695 W State Park Road, Grove, OK Auction Signs Posted!
Go South on Main Street (Highway 59) Turn West at the Dairy Queen.
The Alene (Kay) Albro
695 W State Park Road, Grove, OK
Entrance at Albro Lane & State Park Road
10:00 AM, Saturday, May 11th!
87.55± Acres! 2,909.43'± of Waterfront!
Next to the Honey Creek State Park.
Offered in Parcels & as a Whole!
More Information Soon – Bookmark This Page!
Click The PDF Logo Above For Plat Maps & Multipar Information!
Auction Will Be Conducted At The
Stonebrook Inn Motel Event Room
10400 N Hwy 59, Just South of Sailboat Bridge
Bidders Registration Starts at 9:00 AM Auction Day
Saturday, May 4th, 10AM – 2PM
Sunday, May 5th, Noon to 3PM
And By Appointment!
Included With Auction Tracts 3 & 3A, 8.13± Acres Total.
2,649± Square Feet.
Central Heat & Air.
Carpet & Tile Flooring.
Spanish Style Stucco Exterior.
Red Tile Roofing.
Built in 1967.
4,148± Square Feet of Concrete Patios.
Boat House Under Patio.
30’x40’ Shop Building.
Decorative Custom Wrought Iron Fencing, Gates, Window & Door Security.
*** 2012 Taxes were $3,265.31 for the Entire Property – not for the house alone.
*** Information acquired from Delaware County Records. Prospective Bidder’s should rely upon their own property inspections and research. Announcements made at the time of Auction shall supersede all printed material.
Additional Description of the Improvements Shall Be Added As Received. Check Back Often For Updates!
Tracts 1, 1A & 1B: …… 8.66± Acres Total. Next to the State Park. Park Road Frontage.
Tracts 2 & 2A: …………. 7.24± Acres Total. 361.19’± Deep Waterfront, Park Road Frontage.
Tracts 3 & 3A:…………… 8.13± Acres Total. Contains Home & Barn, 563.69’± Deep Waterfront, Park Road Frontage.
Tract 4:……………………. 4.75± Acres. Park Road Frontage. 1877 Headstone found toward the North side of this Tract.
Tract 5:……………………. 4.61± Acres. Park Road Frontage.
Tract 6:……………………. 5.69± Acres. Park Road Frontage.
Tract 7:……………………. 4.89± Acres. Interior Lot. 50’ Deeded Road Easement.
Tract 8:……………………. 4.75± Acres. Interior Lot. 50’ Deeded Road Easement.
Tract 9:……………………. 4.24± Acres. Interior Lot. 50’ Deeded Road Easement.
Tract 10:………………….. 3.53± Acres. Interior Lot. 50’ Deeded Road Easement.
Tract 11:………………….. 4.88± Acres. Interior Lot. Shed. 50’ Deeded Road Easement.
Tract 12:………………….. 5.83± Acres. Interior Lot. 50’ Deeded Road Easement.
Tracts 13, 13A & 13B:.. 6.22± Acres Total. 726.10’± Sloping Waterfront, 50’ Deeded Road Easement.
Tract 14:………………….. 4.80± Acres. 454.05’± Sloping Waterfront, 50’ Deeded Road Easement.
Tract 15:………………….. 5.26± Acres. 479.25’± Sloping Waterfront, 50’ Deeded Road Easement.
Tract 16:………………….. 4.07± Acres. 325.15’± Sloping Waterfront, 50’ Deeded Road Easement.
87.55± Acres Total
Buy an Individual Tract, Combination of Tracts
or the Entire Property – the choice will be yours!
Albro Property – Frequently Asked Questions:
Is This An Absolute Auction? NO! This is an Estate Auction and in accordance with Oklahoma Probate Law requires court confirmation by the Delaware County District Court. Successful Bidders will be notified of the confirmation date. Note: We’ve been doing this for 31 years and every auction offered with court confirmation has sold and closed. There could always be a first time one isn’t confirmed,,, but it hasn’t happened to us yet!
What Happens At The Court Confirmation? The results of the auction will be presented to the Judge. The Judge will ask if there is anyone present in the court room that would like to raise the bid. If someone does desire to bid, they must raise the bid by 10%. The bidding is then open to anyone else present at whatever bid increment they would like to make. Barring any other objections the Judge will then declare the property sold. It is rare that the bidding continues at the confirmation, I’ve only seen it happen 3 times in 31 years. Since the bid must be raised 10% at the court house it is wise to be the high bidder at the auction!
What’s The Minimum Bid? There isn’t one. A minimum or reserve has not been set on this property. It has not been listed, has not been on the market, has not been priced and has not been appraised for the Estate. The market place is the only true expert regarding value and we’ll find out the market value auction day. Note: Everyone is always concerned what the minimum or reserve is. I understand that. The REAL question is what are the participating bidders going to bid? No auctioneer can answer that question. It can only be answered auction day. We do not waste our time (or yours!) on Sellers with unrealistic expectations. Come prepared to buy.
What’s The Starting Bid? Bidding will start at $10,000 per Tract. The starting bid is in no way an opinion of value or minimum acceptable selling price made by the Estate or Auctioneers. We publish a starting bid to answer the question we are asked most “where are you going to start the bid?” We once sold a ranch; the advertised starting bid was $50,000 – it sold for $2.4 million. Where we start makes little difference – it’s always the last bid that counts!
Escrow Deposit Required Auction Day? 5% of your total purchase price payable by cash or personal/company check payable to The Grand River Abstract & Title Company who shall serve as the escrow and closing agent. This deposit is non-refundable unless the court fails to confirm the auction. If a successful bidder fails to close they forfeit their deposit and we sell the tract(s) to the second highest bidder for the balance due.
Is There Good Title To The Property? YES! The title work is completed and the title insurance commitment shall be available prior to the auction. Seller shall provide a title insurance commitment which shows marketable title vested in the Seller according to the title standards adopted by the Oklahoma Bar Association and shall deliver at closing a Personal Representatives Deed. If the successful bidder desires a title insurance policy it shall be at their expense which is based upon the sales price of the property. Base and/or supplemental abstracts shall remain in storage at The Grand River Abstract & Title Company, Jay, OK. Note: It is common practice for Realtors to wait until after they have a sales contract to bring the abstracts to date and have the title examined. We don’t do it that way. JBRauctions makes every effort to know what we are selling PRIOR to the auction and that includes good title – we don’t like surprises.
Is The Albro Property In The Grove City Limits? NO!
What Is The 100’ Wide Strip Of Land Going Through The Property? The City of Grove OWNS with fee simple title a 100’ wide tract running across the property that contains the main water intake line that supplies the City of Grove. It is not an easement – they own it. Whoever buys an adjoining tract shall have a perpetual easement across the tract owned by the City. The Surveyor has also included a 50’ road & utility easement running beside the property owned by the City so access to all of the interior lots is assured and the City can’t disturb any roadways and/or utilities constructed.
Utilities? Utilities are available down State Park Road. Purchasers of interior tracts shall be responsible to obtain access to their own utilities. Any available Grove City Utility Maps shall be available at the auction for your examination.
Taxes? Current taxes are $3,265.31 for the ENTIRE property. Taxes shall be prorated to the closing date. Delaware County will recalculate the taxes according to the selling price. We have no way of knowing what the taxes will be in the future on an individual tract until after the property is sold.
Has The Property Been Surveyed? YES! Survey completed by Rose & McCrary, P.C. of Grove, OK (their office is just a couple blocks East of the Albro property) and certified by Rick Rose on 3/18/2013. Copies of the survey will be on display at the viewings and auction. Each successful purchaser shall be provided with a copy.
Access To The Tracts? Tracts 1 thru 6 are accessed from State Park Road. Tracts 7 thru 16 shall be accessed via a 50’ road easement down the East side of the property which turns West across the South side of the waterfront tracts. Please Note: There is a tract of land lying immediately North of the Albro home that DOES NOT belong to the Estate and IS NOT part of the auction. The adjoining landowners have a perpetual deeded easement to use the driveway going to and around the Albro home for access to their property.
1877 Headstone? There is one headstone dated 1877 under a cedar tree towards the North side of auction tract 4. It is marked on the survey. There is not any documentation of a burial site or mention of any burial grounds in the chain of title covering the property.
Boat Dock? The Albro’s used to have a large boat dock directly below the home. It was removed long ago. The Estate has not had a dock permit for years. Successful buyers would be required to go through the standard permitting process with GRDA to install a new dock.
Environmental Issues? No businesses have been operated on the property for over 50 years, and there is no evidence or history of any before that. There are no visible dump sites on the property. The Estate and auctioneers are not aware of anything that could be an environmental hazard.
Will You Be Selling Any Personal Property? NO! Real estate only. All personal property has been removed from the property.
When Can I View The Property? The house will be open 1:00 to 3:00 PM, Sundays April 28th & May 5th and by appointment. We will have our Polaris there both days for land tours and the Land may be viewed at any time on your own or by appointment.
I Can’t Attend The Auction But I Want To Bid? Not a problem! Call us and we will arrange to have a designated person bid on your behalf. We will need your written bid instructions, signed purchase contracts and escrow deposit 48 hours prior to the auction. You will be notified by phone at the conclusion of the auction of the results.