About This Auction

Live and Online at Ranchandfarmauctions.com

Auction Date: 03/23/2026       Auction Time: 3:00 PM CT

Auction Held At:  Eagles Nest at the Lake Lodge, 3089 Aerie Lane, West Frankfort, IL 62896

Property Preview: By Appointment 

Entire Farm Description:

Don’t overlook this extremely versatile 929.65± acre farm, offering exceptional hunting and above-average income-producing tillable ground. With options ranging from a nearly 10-acre recreational tract to over a 130-acre tract of all tillable land, this property truly has something for everyone. It supports multiple deer herds, produces documented big bucks, and boasts an abundance of turkeys and waterfowl. The property combines income-producing farmland, timber, diverse wildlife habitat, WRP, established trails, a 2024 Kropf Islander custom-built tiny home, and a 30x90 shop—making it a turnkey hunting and recreational operation.

Located in Franklin County, this farm includes approximately 525± acres of tillable ground currently generating over $130,000 annually, with the farm lease running through the 2029 growing season at $250/acre. The land layout accommodates a wide range of outdoor uses and includes 296± acres of timber, 109± acres enrolled in the Wetlands Reserve Program (WRP), and multiple water features ideal for waterfowl. The tiny home not only provides comfortable accommodations for hunters but also offers potential income as a VRBO.

This property is a rare, fully developed hunting paradise with proven history for deer, turkey, and waterfowl. Mature mast-producing timber, dense bedding cover, and natural edges hold deer year-round, while timbered ridges, open fields, and food plots support exceptional turkey numbers with prime nesting and roosting areas. Wetlands, ponds, and water sources attract waterfowl and enhance habitat diversity, allowing multiple species to be hunted simultaneously. Multiple duck blinds, two in-ground pits, and five strategically placed Banks blinds are already in place, providing immediate hunting opportunities without guesswork.

During my personal walkthroughs of the property, I encountered three separate bucks that would easily score over 150 inches and saw turkeys nearly everywhere I looked. On one pond, a group of ducks was loafing just 20 yards from a blind, while another pond held about 20 Canadian geese. The waterfowl hunting is just as impressive as the deer and turkey, and the property is perfectly laid out to hunt multiple species at the same time across different tracts.

Abundant food plot locations are cleared or ready to plant, offering flexibility to manage for late-season, early-rut, or bedding-area plots. This property is not a project—you’re acquiring a working farm that produces income, trophy deer, turkeys, and waterfowl, ready to enjoy from day one. The tiny home comfortably sleeps seven and is fully hooked up, while the 30x90 shop provides ample space for equipment, ATVs, blinds, and other gear. With income, top-tier hunting, infrastructure, and access all in place, this farm checks every box for serious hunters, recreational buyers, or outfitting opportunities. This is the kind of property that doesn’t come around often—and it already performs.  

Here is a strategy for you hunters out there looking for a piece of land to call your own that has a good amount of annual income. This auction will be bidder's choice, which means the high bidder will get his or her choice of tract or tracts. Tracts 1 and 7 could be bought together, 2 and 9, 3 and 10 or 5 and 12, which offer top-of-the-line waterfowl, turkeys and big bucks with an estimated annual income of $27,000.  There is no limit to what a buyer could put together to fit their own needs and budget; these are just a few combinations that would work well together. Good luck bidding to all. 

Tract 1 Description: 41.14± acres

This 41.14-acre tract is located in Franklin County, Illinois and consists primarily of productive tillable farmland. Of the total acreage, approximately 38.4 acres are classified as tillable, making this a priority tract for agricultural use. The property is currently cash rented through 2029 at $250/acre. 

The combination of tillable acreage, road frontage, and buildable potential makes this a straightforward agricultural property with multiple possible uses. This tract is well-suited for buyers seeking land with a primary focus on farming and long-term land ownership within Franklin County.

Tract #: 1

Deeded Acres: 41.14± surveyed 

Soil Types: Blair silty clay, Blueford silt loam 

Soil PI/NCCPI/CSR2: 90.41

CRP Acres/Payment: NO CRP, $250/ acre cash rent  (+/- $!0,285)

Taxes: TBD

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through 2029 

Survey Needed?: No survey needed

Brief Legal: 41.14 surveyed acres in the N ½  of the NE ¼ S 1 R1E T7S

PIDs: Part of 1001200007

Lat/Lon: 37.3484  -89.0441

Zip Code: 62865

Tract 2 Description: 102.15± acres

This 102.15± acres property is located in Franklin County, Illinois and with gated easement access off of Dry Road, consists primarily of productive tillable farmland. Approximately 98.5 acres are in tillable production, making this a tract that is well-suited for agricultural use. Current cash rent on this tract is $250/ acre 

The property features a gated entrance, providing controlled access for equipment, vehicles, and general use. The layout is predominantly open and usable, allowing for efficient field operations and straightforward management. Its size and configuration make it suitable for farmers looking to expand an existing operation and for buyers interested in owning a standalone tillable tract.

This acreage may also appeal to investors seeking farmland ownership with a high ROI . The high percentage of tillable acres offers flexibility in how the property is managed and utilized over time. 

Tract #: 2

Deeded Acres: 102.15± Surveyed Acres 

Soil Types: Ava silt loam, Blair silty clay 

Soil PI/NCCPI/CSR2: 85.3

CRP Acres/Payment: NO CRP, $250/acre cash rent ($24,635+/-)

Taxes: TBD

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through  2029

Survey Needed?: No survey needed

Brief Legal: 102.15 acres lying in all 4 1/4s S7 R2E T7S 

PIDs: Part of 1107100004, Part of 1107200001, Part of 1107400005, Part of 1107300010

Lat/Lon: 37.931   -89.0329

Zip Code: 62865

Tract 3 Description: 70.9± acres

This 70.9± acre property is located in Franklin County, Illinois and is comprised almost entirely of tillable farmland. Approximately 69 acres are currently tillable, making this tract well-suited for row crop production and agricultural use. Road frontage along the west edge adds the potential for building your dream home or country retreat 

The property’s layout is predominantly open and efficient, allowing for straightforward field operations and management. With a high percentage of usable acreage, the tract works well as an add-on for nearby farming operations or as a smaller standalone farm.

This property may also appeal to buyers interested in an investment opportunity. The tillable acreage offers $250/ acre cash rent through 2029 

Tract #: 3

Deeded Acres: 70.9± Surveyed Acres 

Soil Types: Ava Silt Loan, Plumbfield Silty Clay 

Soil PI/NCCPI/CSR2: 84.2

CRP Acres/Payment: No CRP  $250/ acre cash rent ($17,250+/-)

Taxes: TBD

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through  2029

Survey Needed?: No survey needed

Brief Legal: In the SW ¼ of the SW ¼ S7 R2E T7S and in the NW ¼ of the NW ¼ S18 R2E T7S 

PIDs: Part of  1107300011, part of 1118100001

Lat/Lon: 37.9188  -89.0368

Zip Code: 62865

Tract 4 Description: 31.7± acres

This 31.7± acre property offers a combination of productive tillable farmland and wooded acreage. Approximately 24 acres are tillable, providing steady income through row crop production or integration into an existing farming operation. The remaining acreage is timber, adding diversity to the tract and supporting recreational uses such as proven deer and turkey hunting.

The layout of this tract allows the tillable acres to be utilized independently, while the timbered areas provide separation and flexibility for additional outdoor uses. This combination makes the property suitable for buyers seeking home building,  farming ground and recreational land in a manageable acreage size.  The timbered acreage may be used for hunting and other outdoor activities while maintaining productive agricultural use on the open ground.

Tract #: 4

Deeded Acres: 31.7± Deeded Acres 

Soil Types: Blueford Silt Loam, Bonnie Silt Loam  

Soil PI/NCCPI/CSR2: 99.1

CRP Acres/Payment: No CRP  $250/ acre cash rent ($6000+/-)

Taxes: TBD

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through  2029

Survey Needed?: No survey needed

Brief Legal: In the NE ¼ of the SE ¼ S13 R1E T7S 

PIDs: 1013401001

Lat/Lon: 37.9125  -89.047

Zip Code: 62865

Tract 5 Description: 115.10± acres

This 115.10± acre property is primarily composed of productive agricultural land. 108 acres are tillable, offering substantial row crop income and making this tract a strong candidate for farming expansion, owner operation, or farmland investment. 

In addition to its agricultural utility, the property features a 6± acre pond that enhances its recreational potential. The pond supports excellent waterfowl hunting opportunities and other outdoor activities and is complemented by a pit blind already in place. These features allow for a mix of farming and recreational use without interfering with ag operations.

This Tract may appeal to farmers seeking to expand production, investors interested in a high rate ROI , or buyers seeking a tract with both exceptional  income and waterfowl  hunting opportunities.

Tract #: 5

Deeded Acres: 115.10± surveyed acres 

Soil Types: Colp Silt Loam, Jacob Silty Clay, Cape Silty Clay Loam 

Soil PI/NCCPI/CSR2: 89.69

CRP Acres/Payment: No CRP  $250/ acre cash rent (+/- $27,000) 

Taxes: $718

Lease Status: Open tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through 2029

Survey Needed?: No survey needed

Brief Legal: Int the west ½ S20 R2E T7S and in the SE ¼ SE ¼ S19 R2E T7S 

PIDs: Part of 1120100006, part of 1120301002, part of 1119400001

Lat/Lon: 37.9006   -89.0194

Zip Code: 62865

Tract 6 Description: 131.5± acres

This 131.5± acre tract is composed primarily of productive tillable farmland. Approximately 130.5 acres are tillable, generating over $32,000 annually, making this tract an ideal purchase for investors or farmers looking to expand operations.

In addition to its agricultural utility, the property features a pit blind for waterfowl hunting. This recreational feature is already in place and adds seasonal opportunities without affecting farming operations, creating a balance between agricultural production and outdoor recreation.

This property may appeal to farmers seeking a large tract to expand production, investors looking to own a piece of Illinois farm land with a high rate of return or buyers interested in combining farmland ownership with income and recreational waterfowl opportunities.

Tract #: 6

Deeded Acres: 131.5± deeded acres 

Soil Types: Okaw Silt Loam ,  Colp Silt Loam 

Soil PI/NCCPI/CSR2: 91.89

CRP Acres/Payment: No CRP, $250/ acre cash rent ($32,500+/-)

Taxes: TBD

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through 2029

Survey Needed?: No survey needed

Brief Legal: In the SE ¼ S19 R2E T7S 

PIDs: 1119400001

Lat/Lon: 37.8957  -89.0254

Zip Code: 62865

Tract 7 Description: 9.82± acres

Situated in the major north to south travel corridor, this small acreage tract has huge potential. It offers a mix of tillable land and timbered acreage, providing both agricultural and recreational opportunities. Roughly 3± acres of tillable ground are tucked away from the road frontage, creating a secluded space suitable for a food plot. Additionally, this property includes a 30-foot strip around the field, allowing for improved access and added food and cover.

The remaining acreage is timbered, offering natural cover that supports hunting activities and wildlife habitat. The combination of open and wooded areas allows for diversified recreational use, including hunting and seasonal outdoor activities.

A Banks blind is already in place on the property, providing a ready-to-use location for hunting.

Road frontage provides convenient access to the property for equipment, vehicles, and recreational use, while the hidden tillable area ensures minimal visibility from the road. The property layout is manageable for a single owner and allows for a mix of agriculture and outdoor recreation or a future home site.

This tract may appeal to hunters seeking a small, manageable parcel with established hunting infrastructure or a potential build site. 

Tract #: 7

Deeded Acres: 9.82± surveyed acres 

Soil Types: Blair Silty Clay, Blueford Silt Loam 

Soil PI/NCCPI/CSR2: 90.41

CRP Acres/Payment: NO CRP, $250/ acre cash rent 

Taxes: TBD

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through  2029

Survey Needed?: No survey needed

Brief Legal: n the N ½  of the NE ¼ S 1 R1E T7S

PIDs: Part of 1001200007

Lat/Lon: 37.8957  -89.0471

Zip Code: 62865

Tract 8 Description: 60.88± acres

This 60.88± acre tract has proven big buck history and offers a mix of productive tillable land and timbered acreage, providing diversity in both habitat and cover. Approximately 15 acres are tillable, providing opportunities for major food plots, switchgrass  or supplemental agricultural income. The property carries a weighted Productivity Index of 102.29, indicating strong soil quality relative to the county and supporting efficient farming practices.

The remaining acreage is timbered and provides cover for wildlife, supporting hunting opportunities for deer and other opportunities. The property features a Banks blind already in place, offering a ready-to-use location for hunting or managing a food plot. Deer sign throughout the property indicates consistent activity, enhancing the recreational value of the tract.

This tract may appeal to hunters looking for private property with established hunting infrastructure, or buyers wanting a combination of tillable income and timber for multiple uses. The mix of open ground and wooded areas allows for strategic placement of food plots without interfering with agricultural use.

This property combines productive tillable acreage, timber cover, a Banks blind, and strong deer sign and big buck history. It provides flexible opportunities for agricultural use, hunting, and food plot management, making it suitable for buyers seeking diversified land use in Franklin County.

Tract #: 8

Deeded Acres: 60.88±  deeded acres

Soil Types: Blueford Silt Loam 

Soil PI/NCCPI/CSR2: 102.29

CRP Acres/Payment: No CRP $250/ care cas rent (+/- $3750)

Taxes: $426

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through 2029

Survey Needed?: No survey needed

Brief Legal: In the S ½ S12 R1E T7S

PIDs: 1012400006, 1012300003, 1012300009 

Lat/Lon: 37.8957  -89.0515

Zip Code: 62865

Tract 9 Description:  137.32± acres 

This 137.32± acres of some of Franklin County's best mix of habitats. This mostly timbered tract offers excellent hunting opportunities. The tract features proven big buck history, strong deer sign throughout, and its position is enhanced by agricultural land on three sides, creating natural movement corridors for deer traveling between bedding and food sources. The included 30-foot field edge adds valuable edge habitat, offering increased forage and security cover while also improving access throughout the property.

The property is a perfect blend of bottom ground and upland acres. It includes great elevation changes that form natural pinch points and travel paths, making it well-suited for hunting strategies that rely on understanding movement. The wooded terrain provides cover for multiple species and allows for flexibility in planning seasonal or year-round hunting activities.

With the deer history in place, this tract may appeal to hunters seeking a private hunting farm with strategic topography and surrounding agricultural influence, which can increase wildlife activity. Its size and timbered landscape offer seclusion and diverse terrain for varied hunting approaches.

Tract 10 Description: 34.14± acres

This 34.14± acre property is primarily timber and with a mature buck history established, provides excellent small-tract hunting opportunities. The property features road frontage and a gated access, along with a trail system that allows easy navigation through the wooded terrain. A 30-foot perimeter strip surrounding the field will convey, providing added access, forage, and cover that benefits both wildlife movement and hunting access. A 30-foot buffer around the field will convey, creating additional access and enhancing food and cover for deer while improving hunter entry and exit.

Surrounded by agricultural land, the property benefits from natural wildlife movement as deer travel between bedding areas in the timber and food sources in the fields. This strategic location, combined with elevation changes and natural terrain, creates effective travel corridors and hunting pinch points.

The timbered landscape offers seclusion for seasonal or year-round hunting activities. The trail system enhances accessibility while maintaining the natural cover necessary for wildlife.

This tract is ideal for hunters seeking a manageable property with established access, natural deer movement, and surrounding agricultural influence to increase deer activity.

Tract 11 Description: 109± acres

This 109± acre WRP tract in Franklin County, Illinois, is a fully developed recreational tract offering exceptional hunting opportunities. The land features food plot opportunities to attract deer, timbered and grass bedding areas, a pond with a blind for waterfowl, and a well-maintained trail system. I personally saw multiple ducks loafing right in front of the blind and also jumped a 160 inch class buck.

The grass and timber provide secure bedding cover for deer, while the brushy areas create natural staging areas between bedding and feeding zones. The pond and associated water control structures support ducks and other wildlife, enhancing the property’s recreational diversity. Trails throughout the property allow quiet access for hunters and equipment without disturbing wildlife.

easy access and the trail system provide convenient navigation and staging, while the varied terrain creates natural deer travel corridors and pinch points. These features make it ideal for strategic hunting setups and year-round outdoor use.

This property is entirely focused on recreation, combining mature timber, water features, and food plot opportunities into a tract that offers both immediate hunting opportunities and long-term value for a dedicated recreational owner.

Tract 12 Description: 49.17± acres

This 49.17± acre property in Franklin County, Illinois, is a recreational tract offering a combination of timber, river frontage, and waterfowl and deer hunting opportunities. The timber provides secure bedding cover for deer and other wildlife. A 30 ft strip around the field on this property will convey, allowing for additional access, food and cover for both the hunter and the hunted. 

The property has frontage along the Big Muddy River, adding both scenic value, additional wildlife habitat and waterfowl opportunities. Road frontage provides convenient entry, and the timbered layout allows for strategic hunting setups. The mix of water and timber and the river creates travel corridors for deer and other wildlife, making the property suitable for seasonal or year-round hunting.

This tract is ideal for hunters seeking a manageable property with both waterfowl and deer hunting potential. The combination of Big Muddy River frontage and timber offers recreational versatility in southern Illinois.

Tract 13 Description: 36.83± acres

This property possibly offers some of the best overall recreational opportunities currently available. In addition to some of the best hunting on the entire farm, this tract features a strong mix of timbered acreage that naturally funnels wildlife through well-defined travel corridors and staging areas, paired with productive farmland that generates approximately $6,500 in income annually. Set back from the main entrance is a 2024 Kropf Islander custom-built RV-style tiny home, intentionally designed to avoid increasing property taxes while still providing a comfortable place to stay on the farm. The property also includes a 30x90 shop with ample space for equipment and off-season gear, along with a pond that adds both recreational and wildlife value. The tiny home also presents an excellent opportunity for additional income as a short-term rental or VRBO, making this a well-rounded property that checks the boxes for recreation, income, and infrastructure.

The property also includes high-quality recreational features. Two Banks blinds and several stands are already in place, supporting established deer hunting. Big bucks and turkeys have been photographed all over the tract. A pond located near the home adds both scenic and recreational value. The wooded and open areas combine to create natural travel corridors and deer movement patterns across the property.

Again, this tract provides elite class convenience and recreational uses; the featured RV-style tiny home provides comfortable overnight accommodations during hunting season or extended stays on the farm. It is complemented by a 30x90 shop offering ample space for equipment storage and maintenance. Gated road access adds an extra layer of privacy and security while still allowing easy entry for vehicles, ATVs, and farm equipment, making the property both highly functional and well-suited for recreational and agricultural use.

This property is ideal for buyers seeking an income-producing tract that balances productive farmland with proven recreational hunting opportunities and in-place functional structures. It offers the ability to manage crops, store equipment, and hunt wildlife—including deer and turkeys—all from one location.

Tract #: 13

Deeded Acres: 36.83± deeded acres 

Soil Types: Hoyleton Silt Loam, Blueford Silt Loam 

Soil PI/NCCPI/CSR2: 102.84

CRP Acres/Payment: No CRP $250/ acre cash rent  (+/- $6625)

Taxes: $1187.54

Lease Status: Open Tenancy for 2030 crop year

Possession: Immediate possession subject to the current tenant's rights through 2029

Survey Needed?: No survey needed

Brief Legal: In the SW ¼ of the NE ¼ S12 R1E T7S 

PIDs: 1012200008

Lat/Lon: 37.9305  -89.0468

Zip Code: 62865

Terms of Sale

• Bidders may participate in the auction on-site or online at Ranchandfarmauctions.com
• Onsite bidders should bring a government-issued ID
• 10% down payment immediately after auction - cash, personal, or business checks accepted
• If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign
• High bidder has 30 days to close unless otherwise noted
• Announcements on auction day will take precedence over any prior announcements
• This is a no contingency sale and is not subject to financing or additional inspections
• Possession at closing, subject to tenant’s rights, if any
• If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres
• All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

SALE DAY NOTES INFO:

• BUYERS PREMIUM: No buyers' premium
• TAXES: Prorated to date of close
• TENANCY: Open tenancy for 2030
• RENTS: $250/ acre, 2026 rents to go to the buyer through 2029
• MINERALS: Seller-owned rights will convey
• CLOSING COSTS: Seller to provide title search, title insurance, and balance split 50/50 

Licensing

WHITETAIL PROPERTIES REAL ESTATE LLC DBA RANCH & FARM AUCTIONS

115 West Washington, Ste 900, Pittsfield, IL 62363

Debbie S. Laux, Designated Managing Broker, License # 471.018541

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Josh Malone, Illinois Land Specialist, Whitetail Properties Real Estate, LLC, 618.292.9183

Cody Lowderman, IL Auctioneer, 441.001255

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