Pasture Ground with Two Country Homes and Buildings - 106 Acres


106 Acres / Pike County, IL

Open Inspection Date: January 8, 2022, 11 am to 1 pm CST

Ranch & Farm Auctions will be offering 106 acres in 4 tracts located near Martinsburg in beautiful southern Pike Co. These tracts offer something for everyone from recreational buyers, hobby farmers, horse lovers, cattle producers and row crop farmers. The entire farm has over 82 acres tillable that is currently in hay and pasture but can easily be converted to row crop production. This is a great opportunity to purchase a diverse property that offers pastureland, tillable opportunities as well as two country homes and outbuildings. Tracts 1 and 2 are selling ABSOLUTE.

Deeded Acres: 106 +/-

FSA Farmland Acres: 82.5 +/-

DCP Cropland Acres: 84.23 acres

Soil Types: Winfield silt loam, down south silt loan, Menfro Silty Loam,

Soil PI/NCCPI/CSR2: 112.9

Base acres and Yield: none reported

CRP Acres/payment: none

Taxes: $4408.40 for all tracts

Lease Status: Open Tenancy for 2022 crop year

Possession: Immediate possession subject to current tenants rights for 2021

Survey needed?: Yes

Brief Legal: S27 T6S R4W Pike Co,IL

PIDs: 64-026-12, 64-027-04, 64-027-03

Lat/Lon: 39.514973, -90.846118

Tract 1

Selling ABSOLUTE. Located on the west side of Martinsburg is this combination farm, which offers recreational opportunities as well as income opportunities. Currently, the farm is being used for hay production and livestock grazing. The property is split up into several different paddocks for rotational grazing throughout the year. A good majority of these acres could be converted to tillable acres with very little work, allowing you to increase your rate of return. There is a small pond on the north end used for livestock watering and fishing as well as a 40’ x 60’ open-sided building used for hay storage. This is a great opportunity to add to your cow/calf operation or your row crop operation. The property also offers great deer hunting opportunities as well as various other recreational uses.

  • 43.94 total acres
  • 33.72 tillable acres currently in hay and pasture
  • Soil PI 112.9
  • Road frontage on 2 sides
  • Great area to build a home

Tract 2

Selling ABSOLUTE. Located in the southern part of the county is this income-producing property. The property is located along 175 Avenue, just south of Martinsburg and is currently being grazed for cattle and mowed for hay. This property could be converted to tillable with very little work and provide approximately 18 acres of tillable farm ground. The property offers good access to the southeast corner of the property for equipment. County water and electric are available to the east.

  • 19.57 +/- total acres
  • Currently in hay but can be tillable production
  • PI 114.7

Tract 3

This property has approximately 20 acres of open ground currently being used for grazing and hay production. There are a couple of fields that could be converted to tillable to increase your return on investment. There is a small pond located in the center of the property that is utilized as a water source for livestock as well as a fishing pond. County water and electric are available at the road.

  • 25.09 +/- acres total
  • Nearly 20 acres open that is pasture
  • Can be converted to tillable
  • Great building spot with road frontage
  • Soil PI 114.6

**The two hoop buildings (in photos) will be removed from the property prior to closing and do not convey with the property.

Tract 4

This tract offers a country home with approximately 1,514 sq. ft. of finished living area and has two bedrooms and one bathroom. There is a breezeway connecting the house to the 24’x32’ two-car garage. There are several outbuildings south of the house along with several paddocks for livestock. There are also approximately 8 acres of open pastureland. This home has ductwork in place but does not have an HVAC unit. It is wired but was disconnected in the mid-1990s and has not been hooked up to electric since.

  • 11.78 +/- total acres
  • Well maintained home and outbuildings with large yard
  • 8 acres open for pasture or row crops
  • Great hobby farm
  • Would make a great horse farm
  • Soil PI 120.4

**The two portable buildings and small cabin in rear of home (in photos) do not convey and will be removed prior to closing.

Tract 5

This tract offers a home that is approximately 1,505 sq. ft. of finished living area on the main level along with a partially finished walk-out basement. This home has 4 bedrooms and 2 full bathrooms along with a 12’ x 24’ covered porch off the west end of the house. There are several other buildings around the home including a hoop building, chicken coop, older barn, and pole building. There is also an 8,200 sq. ft. pole building on the west side of the houses that is currently being used as a sawmill but could be converted to various other uses. Note this home does not have HVAC and has not been wired.

    • Nice home with full basement
    • 4 bedrooms and 2 baths
    • Nice quiet country setting
    • Large pole barn
    • Large yard
    • 4.15 +/- total acres

    **The portable building north of house (in photos) does not convey and will be removed prior to closing.

    • Bidders may participate in the auction on-site or online at

    • 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

    106 Acres / Pike County, IL


    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.

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    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

    Tracts 1 & 2 are selling Absolute



    Debbie S. Laux, Illinois Broker, License # 471.018541

    Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

    Tyler Sellens, Illinois Land Specialist, Whitetail Properties Real Estate, LLC, 309.341.6431

    Cody Lowderman, IL Auctioneer, 441.001255

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