Tract 1 of 5
| Date | February 12, 2026, 1:00 pm (America/Chicago) |
|---|---|
| Tracts | 1 of 5 |
| Type | Live with online bidding |
| Tract Status | Active |
| Auction Location | The Gathering Grounds, 2125 IA-5, Bussey, IA 50044 |
Tract 1 of 5
Description
Tract 1 – 151± acres
The 151± acres Tract 1 is the north half of the Allen Family Home Farm, directly north of Tract 2 and adjacent to Tract 5 (which includes the home and outbuildings). This offering will appeal to both investment-minded buyers and producers seeking future cattle or row-crop expansion. It offers a strong mix of CRP income, productive cropland, and recreational value, with access from the west and south. Approximately 100 acres are enrolled in CRP through 2027, while two fields of tillable and hay ground add income, resulting in a total annual return of over $30,000. The CRP is a high-quality grassland habitat with native cover and edge. Timbered draws and prairie corridors naturally attract wildlife, creating effective hunting setups. Tract 1 would be particularly attractive to buyers interested in expanding the farmstead footprint of Tract 5 and operating the entire north half of the Home Farm as a single unit.
- Well-suited for two buyer profiles: an investor wanting long-term CRP and cash rent income with hunting upside, or a producer planning future conversion to pasture or row crop after 2027
- 20 ac± tillable with a 70.5 CSR2, cash rented at $252/acre for approximately $5,000 annually (open tenancy for 2026)
- 11 ac± in grass hay (open tenancy for 2026)
- 100 ac± in CRP pays $252.90/acre through 2027 for approximately $25,290 annually
- CRP acres average 59.6 CSR2
- CRP contract is in Quail SAFE Program featuring native grasses, forbs, shrubs, and early successional habitat
- Access from the west along Barrows Ave with two entry points and from the south along 315th St
- Prairie and timber draws provide strong cover for upland birds and whitetail
- Excellent late-season whitetail layout if a grain plot is added
- Multiple archery stand locations throughout Tract 1
- Taxes estimated between $3,200 - $3,600 after the county assessor splits off the home acreage
Terms of Sale
BUYERS PREMIUM: No Buyers' Premium or internet fees
TAXES: Prorated to date of close
TENANCY: Open tenancy for 2026
RENTS: 2026 Cash rent paid to buyer/CRP prorated to date of close
MINERALS: Seller-owned rights will convey
CLOSING COSTS: Seller is responsible for the survey, abstract, deed package preparation, revenue stamp tax, real estate commission, and half of the closing fee. Buyer is responsible for the title opinion, the transfer document recording, and half of the closing fee.
CLOSING DATE: On or before 30 days from seller acceptance
DOWN PAYMENT: 10%
POSSESSION DATE: Buyer to have possession at closing, must transfer the CRP contracts within 60 days of closing.
SURVEY: Seller will have the 43-acre Tract 5 surveyed
SELLER: Rober and Verdadean Allen Estate
SALE ORDER: Tract 1 thru 4 by the acre, Tract 5 by the whole dollar
SALE METHOD: Sells subject to seller acceptance
Licensing
Ranch & Farm Auctions is a licensed trade name of Whitetail Properties Real Estate LLC
Richard F Baugh, Iowa Broker License # B57515100
Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332
Ben Harshyne, Iowa Land Specialist for Whitetail Properties Real Estate, LLC, 319.853.1162
Cody Lowderman, IA Auctioneer, B64012000
