TRACT 2

• 260+/- acres with a total of 103.6 tillable.
• Offered in 3 tracts and combinations.
• Provides tillable income along with deer and turkey hunting.
• 2025 crop lease open.
• The current tenant would be interested in continuing their crop lease.

DIRECTIONS TO PROPERTY: From Browning turn west on Route MM, left on Delta Driver, right on Austin Road. From Meadville, North on Route 139 and right on Austin Road. Austin Road is an unimproved road, limiting travel to ATVs or 4-wheel drive during certain portions of the year.  There is limited access between Route 139 and Route MM.

Tract 1: 120 +/- Total Acres

• 70+/- acres tillable; balance is timber and waterways.
• South end recently taken out of conservation program; could be put back into production or kept as deer refuge.
• Lots of hunting pinch points and thick cover.
• The property was logged 10+ years ago; numerous oaks and walnut trees from logging size to saplings.
• There is a pond and a creek on the property that allows for year around water source.
• Good quality soils. Predominately Armstrong Clay Loam, Armstrong Loam and Kilwinning Silt Loam.
• Average NCCPI 65
• There is road frontage on west side of north 40.
• Open lease for the 2025 crop season.
• Possession upon completion of closing.
• 2023 property taxes: $211.42
• Parcel #04052100000000300 and 04051600000000400

Tract 2: 102+/- Total Acres

• 16+/- FSA tillable acres, balance timber, waterways and filter strips.
• There are several acres that could be brought into production that were part of a conservation program a couple years back.
• This is a prime deer/turkey hunting property. Thousands of young oaks ready to improve your hunting program.
• Parson Creek runs longways through the property and numerous walnut trees scattered throughout the bottom. Property was logged 10+ years ago.
• Lots of pinch points and timber fingers next to tillable acreage.
• Several spots to add food plots.
• Good quality soils. Predominately Armstrong Clay Loam, Purdin Loam and Blackoar Silt Loam.
• Average NCCPI 71.6
• There is road frontage from Austin Road.
• 2023 property taxes: $153.47
• Parcel #04041700000000800
• There is a small family cemetery on the south end of the property.

Tract 3: 39+/- Total Acres

• FSA 17.6+/- tillable acres; balance timber and filter strips.
• This property was logged 10+ years ago. Hundreds of small oaks coming up in the filter strips and the timber area.
• The combination of oak trees and tillable acres make this an excellent hunting property.
• Good quality soils. Predominately Armstrong Clay Loam, Purdin Loam and Blackoar Silt Loam.
• Average NCCPI 61.99
• Road frontage off Austin Road
• 2023 property taxes: $56.33
• Parcel #04051600000000300

PROCEDURE:

• Registration: Proper registration is required to bid. All bidders must provide name, address, phone number and email address to register. By registering, all bidders acknowledge having read and agree to be bound by the Auction Terms and Conditions. Auctioneer reserves the right to refuse to register or admit Buyer at his/her sole discretion.
• Note: If you are unable to bid Online or are unsure about the reliability of your internet connection, call the Auctioneer and make alternative bidding arrangements by November 12th.
• The farm will be sold in 3 tracts, online only.
• Bidding will be on a PER ACRE BASIS – Flat Bidding – Not eBay style. 
• Bidding opens THURSDAY, OCTOBER 10, 2024 and will be available until 8:00 PM CST WEDNESDAY, NOVEMEBER 13, 2024, subject to bid extensions (Soft Close). 
• Minimum opening bid $1,500 per acre. Bid increments of $100 per acre, or more, per bid. 
• Option to combine tracts after 7:00 PM on November 13^th.  Single tract bidding will remain open until bidding closes.

TERMS AND CONDITIONS:

• NO BUYER'S PREMIUM.
• SALE SUBJECT TO CONFIRMATION OF SELLER(S).
• NO CONTINGENCIES: This Real Estate contract is not contingent on or subject to Buyer’s financing, appraisal, survey or inspections of any kind or any other contingencies as agreed to by bidders at registration prior to bidding.
• Owner reserves the right to reject all bids.
• ZONING AND EASEMENTS: Property is being sold subject to any and all easements of record. Property is subject to all state and local zoning ordinances.
• REAL ESTATE TAXES: Pro-rated to day of closing.
• SURVEY: No survey provided.
• MINERAL: Any mineral owned will transfer, if any.
• CONTRACT AND DOWN PAYMENT: Contract for purchase to be signed within 24 hours of close of auction. A 10% down payment of the total contract purchase price will be due immediately after being declared the winning bidder. The down payment may be paid in the form of personal check, wire transfer, business check or cashier's check and received within 3 business days. Earnest check to be made to Buy A Farm Land & Auction Co. Trust Account. The balance of the contract purchase price is due at closing. Any stop payment order of a check or giving a check which is returned marked “insufficient funds,” shall be deemed by the parties to be evidence of fraud existing at the time the transaction was consummated and shall be construed by the parties as intent to defraud.
• TITLE: Sellers shall furnish the Buyer(s) at Seller's expense marketable title in the form of Title Commitment, Title Policy and a deed conveying merchantable title to the real estate to the Buyer(s) and tax transfer stamps.  Buyer will pay the deed recording, and fees associated with mortgage/financing. Title companies closing fee will be split equally by Buyer and Seller.
• CLOSING: Closing shall occur within 30 days or as soon thereafter as applicable closing documents are completed. Seller shall pay for recording release from any mortgage. Buyer shall pay for recording the deed of conveyance from Seller and any mortgage title insurance charges. Any closing costs not herein provided for shall be borne by Buyer. Seller shall cause the Closing Statement to be delivered to Buyer at or before the closing.
• POSSESSION: Possession at closing.
• AGENCY: Buy A Farm Land & Auction Co LLC is the Agent and Representative of the Seller.
• The information is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed the owners or Buy A Farm Land & Auction Co LLC All lines drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties made by the Seller(s) or Buy A Farm Land & Auction Co LLC pertaining to this property. Real estate is being sold "As Is, Where Is".
• AUCTIONEER: Wayne Keller, 618-407-1679

Austin Road
Browning, Missouri 64630
United States