AUCTION INFORMATION

740± Acres – Sells in 9 Tracts

Tract 1 – 120± Acres – subject to final survey

•        Approx: 117± cropland acres of which approx. 29± acres are in CRP as follows: 29 acres X $280.81 = $8,143.49 and expires on 9-30-2026
•        Productivity Index (PI): 125.2 on cropland acres.
•        Majority soil types include Proctor, Sawmill, Lawson, Raddle, Sparta, Orion.
•        Land is irrigated with a 950’±, 5 section center pivot and a well.
•        Located in Section 10, Gladstone Township, Henderson County, Illinois.
•        Tax Parcels: Part of 06-10-200-001, 07-010-003-05
•        Included: Center pivot.

Tract 2 – 57.45± Acres

•        Approx: 52± cropland acres of which approx. 44± acres are in CRP as follows: 44 acres X $280.81 = $12,355.64 and expires on 9-30-2026
•        Productivity Index (PI): 110.5 on cropland acres.
•        Majority soil types include Sparta, Tice, Raddle, Coloma, Sawmill.
•        Located in Section 3, Gladstone Township, Henderson County, Illinois.
•        Tax Parcels: 06-03-400-002, 06-03-300-005

Tract 3 – 108± Acres – subject to final survey

•        FSA indicates: 7.35 cropland acres.
•        Productivity Index (PI): 112.7 on cropland acres.
•        Majority soil types include Orion, Seaton-Hickory, Lawson, Raddle.
•        Balance of land is pasture & timber.
•        Located in Section 10, Gladstone Township, Henderson County, Illinois.
•        Tax Parcel: Part of 06-10-200-001  

Tract 4 – 57.5± Acres

•        FSA indicates: 34.83 cropland acres.
•        Productivity Index (PI): 105.1 on cropland acres.
•        Majority soil types include Seaton, Seaton-Hickory.
•        Balance of land is timber.
•        Located in Section 11, Gladstone Township, Henderson County, Illinois.
•        Tax Parcel: 06-11-100-001

Tract 5 – 198± Acres – subject to final survey

•        Approx. 193± cropland acres of which 50± acres are in CRP as follows:
  20.81 acres X $308.95 = $6,430.00 and expires on 9-30-2026
  29.19 acres X $294.00 = $8,581.86 and expires on 9-30-2026
•        Productivity Index (PI): 114.7 on cropland acres.
•        Majority soil types include Otter-Lawson, Dickinson, Coloma, Cresent.
•        Land is irrigated with a 1,100’±, 9 section center pivot and a well.
•        Located in Section 29, Gladstone Township, Henderson County, Illinois.
•        Tax Parcels: 06-29-126-001, 06-29-200-001 & Part of 06-29-176-001
•        Included: Center pivot, Hyd. pump.
•        Not included: Engine for pivot, Drive shaft, Fuel barrels & tanks & Farm Equipment.

Tract 6 – 53.5± Acres – subject to final survey

•        Approx. 47± cropland acres of which 45± acres are in CRP as follows: 45 acres X $294.00 = $13,230.00 and expires on 9-30-2026
•        Productivity Index (PI): 109.8 on cropland acres.
•        Majority soil types include Dickinson, Otter-Lawson, Coloma.
•        Property has an uninhabitable home, as the home hasn’t been lived in since 2022, furnace has been taken out. Property has two wells, 1 well under the home (condition unknown) and 1 well by the open-faced shed (condition unknown). Property also has natural gas.
•        Outbuildings to include: 54’x75’ Morton building w/ concrete floor & 2 sliding doors, 32’x48’ Quonset building w/ gravel floor, 51’x 85’ open-faced shed.
•        Located in Section 29, Gladstone Township, Henderson County, Illinois.
•        Tax Parcel: Part of 06-29-176-001
•        Not included: Fuel tanks, All Farm Equipment & Personal Property.
•        Included: Any item present on the day of final settlement.

Tract 7 – 13.55± Acres

•        FSA indicates: 11.6 cropland acres of which 11.6 acres are in CRP as follows: 11.6 acres X $294.00 = $3,410.40 and expires on 9-30-2026
•        Productivity Index (PI): 135.8 on cropland acres.
•        Majority soil types include Sawmill, Otter-Lawson, Tice.
•        Located in Section 29, Gladstone Township, Henderson County, Illinois.
•        Tax Parcel: 06-29-151-001, this tract has drainage tax.

Tract 8 – 88.13± Acres

•        FSA indicates: 66.10 cropland acres of which 66.10 acres are in CRP as follows: 66.10 acres X $224.00 = $14,806.00 and expires on 9-30-2033
•        Productivity Index (PI): 125.2 on cropland acres.
•        Majority soil types include Lawson, Sawmill, Dozaville, Ambraw, Radford.
•        Property has an abandoned cabin and a well (condition unknown).
•        Balance of land is timber and Henderson creek runs beside the property.
•        Located in Section 3, Gladstone Township, Henderson County, Illinois.
•        Tax Parcel: 06-03-100-008

Tract 9 – 43.74± Acres

•        FSA indicates: 23.9 cropland acres of which 23.9 acres are in CRP as follows: 23.9 acres X $289.32 = $6,916.00 and expires on 9-30-2031.
•        Productivity Index (PI): 120.1 on cropland acres.
•        Majority soil types include Radford, Lawson, Fluvaquents, Sawmill.
•        Balance of land is timber and Henderson creek runs beside the property.
•        Located in Section 3, Gladstone Township, Henderson County, Illinois.
•        Tax Parcels: 06-03-100-003, 06-04-200-005

Terms: 10% down payment of the purchase price on November 6, 2025. Balance of the purchase price due at closing/final settlement with a projected date on or before December 19, 2025. Title Insurance in the full amount of the purchase price will be provided by the Seller. Seller shall pay all 2025 real estate taxes due and payable in 2026, this will be a credit at closing. Possession will be given at the time of closing/final settlement, subject to tenant’s rights for the 2025 crop year. Immediately following the auction of the real estate, the successful Buyer shall enter into a written contract with the Seller, this shall take place through email & electronic document signatures. Said contracts will be available for review prior to the auction.

Special Provisions: 

•        This online auction will have a 5% buyer’s premium. This means a buyer’s premium in the amount of five percent (5%) of the bid amount shall be charged to the Buyer and added to the bid amount to arrive at the total contract purchase price.
•        Tracts will be linked together with the bidding set to close simultaneously. If a bid is placed with less than 4 minutes left, the time on all the tracts linked together will extend another 4 minutes. This will continue until no bids are placed within the last 4 minutes. Each Tract will stay in bidding extension until there are no more bids placed on any of the Tracts that are linked together.
•        Down payment is due on the day the bidding closes and signing of the real estate contracts will take place through email and electronic document signatures. In the event the auction bidding closes after 3:00pm, the down payment/earnest money will be due the following business day.
•        Seller has served termination to the tenant, therefore the land will be selling free and clear for the 2026 farming season.  Seller will retain 100% of the rent for the 2025 crop year.
•        It shall be the obligation of the Buyer to report to the appropriate County FSA office and show filed deed in order to receive the following if applicable: A. Allotted base acres. B. Any future government programs. C. Final tillable acres to be determined by the FSA office, as tract lines may overlap field lines.  D. CRP Prorate.
•        Buyer agrees to follow all requirements of conservation plans and practices required by the FSA to maintain eligibility in the Conservation Reserve Program. Buyer agrees to accept responsibility and liability for any actions by the Buyer which would endanger eligibility for the CRP or actions that would require repayment of the CRP payment or payments. Buyer further agrees to indemnify and hold harmless the Sellers for any recovery sought by the FSA due to actions of Buyer, which would violate the requirements of the CRP.  In the event the Buyer elects to take the ground out of CRP, the Buyer will be responsible to the Seller for any prorate of the CRP payment that the Seller would have received.
•        Tracts 1, 3, 5 & 6 will be sold by the acre with Gross Surveyed Acres being the multiplier used to determine the total bid amount. In the event the final survey is not completed by auction day or if the recorded survey is different than the announced gross surveyed acres, adjustments to the final contract price will be made accordingly at final settlement/closing only on Tracts 1, 3, 5 & 6, where the gross surveyed acres were used for the multiplier.
•        Tracts 2, 4, 7, 8 & 9 will be sold by the acre with Henderson County Assessor Acres being the multiplier used for each tract to determine the total bid amount.
•        This real estate auction is selling subject to final approval of the survey and subdivision requirements of the county/city, if required.
•        The Seller is not required to provide a survey of Tracts 2, 4, 7, 8 & 9. If the Buyer chooses to obtain a survey, the cost of the survey will be the Buyer’s responsibility. The total contract purchase price will not be adjusted to reflect any differences between the surveyed acres and acres stated.
•        The Buyers of Tracts 6 & 8 shall be responsible for and bear the expense of any necessary inspections, upgrades, repairs, or other matters pertaining to the septic system to ensure compliance with applicable State and County laws and regulations.
•        This auction sale is not contingent upon Buyer’s financing or any other Buyer contingencies.
•        If a Buyer is unable to close due to insufficient funds or otherwise, Buyer will be in default and the deposit money will be forfeited and paid to Seller.
•        The Buyer shall be responsible for any fencing in accordance with state law, unless prior fencing agreements exist.
•        The Buyer shall be responsible for installing his/her own entrances if needed or desired.
•        If in the future a site clean-up is required, it shall be at the expense of the Buyer.
•        All mineral rights, if any, held by Seller will be transferred to Buyer upon closing.
•        This real estate is selling subject to any and all covenants, restrictions, encroachments, easements, rights-of-way, ordinances, resolutions, leases, and mineral reservations, as well as all applicable zoning laws.
•        All lines, drawings, boundaries, dimensions and descriptions are approximations only based upon the best information available and are subject to possible variation. Sketches may not be drawn to scale and photographs may not depict the current condition of the property. Bidders should inspect the property and review all the pertinent documents and information available, as each bidder is responsible for evaluation of the property and shall not rely upon the Seller, Broker or Auctioneer, their Employees or Agents.
•        The Buyer acknowledges that they have carefully and thoroughly inspected the real estate and are familiar with the premises. The Buyer is buying this real estate in its "as is" condition and there are no expressed or implied warranties pertaining to the real estate.
•        Steffes Group, Inc. is exclusively representing the Seller. Bidder acknowledges they are representing themselves in this real estate transaction.
•        Any announcements made or published the day of auction take precedence over advertising.