Attractive Combination Farm With House - 74.61 Acres


74.61 Acres / Keokuk County, IA

Auction Location:

Ranch & Farm Auctions, a division of Whitetail Properties Real Estate, is honored to represent the Dorothy Reber Estate farm in Washington Township, Keokuk County, Iowa. The farm will be offered in three tracts, selling absolute through public auction at 5:00 pm on Tuesday, August 31st at the Sigourney Golf Club. This attractive farm includes high-quality cropland, recreational timber, building sites, and a country acreage with a house and pond. In total there are approximately 74.61 acres, including 48.08 FSA crop acres that carry an average weighted CSR2 of 69.4 The farm will be free and clear of tenancy after the 2021 growing season. The three tracts will appeal to producers, recreational buyers that desire income, and those who want to live in the quiet Iowa countryside! Bid live at the Sigourney Golf Club in Sigourney, Iowa at 5:00 pm or bid online at

Property Location: From What Cheer: 1.5 miles east on 180th street. The farm is located on the north side of the road. Tract 2 also has road frontage on the eastern side of 150th St.

Legal Description: A portion of the SW ¼ of the SE ¼ of Section 11, Township 76 North, Range 13 West of the 5th P.M., Keokuk County, Iowa. Exact legal descriptions will come from the abstract, pending survey. Tract 2 will have shared access with Tract 3 if purchased by different buyers.

Farm Information: 48.08 FSA acres with 10.8 Corn Base Acres with PLC Yield of 187.

Taxes: Total tax for both parent parcels is $2382. Keokuk County Treasurer will determine new tax figures pending a survey and reconstitution of the parcels.

Acres are estimated pending the reconstitution of the farm by the Keokuk County FSA office. See soil maps for details.

Tract 1

This tract has high-quality crop acres that carry an average CSR2 of 77.5. This farm is a great opportunity for growers who want a nice addition to their current production acres or for the next generation to start to build inventory. The farm is in soybeans this year and it has good access on the southwest corner off of 180th street. The primary soils are Ladoga and Mahaska silty clay loam. This farm will also be attractive to buyers who want to step into Iowa land ownership, one of the strongest tangible investments in the country!

  • Farmland 1.5 miles east of What Cheer, IA
  • 30.3 +- crop acres
  • 77.5 CSR2 with Ladoga and Mahaska soils
  • Level to gently rolling with natural drainage
  • Nice roadside building site

FSA Data: Part of Farm #2498 - Part of Tract #410 - FSA Crop Acres: 30.3

Soil Types/Productivity: Primary soils are Ladoga, Mahaska, and Gara. Estimated CSR2 on the crop acres is 77.5

Topography: Gently rolling with natural drainage. A small portion of this property is within the 100-year floodplain.

Tract 2

This tract offers an attractive mix of income-producing tillable acres, recreational timber, and a building site. Deer and turkey are abundant in this area. This property would be great for someone looking for an income-producing property with recreational upside and a building site. Rural water is available along 150th street, with the potential building site located in the northeast portion of the property.

  • 50/50 tillable/recreation property
  • 1.75 miles east of What Cheer, IA
  • 16 +- crop acres with 54 CSR2
  • 16 +- timber acres with creek bottom
  • Nice roadside building site with rural water

FSA Data: Part of Farm #2498 - Part of Tract #410 - FSA Crop Acres: 16.16

Soil Types/Productivity: Primary soils are Gara complex and Nodaway complex. Estimated CSR2 on the crop acres is 54.3

Topography: Rolling with natural drainage. A portion of this property is within the 100-year floodplain.

Tract 3

This tract offers a well-kept 1,456 sq. ft. 3 bedroom, 2 bathroom home built in 1992 with a full basement, outbuilding, and pond. The exact legal description will come from the abstract, pending survey. A portion of the driveway will have a shared access agreement with Tract 2.

  • Country acreage in Keokuk County
  • 1.75 miles east of What Cheer, IA
  • 1,456 sq. ft. home built in 1992
  • 3 bedroom, 2 bathroom with a basement
  • Large yard with 1-acre pond

Address: 14837 180th St. What Cheer, IA 50268

    Real Estate Tax: *Taxes estimated pending survey of the property. Keokuk County Treasurer will determine new tax figures.


    • Electric is supplied by Alliant Energy
    • Water is supplied by a well


    • Modular home with 1,456 sq. ft. gross living area and a 1,456 sq. ft. basement
    • 3 bedrooms upstairs, 1 bathroom upstairs, and 1 downstairs
    • Forced air heating and cooling
    • Roof shingles (asphalt) were replaced in 2015
    • Vinyl siding
    • The heating system is supplied by a gas furnace that was replaced in 2019
    • 16 x 24 detached garage, 42 x 64 machine shed built in 1975, and 12 x 20 shed built in 1975
    • Wood deck and concrete patio with breezeway
    • The pond is approximately 1 acre
    • Bidders may participate in the auction on site or online at

    • On site bidders should bring a government issued ID

    • 10% down payment immediately after auction - cash, personal or business checks accepted

    • If 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 the day of the sale shall 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 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 judgment

    74.61 Acres / Keokuk County, IA


    Auction Documents

    Real Estate Auction Terms and Conditions

    Terms Of Sale

    Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

    Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder.

    All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The broker and Auction Company represent the seller only and do not inspect properties on bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(s). By bidding you agree to all disclosures.

    Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are prorated through the day of closing as is customary. Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

    The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

    Tracts sold by the acre - The contract will indicate the current acreage , bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that results in a change to acreage, the contract will be adjusted to that acreage prior to closing and purchase price will reflect that change in acreage.

    If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.

    Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following auction to the Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent with the Purchase Agreement thru DocuSign. The balance of the purchase price and all closing costs are due within 30 days.

    Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

    For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217)-922-0811 to reach customer service to register and bid by phone.

    Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

    All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until Closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

    If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are out bid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

    Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.

    The information contained within is believed to be accurate but seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All sale day announcements will take precedence over any prior advertising or announcements.

    All stated Measurements including but not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing purpose only unless it is stated that the measurements are verified by an independent surveyor or other source. All measurements shall be assumed to be approximate or more or less and obtained from sources to be considered reliable such as; government tax records, mapping software, assessors office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to exact acreages of property. The purchase price based on these measurements entered on the purchase agreement is final unless buyer and seller have agreed otherwise in writing prior to signing. If exact acreage or square footage is a concern, the Property should be independently measured.

    Broker Participation

    Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.

    Auction Type




    Dan Perez, Ranch & Farm Auctions (F06179000), Broker LIC B56932100

    Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

    Ben Harshyne, IA Land Specialist for Whitetail Properties Real Estate, LLC 319.853.1162

    Cody Lowderman, IA Auctioneer, B64012000

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