AvailableOutstanding Income-Producing Hunting Farm In The Turkey River Valley Of Northeast Iowa - 264.29 Acres

Auction Date2April

264.29 Acres / Fayette County, IA

Auction Location:IA

Auction Type:Reserve

Auction Date:



Tons of field edges, a variety of habitats and great access options combined with quality whitetails consistently found here make this a truly outstanding property. This farm hunts a lot bigger than it is because you can hunt with any wind direction due to the multiple areas of bedding cover, good trails, and elevation changes. The Turkey River serves as a boundary for much of the property and adds more high-quality recreational opportunities throughout the year.

The large percentage of acreage in CRP not only creates a more highly attractive wildlife habitat but also provides a great return on investment not always found on a hunting tract of this quality. The cabin has a great layout and completes the full getaway experience that your family or guests will fall in love with no matter what the reason for their visit. The barn is in great condition, currently being used as storage but has great potential.

The food plots, blinds and tree stands have all been put in very strategic locations that were thoughtfully planned for low intrusion. Miles of trails connect all these locations and make travel on the farm enjoyable. Properties do not get more turnkey than this and the season is right around the corner.

Tract 1 – 40+/- ac with approximately 20 acres (TBD) enrolled in CRP @$249.03 per acre thru 2023. This tract represents a solid investment with outstanding hunting potential. Great access coming off Eagle Road on the Northwest corner of the property allows easy entry by foot or vehicle. See the trail camera pictures taken on this part of the property. A truly outstanding under 50-acre combination farm with building potential.

Tract 2 – 140 +/- acres Phenomenal hunting tract with CRP income. Outdoor minded enthusiasts are going to love what this tract has to offer both from a hunting and fishing standpoint. Extremely diverse habitat found at several elevations helps this farm hunt much larger than you would expect, the ideal layout and terrain features include abundant edge also contribute to this great quality. Most of the preferred bedding and holding habitat is centrally located allowing lots of hunting options for any wind direction. Access from multiple locations also creates ideal entry and exit situations. The Turkey River borders the property on part of the south border, another key feature. Both turkey and whitetail deer hunting success has been a consistent part of its history along with outstanding year-round stream fishing opportunities for Walleyes and Smallmouth Bass. The approximately 57 acres of CRP enrolled through 2023 @249.03 per acre makes it a solid investment that could provide many priceless outdoor memories.

Tract 3 - 2.5+/- acres with home detached garage and barn. The recently renovated home is located in a great setting for anyone wanting a quiet, part-time or full-time getaway. It sits at the dead-end of 275th street and has a gated entrance. The giant old pines that partially border the tract really enhance the country vibe you will get here. The new detached 24x24 garage (2019) gives you a place to hide your vehicles and the renovated 32x48 barn has the potential to be used for just about anything you can imagine. The home was recently remodeled with a rustic design and has 1,385+/- square feet of total gross living area. The kitchen and living area will not disappoint and need to be seen to be fully appreciated. The large yard will be perfect for get-togethers with friends and family.

Tract 4 - 70+/- acres. Some of the best escape and bedding habitats, when it comes to buck preference, are found in abundance on this tract. River bottom willow thickets are buck magnets for most of the season and warm-season grasses can hold more bucks per acre than standing corn. The 21.86 acres of CRP grass generates an annual payment of $3,386, making it a solid investment. The property is bordered on the west side by about a half-mile of Turkey River, on a stretch well known for kayaking, canoeing and excellent fishing for Smallmouth Bass and other popular species.

Tract 5 - 15+/- acres. When considering a quality hunting property of this size, one should look at it with 3 major components in mind.
1) Is it in a good area for trophy class animals?
2) When looking at an aerial, does the property connect large blocks of obvious habitat on adjacent properties?
3) Are there adequate features on the property that will draw animals to it, food and water, thick bedding or escape cover or terrain features and limited road frontage to name a few?

If you look at all the aerials for this tract you can see many of the quality features needed for it to be considered as a quality smaller hunting tract. Other great features of this property include over a half-mile of Turkey River frontage, one of the most popular rivers in this part of the state for a long list of recreational opportunities including kayaking, canoeing and stream fishing. Imagine the memories you and your family and friends could make all year long on your own private sand bar beach. A very affordable all-season memory factory that won't last long.

  • Open Public Inspections: 1 - 5 pm, Sunday, March 29 and Sunday, April 5, 6759 275th Street, Clermont, IA 52135

  • Bidders may participate in the auction on site or online at AuctionNetwork.com

  • On site bidders should bring a government issued ID

  • All properties and or any improvements thereon are sold “AS IS, WHERE IS” with no financing, inspection or other contingencies to sale. Final acreage totals are contingent on a survey

  • This sale is subject to a 3% buyer’s premium

  • Announcements on the day of the sale shall take precedence over any prior advertisements

  • Each high bidder will sign a contract and must make a non-refundable deposit of 10% of the total purchase price ($2,500 minimum) immediately following auction - cash, cashier’s checks, personal checks and business checks (electronically processed) are accepted - the balance of the purchase price and all closing costs are due at closing within 30 days

  • The property is sold free and clear of all taxes and installments of assessments for prior years but taxes and installments of assessments for the current year on the basis of the actual assessment shall be apportioned as of the scheduled date for the closing of title

  • 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

  • Possession at closing, subject to tenant’s rights, if any

  • 109.7 m/l acres of CRP generates $22,706 annually

  • Contracts will transfer to new owner (contracts available to qualified buyers)

  • Approximately 5 miles of mowed trails make all parts of this farm extremely accessible

  • Approximately 4000 feet of Turkey River frontage, access will allow endless water recreational opportunities

  • Kayaking, canoeing, fishing and hunting access potential

  • Annual taxes approximately $2425

  • Some current and past river channel not included in total acreage (see assessor parcel maps for most accurate source of property boundaries)

  • Some video and pictures taken on property may show neighboring property not included in this sale

  • 3 bedroom and 2 full bath home features over 1000 square feet of living area, has been renovated into a very functional full-time residence, or use it as your hunting cabin

  • The barn has been structurally renovated, has tons of storage area on 2 levels and amazing potential for many other uses

  • Food plots currently on the property planted in soybeans, brassicas, clovers and others

  • Timber is predominately oak, walnut and hickory and includes both current and future value through selective cuts

  • Area attractions include miles of bike trails, camping opportunities and abundant fishing opportunities for a large variety of species including smallmouth bass, trout, walleye, pike and catfish

  • This area is well known for world-class whitetails and this farm has consistent history with some quality animals

  • Large turkey, wild pheasant and countless other bird species present

  • Newer 24 x 36 detached garage keeps your vehicles clean and dry

  • Diverse habitats including tall warm season grasses, thick river bottom willow thickets and hardwood ridges and side-hills

  • Banks blinds, tree-stands and shooting houses are strategically located and ready for the season

Auction Documents


  • Wild Game
    • Small Game
    • Big Game
      • Whitetail
    • Upland Game
      • Pheasant
      • Dove
    • Other Game
      • Wild Turkey
  • Waterfowl
    • Duck
    • Geese
  • Fish
    • Pike
    • Walleye
    • Catfish
    • Bass
  • Waterfront
    • Frontage
      • River
  • Roads
    • Road Access
      • Gravel
  • Fence
    • Low Fence
    • Partial Fence
    • Fence Material
      • Wire
  • Tillable / Production Areas
    • Hardwood Trees
    • Softwood Trees
  • Housing
    • Home
    • Cabin
  • Improvements
    • Hunting Improvements
      • Food Plot
      • Blinds
      • Tree Stands
    • Recreational Improvements
      • Trail Network
    • Infrastructure Improvements
      • Internal Road System
    • Building Improvements
      • Barn
      • Gated Entrance
  • Government Programs
    • Conservation Reserve Program (CRP)
  • Utilities
    • Electric
    • Septic
  • Area Features
    • Public Hunting
    • Boat Ramp
    • Public Fishing
    • Public Access Area
    • RV Park
    • Camping / Campground
  • Activities on Property
    • Hunting
    • Fishing
    • Hiking
    • ATV Riding
    • Horseback Riding
    • Camping
    • Family Activities
  • Investment

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 and Auction Day Notes, 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. We 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 Quit Claim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are pro-rated through day of closing as is customary.

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.

Each high bidder must make a 10% ($5,000 minimum) non-refundable deposit immediately following auction. Cash, cashier's checks, personal checks and business checks (electronically processed) are accepted. 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 re-schedule 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.

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. Most sales are approved within 10 business days. Buyers are not allowed possession until Closing and filing of the deed, at which time the property should be re-keyed. 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 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.


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Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details.

Auction Type



Property being offered by Williams & Williams Mrktg Srvcs, Inc. and Whitetail Properties Real Estate, LLC

Jeff Ashby, IA Broker for Williams & Williams Marketing Services, Inc., IA Lic B62016000

Dan Perez, IA Managing Broker for Whitetail Properties Real Estate, LLC, IA Lic B56932000

Brent Grosse, Land Specialist, Whitetail Properties Real Estate, LLC, 319.240.7707

Disclosures, Title Commitment And Other Documents

Click Here to view disclosures, title commitment and other documents on Williams & Williams

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