Exquisite Patio Home
10410 Forest Garden Ln.
Louisville, KY 40223
Across from Owl Creek on Dorsey Lane.
Open Houses Saturday, May 13th from 9:00 am to 12 Noon
and Sunday May 21st, from 12 Noon to 3:00 pm
Online Bidding Ends: Monday, May 22nd, beginning at 7:00 pm
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To view informational documents please click on the “Documents” tab.
For terms and conditions of this auction please click on the “Terms” tab.
10% Buyer’s Premium • $15,000 Down Payment
10410 Forest Garden Ln., in the City of Lyndon, Louisville, KY 40223.
Located in Forest Garden, one of the most sought-after and convenient patio home communities, this exceptional one-owner 1.5 story four bedroom, four full bathroom patio home is situated near the end of a quiet cul-de-sac and features a beautiful rear wooded view. The first floor has a two-story foyer, a stunning great room consisting of an elegant dining area with tray ceiling, a living area with double tray ceiling and a gas fireplace, a Florida room, two bedrooms including a primary, an eat-in kitchen with a bay window, and the laundry. On the second floor, you will find a guest bedroom with an ensuite bathroom and a small office or craft room. The walk-out basement features a custom-built library, a large family room with a gas fireplace, kitchenette, bedroom, and full bath. The home also features a screened-in porch, patio, and deck.
Please click on “Property Photos with Notes” in Documents for more information, room details, comments, and approximate room sizes.
Reason for Selling: Final settlement of the Dr. Robert Sexton, Jr. Estate.
Year Built: 1999 (Per PVA)
PVA Tax Assessed Value: $362,960.
City of Lyndon: The City of Lyndon property taxes on this property in 2022 were $406.63.
Approximate Sq. Ft.: First and second floors have 2,032.6 sq. ft. of finished living area. The basement has 1,288.5 of finished living area. Total finished living area including the walk-out basement is 3,321 sq. ft.
Attached Two Car Finished Garage: The attached two car finished garage is approx. 20’7” x 19’10”. The garage has double front facing windows and is designed for ample storage space including a 20’ long storage single shelf on the back wall.
Roof and Gutter Protection System: A GAF Timberline High Definition with the GAF Weather Stopper Integrated Roofing System was installed in 2018. The home also has a wire mesh leaf protection system.
Mechanicals: The Carrier gas furnace has a Date of Manufacture of July 2012 with an Inspection Sticker dated 5/10/13 and has a Pristine Air polarized electronic air cleaner. According to the Air Conditioning Unit serial number, this unit has a Date of Manufacture of June 2007.
The Bradford White Defender, 50 gallon, gas water heater has a date of Manufacture of April 2020, according to the serial number. The electrical breaker box has an inspection sticker dated Sep. 30, 1999. The Hunter Pro-C Irrigation System was installed and maintained by Evergreen Irrigation Inc. of Louisville. The Irrigation system is currently winterized.
HOA: The monthly HOA fee is $300 and includes maintenance of the common areas, groundskeeping, snow removal, trash, recycling, and exterior maintenance except for wood decks, stairways, enclosed porches, and patios. For more information, please click on Documents to view the HOA Documents.
Comments: Forest Garden is one of the most sought-after and convenient patio home communities. Several of the patio homes in this community do not have a basement. This is an opportunity to bid at auction on this exceptional patio home in Forest Garden with a basement at absolute auction. The major kitchen appliances will remain with the home.
Recent Repairs: A Structural Engineering Investigation report was completed on this property in February 2023. Please see related links to this report, subsequent repairs, and other information in Documents.
Location: In the Forest Garden Patio Home Community, in the City of Lyndon. Off of Dorsey Ln., near North Hurstbourne Parkway. Take Shelbyville Rd. or North Hurstbourne Parkway to Dorsey Ln. to Forest Garden Ln.
Viewing: The patio home will be available for viewing during the two open houses; Saturday, May 13th from 9:00 am to 12 Noon and Sunday, May 21st from 12 Noon to 3:00 pm. Private viewings are available by appointment, please phone or text Joe Gribbins, Auctioneer/Broker at (502) 550-7045. Please allow at least a 24 hour notice.
NOTE: A 10% Buyer’s Premium will be added to the winning bid to determine the final contract selling price.
For Real Estate Informational Links please click on the “Documents” tab.
Real Estate Terms & Conditions
10410 Forest Garden Ln., in the City of Lyndon, Louisville, KY 40223
Online Only Absolute Estate Auction
To settle the Dr. Robert Sexton, Jr. estate.
Online bidding Only, Online Bidding ends on Monday, May 22, 2023 and will start to close at 7:00 p.m. ET with extended bidding (please see explanation below).
Open Houses – Saturday May 13th from 9:00 am to 12 noon and Sunday May 21st & from 12 noon to 3:00 pm.
Other days are available by appointment, phone Joe Gribbins Auctioneer/Broker at (502) 550-7045. Please allow at least a 24 hour notice.
Before you bid, be sure to read all of the Terms and Conditions, plus the bidding page information, and the view all informational links in “Documents”.
All questions regarding this auction should be directed to Wardlow Auctions, Inc. Any member of our staff would be happy to answer your questions and make this an enjoyable auction experience for you.
Wardlow Auctions, Inc.
3600 Chamberlain Ln., Suite 222
Louisville, KY 40241
Office: (502) 489-5515
Email: office@wardlowauc.com
Auctioneer/Broker: Joe Gribbins (502) 550-7045 Joe@wardlowauc.com
Online bidding is offered as a courtesy. The Auctioneers, Wardlow Auctions, Inc., Seller, and the Internet and Software Providers do not guarantee or warrant the online bidding procedure and/or system to operate without interruption or malfunction and shall not be held responsible in the event of such.
Inspections: All descriptions, documents, and information are believed to be correct, but are not guaranteed. It is the Bidders responsibility to inspect and research the property and all descriptions, documents, and information to their complete and full satisfaction prior to bidding.
Buyer’s Premium: A 10% buyer’s premium will be added to the winning bid to determine the final selling price. For example, if the closing bid is $400,000, the Buyer's Premium would be $40,000, resulting in a final contract selling price of $440,000.
Registration: Registration is free but does require several important pieces of information. As with our live auctions, bidders must be registered with a full name, address, and telephone number and email address. Information from either a MasterCard or Visa is to be held on file. This information is obtained to establish bidder credentials and deter defunct bidding.
New Bidders: Please do not wait until the last minute to register for the auction. We suggest that you register early and then place a bid early in the auction (while the bids are still low) in order to familiarize yourself with the bidding process. It will make your auction experience much more relaxing and enjoyable.
How to Register for First Time Bidders: Click on “Register to Bid”, at the next page click on “Sign Up”, and then complete the information requested. Upon successful completion you will receive notice that you are approved to bid.
If You Have Already Registered: If you have already registered and been approved, you simply click on the “Register to Bid” link and on the next page, click on “Sign In”.
Bidding: Online bidding is to be understood as a binding contract. Bids will be taken with the understanding that the bidder will honor their winning bid with sufficient funds in the specified time frame. Notification of the winning bid will be made immediately at the auction's close.
Online bids can be made using three methods: On the right side of the bidding button select the drop-down button/arrow and select 1. Bid the current bid price or 2. Bid a specific amount by entering a custom bid or 3. Create a maxbid and let the system bid up to your maxbid.
“Bid (Amount):” This button shows the next bid required and allows the bidder to input a single bid as in a live auction. For example: if the bid is currently $100,000 the green box will say “Bid $100,500.
“Custom Bid”: This feature enables you to place a higher bid than the current bid. The current bid might be at $300,000 making the next bid $300,500, but you would like to bid $325,000.
“Set Max” Feature: This feature enables you to set a maximum bid so the computer does your bidding without you having to constantly view, log in, and bid on an item. Setting a maximum online is much like coming to a live auction with a preset spending limit in mind. The program will bid for you, in the prescribed increments, and only up to your spending limit for the item. For example: the current bid is $100,000 with Bidder A having the winning bid. Bidder B wants to place a bid and is willing to bid as much as $200,000. If Bidder B places a maximum bid of $200,000 the bid rises only to $100,500. If Bidder A returns and places a maximum bid of $200,000, the program automatically does the bidding in the pre-established increments. In this example the bidding will stop at $200,000 with Bidder B winning because they were the first to bid $200,000 with their maximum bid, the next bid would be $200,500, which is more than Bidder A’s limit of $200,000. Maximum bid amounts are kept confidential. Please note that the bid history page will post a message if the current high bid has been a result of a Maximum Bid. You can raise a bid or raise your maximum bid at any time prior to the close of the auction.
Bidding: Online bidding is to be understood as a binding contract. Bids will be taken with the understanding that the bidder will honor their winning bid with sufficient funds in the specified time frame. Notification of the winning bid will be made immediately at the auction's close.
Bidding Increments: The bidding increments for this auction are set at $500 and thus bidding is in multiples $500.
Close of Bidding: Bidding is scheduled to close Monday, May 22, 2023 beginning at 7:00 p.m. Eastern Time. All bids/offers should be made through this bidding site and shall be in accordance with the Terms and Conditions set forth for this sale and the Real Estate Purchase Contract which is available on the “Documents” tab on the main page.
Extended Ending: The close of the auction will be subject to an extended ending, whereas at the close of the auction, any bidding activity on an item within 3 minutes of the closing time will automatically extend the bidding for 3 more minutes past the time of the last bid. The bidding will continue to remain open in 3 minute intervals as long as there is bidding activity within 3 minutes of the previous bid. Once there is no bidding activity within the 3 minute period, the bidding will close. For example, if the bidding is scheduled to close at 7:00 PM but a last minute bid is placed at 6:59 PM, bidding will be extended until 7:02 PM. If another bid is placed on the item at 7:01 PM, bidding will then close at 7:04 PM, unless subsequent bids are placed.
Contract Execution: Following the auction, the successful bidder will be emailed, faxed, or delivered a contract to be signed by the prospective buyer and returned to Wardlow Auctions, Inc. by personal delivery or email no later than 2:00 p.m. ET, Tuesday, May 23, 2023. Copies of the Auction Purchase Contracts are available for review online. This contract is not contingent on any appraisal, financing, or inspection.
Click on the “Documents” tab on the main page and then click on “Real Estate Purchase Contract”.
Down Payment: The buyer shall make a $15,000.00 non-refundable down payment upon signing the Auction Purchase Contract. The down payment must be received no later than 2:00 pm ET on Tuesday, May 23, 2023. The down payment may be in the form of cash, an official bank check, certified check, good personal check, or wire transfer payable to Wardlow Auctions, Inc.
Closing: Closing for the property must be on or before Thursday, July 6, 2023. The Buyer(s) shall pay the balance of the purchase price at closing. Buyer(s) and Sellers shall pay their respective closing costs as is common and customary to Jefferson County, Kentucky. This purchase is not contingent on any appraisal, financing, or inspections.
Disclaimer: Any and all descriptions, documents, and information provided in preparation for this auction has been obtained and forwarded in good faith to potential bidders for their convenience and information only. Such information is not warranted and as such the Seller, Auctioneer and Auction Company shall not be held liable for inaccuracies in the information. Potential buyers are encouraged to obtain or verify, before the close of bidding, any information they consider critical to their decision to purchase.
Taxes: All real estate taxes due and payable in the calendar/fiscal year of closing shall be prorated between Buyer and Seller as of the date of closing as is common and customary to Jefferson County, Kentucky. This patio home is located in the City of Lyndon, Louisville, KY 40223.
HOA: This patio home is located in the Forest Garden Homeowners Association. This property is subject to a $300 monthly maintenance fee. This property is sold and purchased subject to the Forest Garden Master Deed with the Third Amended and Restated Declaration of Covenants, Condition, and Restrictions.
Please click on “Documents” then click on “HOA and Related Documents” for the Forest Garden Master Deed, Budget, Condominium Seller’s Certificate, Unaudited Financial Document, and the Certificate of Liability Insurance.
"As-Is” Condition: The property is being sold and purchased in “as-is” condition, “with-all-faults and attributes”, with no guarantees or warranties of any kind as to condition, fitness, use, or future use of the property and with all defects, apparent, non-apparent, and latent. BUYER hereby acknowledges that they have had the opportunity to inspect and research all aspects of the property to their complete and full satisfaction prior to bidding. All descriptions, information, including square footage, and documents provided in advertising and otherwise are believed correct, but are not guaranteed. Potential buyers are welcome to get any inspections they desire prior to the auction; however, the sale will not be contingent upon any inspection, either prior to or after signing of the Real Estate Purchase Contract.
Recent Repairs: A Structural Engineering Investigation report was completed on this property in February 2023. Please see related links to this report, subsequent repairs, and other information in “Documents”.
Penalties: Any bids found to be fraudulent will result in all appropriate legal action. Delinquencies will also prevent the individual from participating in any further auctions conducted by Wardlow Auctions, Inc.
Real Estate Information Documents: For real estate informational documents please see the “Documents” tab on the main page.
Broker Participation: A Broker or agent whose client is the buyer of the real estate may be entitled to a 2% broker participation fee based on the final bid price. Agents must register their client prior to 4:00 pm on Monday, May 22, 2023. Brokers and agents may obtain the registration form by clicking on the “Documents” tab on the main page and then clicking on “Broker Participation Form”.
Auctioneer's Right to Bid: In accordance with KRS330.220(6)(a), it is hereby disclosed that, with permission from the seller, the auctioneer, broker, agent, and any staff members reserve the right to bid. They also shall be able to place bids on behalf of bidders who do not have access to a computer.
Questions: All questions regarding the property should be directed to Joe Gribbins Auctioneer/Broker at (502) 550-7045.
Any questions regarding the online bidding or auction process (registration, bid placement, etc.) should be directed to Wardlow Auctions Inc. at (502) 489-5515.
Location: This patio home is located in the City of Lyndon, Louisville, KY 40223.
Directions: Shelbyville Rd. or North Hurstbourne Parkway to Dorsey Ln. to Forest Garden Ln. The patio home will be on the left, just before the end of the cul-de-sac.
Online bidding is offered as a courtesy. The Auctioneer, Broker, Wardlow Auctions, Inc., Sellers, and the internet and software providers do not guarantee or warrant the online bidding procedure and/or system to operate without interruption or malfunction.
