United Country Hawkeye Farm Mgmt
& Real Estate is honored to represent the Annette F. Williams Revocable
Trust in the sale of 88.80 +/- acres of highly productive Marshall County
farmland at live public auction on Thursday, August 6, 2026.
Located in Section 34 of LeGrand Township, just Northeast of Ferguson, Iowa,
this exceptional farm will be offered as a single tract through a live public
auction with online bidding available for those unable to attend in person.
Situated in a highly regarded farming area of Marshall County, this farm
presents a rare opportunity to acquire nearly 100% tillable farmland with
outstanding productivity. The property boasts an impressive 95 CSR2 average,
reflecting the exceptional quality of the soils and the long-term agricultural
value of the tract. The two predominant soil types are Muscatine Silty Clay Loam and Tama Silty Clay Loam, both
widely recognized among Iowa producers for their productivity and strong yield
potential.
In addition to its strong agricultural fundamentals, the farm includes a wind option lease agreement, providing potential for
additional future income and long-term investment upside. The successful buyer
will also receive a credit at closing
equal to one-half of the 2026 cash rent, offering immediate
financial benefit and enhancing the overall value of the acquisition.
High-quality farmland with this level of productivity seldom becomes
available in the area, making this offering a unique opportunity to secure a
premier tract in a strong agricultural region. Whether your objective is to
expand an existing operation, diversify an investment portfolio, or preserve
wealth through land ownership, this farm offers the characteristics buyers seek
in a top-tier Iowa Farmland Investment.
The auction will be held at 11:00
A.M. at the LeGrand Community
Center, located at 206 North Vine Street, LeGrand, Iowa 50142. Live
online bidding will also be available through our Virtual Online Auction
platform, allowing bidders to participate from anywhere. For additional
information, property details, or to schedule a farm visit, please contact Luke Nissen, ALC at 712-304-4827 or
lu**@********om.Farm Information·
88.80 +/- Net Surveyed Tax Acres·
88 +/- Tillable Acres·
95 CSR2 Average·
Primary Soils – Muscatine Silty Clay Loam &
Tama Silty Clay Loam·
Full Possession March 1, 2027
·
Taxes: 4 Parcels | $3,829 Estimated Annual TaxesKey Features
Outstanding Soil Quality & Productivity
This 88.80 ± acre tract features an impressive 95 CSR2 average,
highlighting its exceptional agricultural productivity. Dominated by
Muscatine Silty Clay Loam and Tama Silty Clay Loam soils, the farm is
well-suited for consistent high-yield crop production in Central Iowa.
Strong Income & Investment Potential
In addition to strong crop production capabilities, the farm includes a
wind option lease agreement, providing an opportunity for future
supplemental income. The buyer will also receive a credit at closing equal
to one-half of the 2026 cash rent, adding immediate financial value to the
purchase.
Highly Tillable, Efficient Farming Layout
The property is nearly 100% tillable, offering efficient field
configuration and excellent operational convenience for modern farming
practices. Located in a highly regarded agricultural area of Marshall
County, this tract presents a rare opportunity to acquire quality farmland
in a strong production region.DirectionsFrom Ferguson,
IA – Leave
Ferguson, IA heading East on 290th Street. Continue on 290th
Street for two miles. Turn left heading North on Dillon Road. Continue on
Dillon Road for two miles. Turn right heading East on 270th Street.
Continue East on 270th Street for ½ mile. Farm is located on the
right-hand side of the road.
From
LeGrand, IA –
Leave LeGrand, IA heading South on Zeller Avenue. Continue on Zeller Avenue for
three miles. Turn right heading West on 270th Street. Continue West
on 270th Street for 1 ½ miles farm is located on the left-hand side
of the road.Seller: Annette
F. Williams Revocable Living TrustRepresenting
Attorney: Gary Schmit – Phelan Tucker Law, LLP.Sale
Date:
Auction will be held Thursday, August 6, 2026 at 11:00 AM at the Le Grand
Community Center 206 North Vine Street, Le Grand, IA 50142Approval
of Bids: Seller is serious about selling this property
at auction but does reserve the right to accept or reject the final bid. Each
bid shall constitute an offer to purchase, and the final bid, if accepted by
the Seller, shall constitute a binding contract between the Buyer and Seller.
Conduction of the auction and increments of bidding are at the direction and
discretion of United Country Hawkeye Farm Mgmt & Real Estate and/or the
auctioneers.Tracts:
Farm will be sold in one individual tract. 88.80 +/- Net Surveyed Tax AcresAuction
Method: The property will be sold on a price per acre
basis based on net surveyed tax acres. The auction can also be viewed through a
Virtual Online Auction option and online bidding will be available.Online
Bidding Process: To participate in the bidding process,
please register at http://uciowa.bidwrangler.com/. Interested bidders can
access the real time auction through our brokerage’s auction platform via the
Internet. By using this online auction platform, bidders recognize that
internet performance can be unpredictable and may occasionally affect access,
result in downtime, or lead to slow connections to the platform. Bidders agree
that United Country Hawkeye Farm Mgmt & Real Estate, along with its
affiliates, members, officers, shareholders, agents, or contractors, cannot be
held responsible for any connectivity issues or disruptions that bidders may encounter
while using the online auction platform. Bidder
Registration: Prospective bidders must register with
United Country Hawkeye Farm Management & Real Estate and receive a bidder
number to bid at the auction. All online bidders must be approved prior to the
auction starting. Be sure to allow ample time for registration approval. United
Country Hawkeye Farm Mgmt & Real Estate and its representatives act as
agents for the Seller. Winning bidder(s) acknowledge that they are representing
themselves in completing the auction sale transaction.FSA:
All FSA information, maps, field boundaries and acres are presumed accurate
based on the best available information and knowledge of the seller and United
Country Hawkeye Farm Mgmt & Real Estate.Mineral
Rights: All mineral rights, if any, owned by the Seller
will be conveyed to the Buyer.Wind
Rights: Seller has entered into a binding wind option lease
agreement with Invenergy Wind Development, LLC., which will be conveyed to the
buyer. Buyer should do their own due diligence prior to the auction to
understand terms of the lease. Seller will assign rights to any & all
payments beginning January 1, 2027.As
is-where is: Property is sold “AS IS-WHERE IS” and the Buyer
should take time to examine this property thoroughly and rely on their own
judgement. The only guarantee from the Seller is a valid, good, and marketable
title to the property. Neither the Seller, United County Hawkeye Farm Mgmt
& Real Estate, or the Auctioneers are giving any warranties other than a
clear title. Buyer must conduct their own inspections at their own expense
prior to bidding at the auction. The winning bidder may obtain financing or use
1031 exchange funds to complete the purchase; however, the final purchase is
NOT contingent upon the buyer’s ability to secure financing, obtain an
appraisal, or complete a 1031 exchange. Auctioneers, United Country Hawkeye
Farm Mgmt & Real Estate, or its agents are not responsible for any
representation made by Seller or their employees and are not responsible for
accidents on the sale property should any occur. Contact
United Country Hawkeye Farm Mgmt & Real Estate at 641-932-7796 or Luke
Nissen, ALC at 712-304-4827 for a private showing prior to day of sale.Taxes: Taxes
will be pro-rated to the date of closing and based on tax estimates as provided
per Marshall County Treasurer.Possession: Possession
will be given on March 1, 2027. Buyer will receive credit at closing for ½ the
2026 cash rent payment in the amount of $14,080. Subject
to: The
sale of this property is subject to any and all easements of record, covenants,
restrictions of record and leases.Contract
and Earnest Payment: Buyer and Seller will enter a standard
format Contract for the Sale of Real Estate on the day of auction. Contract
will call for 10% earnest money on the day of sale to be held in Hawkeye Farm
Mgmt & Real Estate Trust in the form of a personal, corporate or cashier’s
check with the balance of the purchase price due, in certified funds, at
closing on or before September 8, 2026. Contracts will contain no financing or
inspection contingencies and Buyer must have their own financing and make their
own inspections prior to bidding at this auction. Seller will provide abstract
continued through date of sale to Buyer’s attorney for title opinion and
deliver title by General Warranty Deed. Buyer will be responsible for their own
mortgage policies of title insurance (if applicable). The 2025-2026 Property
taxes will be prorated. Exact legal to come from survey and
abstract. Buyer is responsible for their own investigation of property
and/or zoning for their intended use.Day
of Auction: Announcements made by the United Country Hawkeye Farm
Mgmt & Real Estate and Auctioneers ahead of or during the time of sale take
precedence over any previously printed materials or any oral statements made.
The sale will be controlled by the auctioneer. United Country Hawkeye Farm Mgmt
& Real Estate and Auctioneers represent the Seller only. If a tie or
dispute occurs between two or more bidders, the Auctioneer may re-open the
bidding at the Auctioneer’s sole discretion and shall serve as the sole arbiter
as to who is or is not allowed to bid. Auctioneer reserves the right to reject
any bid that is only a fraction advance over the preceding bid, to regulate
bidding and to accept or reject any or all bids. Auctioneer reserves the right
to enter bids on behalf of absentee/phone bidders as well as the Seller. Any
and all decisions of Auctioneer regarding the conduct of the auction shall be
final without liability to any party.Agency:
Auction Company, United Country Hawkeye Farm Mgmt & Real Estate, Auctioneer
and their representatives are exclusive agents of the Seller. Listing Agent is
distant relation to one of the Sellers. Jon Hjelm with the Acre Company acts as
the Auctioneer.
THE
BIDDING WILL ONLY LAST A FEW MINUTES, AND THE AUCITONEER HAS FINAL SAY.
