Iconic Route 66 Online Real Estate Auction – Custer County, OK
Bidding begins to close on May 26th at 6:00pm CT
22203 N Frontage Road - Clinton, OK 73601
Pre-auction offers will be considered
Bidding Notice: Property sells in excess of $80,000 minimum bid. This auction will utilize a soft close format (see terms & conditions #4). Pre-auction offers will be considered.
Auction Notice: To be approved as an online bidder, a signed copy of the "terms and conditions" along with a signed bidder's certification shall be received and approved by the auction office. (See terms and conditions for complete details.)
This property auction features a 2,112 square foot commercial restaurant building with second floor living area and approximately 2.4 acres MOL located at 22203 N Frontage Road in Clinton, Custer County, Oklahoma. The property sits along historic Route 66 on the I-40 frontage road at Exit 62, where an estimated 25,800 vehicles pass daily, and offers a rare opportunity to own one of western Oklahoma's most recognized commercial landmarks. This property will be sold As-Is in an online auction closing May 26th at 6:00 PM CST.
Property Details
The property at 22203 N Frontage Road consists of a 2,112 square foot commercial building situated on approximately 2.4 acres MOL. The building has served as a restaurant and retail operation and includes a second floor living area with a full bathroom. The site features a large gravel circle drive and a fenced storage yard providing secured outdoor storage space. The property sits on a high-visibility I-40 frontage road corridor with an estimated 25,800 vehicles per day passing the site. The property is zoned commercial.
Building Construction
The commercial building features a metal roof and metal siding exterior. The structure encompasses approximately 2,112 square feet across two levels with a covered front porch providing a welcoming entry characteristic of the building's classic roadside character. Three window units provide climate control throughout the building. The property is being sold As-Is and buyers are encouraged to conduct their own inspections prior to bidding.
Interior Features
The main level interior includes a dining area, kitchen and food preparation area, a retail counter, and two restrooms each equipped with a vanity, sink, and commode. The second floor provides a full living area with a bathroom including a shower, offering residential or office potential above the main commercial space. Interior finishes and equipment condition should be independently verified by prospective buyers as the property sells As-Is with no warranties expressed or implied. Personal property and equipment will be offered in a separate auction.
Land Features and Terrain
The property encompasses approximately 2.4 acres MOL along the I-40 north frontage road in Clinton. The terrain is relatively level and the site provides excellent visibility and access from the frontage road. A large gravel circle drive provides convenient access and traffic flow on the property. A fenced storage yard provides secured outdoor storage space. The acreage allows for ample parking and potential for additional use in accordance with commercial zoning. The property sits just off Interstate 40 at Exit 62 and benefits from consistent high-volume traffic exposure with an estimated 25,800 vehicles per day year-round.
Location and Access
The property is located at Exit 62 off Interstate 40 on the north frontage road in Clinton, Oklahoma, one of the highest-traffic commercial corridors in western Oklahoma. The I-40 frontage road location places this property in front of an estimated 25,800 vehicles daily, providing exceptional visibility for any commercial operation. The site is accessible directly from the frontage road with convenient on and off interstate access. Clinton sits along the I-40 corridor in western Oklahoma approximately midway between Oklahoma City and Amarillo, Texas, drawing both regional and through traffic year-round.
Route 66 Heritage
The property at 22203 N Frontage Road occupies one of the most storied commercial sites along historic Route 66 in Oklahoma. For nearly 50 years, this building operated as Jigg's Smokehouse, a widely recognized barbecue landmark that attracted loyal local customers and Route 66 travelers alike. The building and its location carry established name recognition regionally and nationally, having been featured in publications, television, and radio over the decades. The Route 66 corridor through Clinton continues to draw tourism traffic, and this property represents a rare opportunity to own a piece of that history and reestablish a commercial presence at this address.
Utilities and Infrastructure
The property is served by commercial utilities appropriate to its frontage road location. Electric service is connected. Three window units provide climate control throughout the building. Buyers should independently verify utility availability, capacity, and connection status for their intended use. The large gravel circle drive and paved frontage road access provide year-round entry to the site.
Legal & Location Details
Legal Description: 29-12-17 TR IN SW PT OF SW/4 N OF HWY (JIGGS SMOKEHOUSE)
Street Address: 22203 N Frontage Road, Clinton, OK 73601
Surface rights only. Mineral rights excluded from the sale.
Personal property and equipment will be offered in a separate auction. This lot covers real estate only. Property sells As-Is, Where-Is, with All Faults. No warranties expressed or implied. Sells in excess of $80,000. Ten percent (10%) buyer's premium applies. Closing on or before July 29th, 2026 at Custer County Abstract Co., 631 N. 6th St., Clinton, OK 73601
