Productive Tillable Farmstead In Madison Co, IL - 94.71 Acres


94.71 Acres / Madison County, IL

Live and Online at

Auction Date: 08/31/2023 Auction Time: 11:00 AM

Auction Location: Bakers & Hale, 7120 Montclaire Avenue, Godfrey, IL 62035

Entire Farm Description: Farm home and 94.71+/- acres

Commonly known as the Johnson Farm. Welcome to the serene countryside retreat you've been dreaming of! This extraordinary farm encompasses a picturesque landscape with expansive tillable acreage, lush hay fields, and a charming older farmhouse perched on a hillside offering breathtaking panoramic views. With generational ownership spanning 170 years(since 1850), this property exudes a rich history and enduring character.

The location is only a mile from I-255 which provides an exceptional opportunity for creating multiple home sites, each boasting its own unique perspective on the surrounding farm. Whether you envision a spacious main residence, guest houses, a family compound, or a location for a residential development this elevated setting ensures that all locations will relish in the enchanting scenery.

In addition to the farmhouse, this property offers a range of outbuildings to suit various needs. Whether you're looking for a workshop, storage sheds for farm equipment, or spaces to pursue hobbies and crafts, these versatile structures provide the space you need to bring your visions to life.

The 68+/- tillable acres are tiled and present an incredible opportunity for those with agricultural aspirations. Cultivate the land, establish a thriving farm-to-table operation, or explore the potential for equestrian pursuits or organic farming. The possibilities are as boundless as the surrounding vistas.

Beyond the tangible elements, this property resonates with a sense of place and heritage. The unbroken chain of ownership spanning almost two centuries imbues the land with a profound sense of belonging and cherished memories. Embrace this rare chance to become part of the tapestry of the land's history and add your own chapter to its story.

Indulge in a life of tranquility, where the rolling countryside, breathtaking views, and a cherished farmhouse await. This farm represents an extraordinary opportunity to own a slice of paradise, where the legacy of the past intertwines with the promise of the future.

Tract 1 Description:

Home and 40 acres. Welcome to this breathtaking farm property located on top of a picturesque hill, offering unparalleled views of expansive tillable and hay fields. Nestled in the heart of the countryside, this estate boasts a farm home, a collection of outbuildings, and storage sheds, offering a myriad of possibilities for a tranquil rural lifestyle.

The farm home, meticulously designed with a blend of rustic charm and modern comfort, is the epitome of country living. The 3 bedroom, 3 bathroom home has updated kitchen cabinets and a sunporch that overlooks the hay and tillable fields.

18.93+/- acres provide income thru tillable acres with an additional 12.9+/- acres that are currently hay production.

As you explore the property, you'll discover a variety of outbuildings and storage sheds. These structures offer endless possibilities, whether you envision them as workshop spaces, hobby areas, or additional storage for farm equipment and machine shed.

Perched atop the hill, the property provides an idyllic vantage point, allowing you to immerse yourself in the breathtaking scenery that surrounds you. The vast expanse of tillable and hay fields stretches out before you, offering opportunities for various agricultural pursuits or the potential for rental income.

Additionally, the property boasts carefully planned building locations for homes, providing the flexibility to create a family compound or develop additional residences for extended family or guests. Imagine waking up to the tranquility of this pastoral setting, where the beauty of nature is just steps away from your doorstep.

Situated in a serene rural setting, this farm property offers a blend of privacy, natural beauty, and the allure of the countryside. Whether you are seeking a serene escape, a place to cultivate your agricultural ambitions, or a canvas to create your dream rural community, this property is a rare gem that presents boundless possibilities. Embrace the essence of country living and let this enchanting farmstead be your gateway to a life of serenity and fulfillment.


Tract #:


Deeded Acres:

40+/- acres

FSA Farmland Acres:

18.93+/- tillable acres

Soil Types:

Menfro-Hickory silt loams, Wakeland silt loam, Menfro silt loam,


89.4 PI

CRP Acres/payment:




Lease Status:

Open Tenancy for 2024 crop year


Immediate possession subject to current tenants rights for 2023

Survey needed?:

Survey to be completed prior to closing if needed

Brief Legal:

Pt SE ¼ S20 and PT NE ¼ S29 T6N R9W Madison Co, IL


38.9548, -90.1198

Tract 2 Description:

This rich bottom ground tillable acreage is located in a prime location with paved road access for hassle-free access with your farm equipment. The owner/seller is currently in a 1/3, 2/3 sharecrop agreement with the tenant farmer. The farming rights are open for 2024 with the sale.

This property boasts vast expanses of fertile land, ensuring unparalleled opportunities for agricultural endeavors. With its rich soil composition and favorable climate, it is an agricultural enthusiast's dream come true.

Beyond its inherent agricultural appeal, the rich bottom ground tillable also holds immense investment potential. The scarcity of high-quality tillable land, coupled with its strategic location, makes it a coveted asset for seasoned investors. The land's intrinsic value, combined with the growing demand for agricultural products, presents an enticing opportunity to secure a lucrative venture.

Surrounded by breathtaking natural beauty, this property provides more than just practicality and potential. It offers a serene escape from the bustle of urban life, allowing you to immerse yourself in nature's tranquility. Picture yourself enjoying leisurely walks along the peaceful countryside, relishing in the symphony of birdsong and gentle rustling of leaves.

Whether you are an agricultural enthusiast, an aspiring entrepreneur, or a discerning investor, this exceptional estate is poised to fulfill your dreams and exceed your expectations. This tract lays on both sides of Wood Station Rd.

Don't miss the opportunity to own a slice of heaven in the form of rich bottom ground tillable with paved road access. Contact us today to embark on an extraordinary journey toward a prosperous future.


Tract #:


Deeded acres:


FSA Farmland Acres:


Soil Types:

Wakeland silt loam


128 PI

CRP Acres/payment:




Lease Status:

Open Tenancy for 2024 crop year


Immediate possession subject to current tenants rights for 2023

Survey needed?:

No survey needed

Brief Legal:

Pt SE ¼ S20 and PT NE ¼ S29 T6N R9W Madison Co, IL


38.9505, -90.1211

  • 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

  • First time being offered to the public in over 170 years

  • Rich history

  • Gorgeous setting for a home or homes

  • High percentage tillable

  • Home site with tillable, home and pasture

  • Great area for multiple homes

  • Rich bottomland tillable acres with productive soils

  • 128 PI Rating

Auction Location:
7120 Montclaire Avenue, Godfrey, IL 62035
Auction Type:
Auction Date:

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

Live and Online

Subject To Seller Confirmation



115 West Washington, Ste 900, Pittsfield, IL 62363

Debbie S. Laux, Designated Managing Broker, License # 471.018541

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Clyde Hutchinson, Illinois Land Specialist, Whitetail Properties Real Estate, LLC, 618.581.6265

Cody Lowderman, IL Auctioneer, 441.001255