurs, the lots will close when the timer expires.

The Harritt Group staff is always available to assist any bidder who has questions. If you need assistance with bidding, please call our office at 812-944-0217 for help. Our staff will be available to answer any questions you may have. 

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UTILITIES AVAILABLE NEARBY (At Buyer’s Expense) 
Water — Borden Tri-County Water
Electric (West Side) — Harrison County REMC
Electric (East Side) — Clark County REMC
Internet — Telemedia 

WATER
B.T.C. REGIONAL WATER DISTRICT - Water service is not currently extended to the 155-acre property. To obtain water service for the entire property or to any of the proposed tracts, a main line extension will be required. The cost of the extension is the responsibility of the buyer(s). 

SERVICE PROVIDER LETTER from Borden Tri-County Water

ELECTRIC 
CLARK COUNTY REMC — Joe McNew (812-248-7511)
HARRISON COUNTY REMC — Jason Flock (812-738-4115)

Electric service is not currently extended to the 155-acre property. To obtain electric service for the entire property or to any of the proposed tracts, an extension will be required. The cost of the extension is the responsibility of the buyer(s). A utility boundary line divides the service territory on St. Johns Road between Harrison County REMC (on the west side) and Clark County REMC (on the east side).  Clark County REMC's service is on the northeast corner of the Balmer property and Harrison County REMC service is 1,300’ +/-  from the west line of the Balmer property.  

SERVICE PROVIDER LETTER from Clark County REMC

DRAWING OF UTILITY BOUNDARY LINE from Harrison County REMC

INTERNET
Telemedia — Chris A. Broy (812-620-2023)

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PROTECTIVE COVENANTS & RESTRICTIONS

• No mobile home, double wide, modular home, trailer, basement, tent or shack erected shall be used at any time as a residence (temporarily or permanently) nor shall any structure of a temporary character be used as a residence.
• No junk or inoperative vehicles shall be allowed upon the premises except in enclosed structures where the same shall not be visible to adjoining property owners or from the public right of way.
• No noxious or offensive trade or activity shall be carried on upon the real estate, nor shall anything be done thereon which may be or may become an annoyance and/or a nuisance to the neighbor. Normal agricultural activities, including livestock and farming, are allowed.
• The real estate shall not be used or maintained as a dumping ground for rubbish, etc. Trash, garbage, or other waste shall not be kept except in sanitary containers. All incinerators or other equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition.
• Individual sewage disposal systems shall be located, and constructed in accordance with governmental requirements, standards, and recommendations installed shall be obtained from such authority.

PRIVATE ROADWAY AND UTILITY EASEMENT, AND MAINTENANCE AGREEMENT

Tracts 5 through 10 will be served by a 50-foot roadway easement granted for ingress and egress, as well as for the installation and maintenance of utility connections, for the benefit of Tracts 5, 6, 7, 8, 9, & 10, along the proposed private roadway to be known as Balmer Ridge. The owners of Tracts 5 through 10 shall share equally in the cost of (1) constructing the gravel roadway within the easement area, (2) performing all reasonable and necessary maintenance and repairs required to maintain and keep the road in good condition and (3) funding the cost of maintenance and future improvements to the road as mutually agreed upon. 

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REAL ESTATE TAXES (2024/2025)
Carr Township

• 40 Acres + Improvements (Annual) — $464.76
• 65.44 Acres Unimproved (Annual) — $751.39
• 40 Acres Unimproved (Annual) — $288.16 ppl
• 7.5 Acres + Improvements (Annual) — $378.02

DEDUCTIONS (2024/2025)
None 

FLOOD ZONE
None 

LEGAL DESCRIPTION
Part of Section 17 & 20 T-1-S, R-6-E
155.32 Acres Per Survey 

PARCELS
10-02-02-000-041.000-026 - 40 Acres + Improvements 
10-02-01-700-002.000-026 - 65.44 Acres 
10-02-02-000-042.000-026 - 40 Acres
10-02-01-700-007.000-026 - 7.5 Acres + Improvements 

SURVEY 
Current survey provided by David J. Ruckman, P.L.S. 

SCHOOL CORPORATION
Borden-Henryville School Corp. 

AREA ATTRACTIONS
Joe Huber’s Family Farm & Restaurant
Huber’s Orchard, Winery & Vineyards
Starlight Distillery 

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BUYERS PREMIUM
10% Buyer’s Premium added to the hammer bid price to determine the final purchase price.

REAL ESTATE TERMS
A non-refundable down payment (10% of the purchase price) in the form of cash, check, or wired funds in USD are due within 48 hours following the auction, balance due in 40 days. Buyer to receive clear title.  If the property sells as a whole to one buyer, the taxes will be prorated to the day of closing.  If  property sells in individual or combination tracts the buyers will assume 2026 taxes due 2027. Selling as is without contingencies, all inspections welcomed prior to auction. If you choose to obtain financing, it is not subject to approval or appraisal. All closing costs are the buyer’s expense. Possession at closing. See full details in the Auction Bid Packet.

POSSESSION 
Possession at closing. 

OPEN INSPECTION

• Sunday, October 19, 12:00 PM - 3:00 PM
• Thursday, October 30, 3:00 PM - 6:00 PM
• Sunday, November 9, 12:00 PM - 3:00 PM

Or contact us to schedule a private showing.

PROPERTY LOCATION 
6700 Block of St Johns Road, Floyds Knobs, IN 47119

SELLER
Marie A. Balmer Estate

PERSONAL REPRESENTATIVE
Bruce Balmer

ESTATE ATTORNEY
Pamela Thompson

DIRECTIONS

• From I-265 Grantline Road: North 4.5 miles to left on W. St. Joe Road by Chicken House restaurant.  West 7/10 mile to top of hill, continue 1.3 miles onto St. Johns Road. Right on St. Johns Road 2.3 miles to the property.
• From Hwy.150 or Paoli Pike: North 5.4 miles on Scottsville Road to right onto Starlight Road. Continue 3.4 miles to the right on St. Johns Road. East 1.6 miles to the property. 
• From  IN-60: West towards Borden to left onto Star Valley Way. Travel 2.4 miles and continue onto St. Johns Road 3.7 miles to left onto St. Johns Road. 1.1 miles to property. 

This property is offered under specific terms and conditions per the printed auction bid packet and is included and adapted in a legally binding purchase agreement. If you have not read and reviewed the auction bid packet or do not completely accept the terms and conditions - do not bid. 

BUYER’S PREMIUM
A 10% buyer’s premium will be added to the final bid. The buyer’s premium, together with the final bid amount, will constitute the total purchase price of the Real Estate. (Example: Hammer Bid Price $100,000 plus 10% Buyer’s Premium equals Contract Purchase Price of $110,000). 

MULTIPAR AUCTION METHOD
The multipar auction method is used to sell multiple parcels of real property at auction. Throughout the auction, the buyer maintains maximum choice and control to bid on the specific parcel or combination of parcels they are interested in. Buyers can bid on individual parcels, a combination of parcels, or the entire property. The final sales price is determined by the combination which realizes the highest bid. For a new bid on a single lot or combination, the overall total must increase by a minimum of $1,000.

COMBINATION BIDDING
Combination bidding begins on Sunday, November 2, 2025.

While online bidding is very popular, not everyone is entirely comfortable with the process. The Harritt Group staff is always available to assist any bidder who has questions. If you need assistance placing a bid online, please call our office for assistance @ 812-944-0217. 

NO MAX BID FEATURE
There is no maximum bid feature in a multipar auction. Any posted bid will increase to the bid amount entered.

EXTENDED BIDDING
Bidders who desire to make certain their bids are acknowledged, should place their bid in ample time before the close of the auction. If a bid is placed on any parcel in the last 10 minutes, the entire auction will remain open for an additional 10 minutes. If any further bidding occurs, the extension timer will reset to 10 minutes. If no further bidding occurs, the lots close when the timer runs out. Any posted bid will increase to the bid amount entered. The online bidder is responsible for monitoring their bid to the close of the auction. Harritt Group will bear no liability/responsibility in case of a bidder error. Bidding platform records of the Harritt Group will be deemed conclusive in all respects and will be final. 

MANNER OF PAYMENT
A 10% non-refundable down payment of the Contract Purchase Price in the form of cash, check, or wired funds in USD are due within 24 hours following the auction with the signing of a legally binding purchase agreement. (Example: Hammer Bid Price $100,000 + 10% Buyer’s Premium $10,000 = Contract Purchase Price $110,000 with a 10% Down Payment of $11,000). Arrangements will be made to meet with the successful bidder to execute the documents or the documents can be emailed to the successful bidder and returned by email, DocuSign or fax to the Harritt Group within 24 hours of the auction.

CLOSING 
All auctions are a cash sale and the balance of the purchase price will be due in 40 calendar days, on or before Friday, December 19, 2025.  If the buyer chooses to obtain financing for the balance of the purchase price, completion of this transaction is not based upon the condition of successfully obtaining financing nor is it subject to a satisfactory appraisal, survey, or inspections of any kind. All closing costs and wiring fees are the buyer’s expenses. 

INSPECTION
Property is being sold “As Is” with no contingencies and no warranties expressed or implied. All inspections are welcomed prior to auction at the buyer’s expense. The buyer relies upon the condition of the property based upon their own examination and has not relied upon any statement or representation by the auctioneer or staff as to the nature or condition of the property.  

FLOOD DESIGNATION
Buyer may not terminate the agreement if the property requires flood insurance or that is subject to building or use limitations by reason of the location, which materially interferes with the buyer's intended use of the property. The buyer shall pay for and be responsible for flood certification if needed. FEMA records indicate that the property is not in a flood zone. 

EVIDENCE OF TITLE
Seller will provide a merchantable title via a deed. The cost of title evidence, as desired by the buyer, to be a buyer’s expense. Owner’s title insurance is always strongly recommended, and that without said insurance, the buyer may have no future objections to the title, or potential losses. Buyer is accepting title subject to (1) Any recorded or unrecorded building restrictions, restrictive covenants, conditions, or other use restrictions applicable to the property and (2) Any recorded, unrecorded, or visible easements for public or private use including road, utilities or others, upon which existing improvements do not encroach of which there are no violations. 

GAS & OIL LEASES
Subject to (if) any and all non-productive gas and oil leases. 

SURVEY
Property is being sold per current survey dated 8/25/25,  provided by the seller and prepared by David J. Ruckman, P.L.S.

PRIVATE ROADWAY EASEMENT & MAINTENANCE AGREEMENT 
Property is sold subject to any and all easements of record including a 50’ road, utility & drainage easement for the joint use of Lots 5, 6, 7, 8, 9 & 10. The Estate, while granting the easement for roadway purposes, will not be constructing the roadway known as Balmer Ridge and takes no responsibility for any costs of  constructing or maintaining. The sole cost will be upon future owners of those tracts. 

PROTECTIVE COVENANTS & RESTRICTIONS
Property is being sold subject to protective covenants and restrictions: See attached document.

UTILITIES
Water, electric & internet are available nearby at buyer’s expense. See website for contact information. 

REAL ESTATE TAXES AND ASSESSMENTS
All taxes that have accrued for any prior calendar year that remain unpaid shall be paid by the seller.  If  property sells in individual tracts, the buyer will assume 2026 taxes due and payable 2027. If the property sells as a whole to one buyer, the taxes will be prorated to the day of closing. The buyer also acknowledges the seller’s tax exemptions and/or credits may not be reflected on future tax bills. The buyer may apply for current-year exemptions/credits at or after closing if applicable.

POSSESSION
The seller will give possession at closing. 

AUCTION END TIME
Harritt Group Online Auctions are timed events and all bidding will close at a specified time. Harritt Group Online Auctions also have an auto-extend feature. Any bid placed in the final minutes of an auction will cause the auction ending to be automatically extended from the time the bid was placed. Example: If an auction scheduled to close at 6 PM receives a bid at 5:59 PM, and the extended bidding time for that auction is 10 minutes, the close time will automatically extend to 6:09 PM. The auto-extend feature remains active until no further bids are received within the specified time frame. 

MALFUNCTION AND LOSS OF SERVICE
The results of the auction may be rendered void if a malfunction or temporary loss of service occurs. In such an event, Harritt Group reserves the right to remedy the situation in whichever way best represents the seller, including the cancellation of existing bids. Harritt Group shall not be held liable in any way for any malfunctions or loss of service. The bidder acknowledges and understands that this service may or may not function correctly at the close of the auction. Under no circumstances shall Bidder have any kind of claim against Harritt Group or anyone else if the internet service fails to work correctly during the close of the auction. Harritt Group will not be responsible for any missed bids from any source. 

SOLD WITH SELLER’S RESERVE
Final bid price is subject to the seller’s confirmation. When the bidding has met the reserve, a notification will be posted and the auction will become absolute and sell to the highest bidder. 

BROKER PARTICIPATION
A commission will be paid to any properly licensed Broker who registers prior to the auction a successful buyer according to the appropriate Broker Participation Agreement and requirements.

PRE-AUCTION SALES
No pre-auction offers. All bidding to be submitted online during the period of Sunday, October 19, 2025 through Sunday, November 9, 2025. 

AGENCY
The Harritt Group is acting exclusively as agents for the seller. 

SELLER
Marie A. Balmer Estate 

PERSONAL REPRESENTATIVE 
Bruce Balmer 

ESTATE ATTORNEY
Pamela Thompson 

6700 Block of St. Johns Road
Floyds Knobs, Indiana 47119
United States