Tract 1 of 1

Tract 1 of 1

Description

Entire Farm Description:

Ranch & Farm Auctions, the auction division of Whitetail Properties Real Estate, is offering 26± acres of prime mixed-use land for sale through our online bidding platform.

This land is located atop the huge curved timber bluff area just west of Fruitland in southern Muscatine County. Positioned approximately 200 feet above the Mississippi River grain valley, the acreage offers an elevated setting and an extremely rare opportunity to own land on the bluff, in a location that provides both recreational and agricultural appeal.

Selling as a single tract, it consists of approximately 15 acres of tillable ground, selling free and clear for 2027, and 11± acres of hardwood timber. The tillable acres carry an average CSR2 of 76 and are currently planted to a new stand of alfalfa. One tile outlet provides drainage for the farmland.

The timber provides excellent cover for wildlife, while the crop fields provide an abundant food source. Deer and turkey are abundant throughout this part of Muscatine County, providing an opportunity to have some great hunting. A very narrow ridge extends northeast, highlighting a key funnel for deer travel that is evident with a beaten-down trail.

Location is another significant notable. The Bluff is within easy reach of the Mississippi River corridor, Quad Cities, Muscatine, Burlington, and the Corridor, while still offering the privacy and open space of rural acreage. It would make a great place to build!

For an investor, the tract offers a combination of income-producing farmland and recreational ground in a desirable location. For an outdoorsman, it provides timber, topography, and edges that create a quality hunting setup. For someone looking to build, the elevation and surrounding landscape offer a unique setting and a rare opportunity.

Properties of this size and character can be difficult to find in this part of Muscatine County. Now is the time to get your finances in order and be ready to bid at RanchAndFarmAuctions.com.

For additional information, contact the listing broker and Muscatine County Land Specialist, Ben Harshyne, with Whitetail Properties Real Estate and Ranch & Farm Auctions.

• 26± acres of prime mixed-use land in southern Muscatine County

• Located atop the prominent timber bluff just west of Fruitland

• Attractive place to potentially build

• 15± acres of tillable with a 76 CSR2 average

• Tillable selling free and clear for 2027, currently planted to a new stand of alfalfa

• One tile outlet provides drainage for the farmland

• Approximately 11 acres of hardwood timber with excellent wildlife cover

• Strong deer and turkey hunting set up well for a food plot

• Great location with easy access to the Mississippi River, Quad Cities, Muscatine, Burlington, and the Iowa City Corridor

• Taxes this year were $652

Deeded Acres: 26± 

Soil Types: Downs silt loam, Fayette silt loam, Traer silt loam

Soil PI/NCCPI/CSR2: CSR 77

CRP Acres/Payment: No CRP

Taxes: $652.00

Lease Status: Open Tenancy for 2027 crop year

Possession: Immediate possession subject to the current tenant's rights for 2026

Survey Needed?: No survey needed

Brief Legal: Pt NW ¼  SW ¼ S22 and pt NE ¼ SE ¼ S21 T76N R3W Muscatine Co IA

PIDs: 1222300016, 1221400006

Lat/Lon: 41.36935, -91.19640

Zip Code: 52761

Terms of Sale

BUYERS PREMIUM: No buyer's premiums or internet fees

TAXES: Prorated to date of close

TENANCY: Open tenancy for 2027

RENTS: No rents due

MINERALS: Seller-owned rights will convey

CLOSING COSTS: Seller is responsible for abstract, deed package preparation, revenue stamp tax, real estate commission, and half of the closing fee. Buyer is responsible for the title opinion, 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

SURVEY: None needed

SELLER: Byler

SALE ORDER: By the acre

SALE METHOD: subject to seller confirmation

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

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