Henderson County, IL Land Auction: 279.67 Surveyed Acres, Selling in 2 Tracts
Friday, January 10, 2025 @ 10:00 a.m.
Auction Location: The Barn at Fairview Acres, Biggsville, IL
Bid Live or Online!
Sellers: William L. & Shari L. Pruett
Property Information:
279.67 Surveyed acres in Oquawka and Rozetta Townships, Henderson County, IL, selling in 2 tracts. Both tracts are accessible from Little Brick Road, by turning North off of Illinois Route 164, 1 mile East of Oquawka. The farm lies on the East side of Henderson Creek and consists primarily of tillable ground, with some opportunities for hunting and recreation in the timbered portions that lie in the SW corner of Tract 2, as well as the portions of the property that lie on East side of Little Brick Road, for both Tracts 1 & 2. The farm will sell free of any farm or hunting leases, but portions of the farm are subject to an existing Conservation Reserve Program (CRP) contract. There are also portions of the farm that are currently subject to a Conservation Program contract with the USDA NRCS office, which will be terminated prior to closing.
The current owner applied lime (2-ton/acre) in the fall of 2023, to all of the tillable acres.
Open House:
For a private tour of the property, please contact Jed or Kyle at 309-647-8811.
Location:
The farm is located approximately 2 miles Northeast of Oquawka. Traveling East from Oquawka on Illinois Route 164, go approximately 1 mile East, then turn North onto Little Brick Road. The farm is approximately 1 mile North of the intersection.
Tract Information:
Tract 1: 148.23 Surveyed acres:
-Northernmost portion of the farm.
-FSA reports 78.82 cropland acres, with an average crop productivity index of 129.6.
-Several improvements:
-Three-sided equipment storage building (90’ x 50’).
-100’ x 45’ Pole barn. One side is finished with concrete floors, insulation and heat.
-Drilled well on the East side of Little Brick Road.
-Older wooden barn.
-Three-sided storage/livestock building (50’ x 36’).
-Sand point well at SE corner of livestock building.
-Older grain bin (separate electrical meter)
-Cattle lot: Current fencing around the cattle lot will be sold December 14, 2024, at the personal property auction and will be removed by the buyer prior to the close of the real estate transaction.
-Approximately 20 acres of timbered property on the East side of Little Brick Road.
-Grain bin with storage capacity of approximately 10,000 bushels.
-Approximately 3.86 acres enrolled and subject to a Conservation Reserve Program (CRP) contract through 09/30/2031 (see attached).
-Subject to two access easements, both for the benefit of the neighboring property owner to the North and East (see attached survey).
-Bordered on the West side by Henderson Creek.
Tract 2: 131.44 Surveyed acres:
-Southernmost portion of the farm.
-FSA reports 79.39 +/- cropland acres, with an average crop productivity index of 123.
-Approximately 32 acres of timber located in the SW corner of the property. The purchase of Tract 2 is subject to an existing agreement for the sale of standing harvestable timber located on the property, for which the harvest has not yet occurred. The current owner has already received a payment of $35,000 from the timber purchaser for the future harvest. The buyer has the option to either proceed with the purchase and receive a credit of $35,000 at closing, or to cancel the contract, in which case the $35,000 will be reimbursed to the timber purchaser by the current owner.
-An additional 12 +/- acres of timber located on the East side of Little Brick Road.
-Approximately 7.45 acres enrolled and subject to a Conservation Reserve Program (CRP) contract through 09/30/2031 (see attached).
-Bordered on the West side by Henderson Creek.
Survey
Tract 1 Photos & Information
Tract 2 Photos & Information
FSA & CRP Information
Terms of Sale
Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property will be conveyed with the real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
METHOD OF SALE: Both tracts will be sold at live auction, with both live and online bidding available. The farm will be sold on a dollar per acre basis, with the total acreage for each tract to be determined by survey, prior to the sale date. Both tracts will be sold via “Buyer’s choice” method of sale. The high bidder at the conclusion of the first round of bidding will have the option to select one or both tracts. If they select only one of the two available tracts, then a second round of bidding will take place for the remaining tract. The tracts will not be offered in their entirety at the conclusion of the auction. All bid increments will be at the discretion of the auctioneer. All announcements made on the day of the sale will take precedence over any previously printed material or other oral statements made.
CONTINGENCIES: This sale is not contingent on purchasers’ ability to obtain financing and/or appraisal, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, subject to the existing CRP contract. Closing will be held on or before February 10, 2025, at Western Illinois Title Company, 204 E. Main Street, Biggsville, IL 61418.
SURVEY: Acreage for each tract will be determined based on a survey which will be conducted prior to the date of sale.
OPPORTUNITY CLAUSE: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
DEBT COLLECTION & INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Henderson County, Illinois.
BUYER’S PREMIUM: There is no buyer’s premium for this auction.
GUARANTEE AGREEMENT: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
PROPERTY TAX PRORATION: Property taxes for 2024, will be the responsibility of the seller and will be credited to the purchaser(s) at closing. Taxes for 2025, and all subsequent years, will be the responsibility of the purchaser(s).
CLOSING EXPENSES: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
TERMS FOR ONLINE BIDDING: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 5 p.m. on January 11, 2025. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of 10% of the purchase price will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than February 10, 2025. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.