Tillable Acres, Fenced Pasture, Timber And Hunting In The Turkey River Valley - 465.5 Acres


465.5 Acres / Clayton County, IA

Property Location: 465.5± acres in Clayton County, IA - S34/4/3/2-T92N/91N/-R3W

Auction Location: Edgewood Locker Event Center, 303 N Washington St., Edgewood IA 52042

Auction Date & Time: October 17, 2020 @ 12:00 PM CST

Tracts of this size are becoming a thing of the past, combine that with large acreage neighboring landowners and you have some rare qualities not often found in this part of the state. The Turkey River forms most of the northern border, another ideal situation for top-level management. The property has an extreme amount of edge habitat, multi elevation timbers and fields linked together with terrain funneling topography. The pasture acres if desired could easily be converted into more hunting acres with countless food-plot locations in excellent ambush spots. Sellers are offering a lease back option on all tillable acres.

Tract 1- 117 acres +/- What a piece!! The whole northern border is the Turkey River and the adjacent bluff provides several amazing views of the valley. Approximately 38 acres of the property is tillable and CRP starting 2021, the tillable acres are currently planted in both corn and alfalfa. Lots of edge on this tract adds hunting appeal, and the area is loaded with deer, turkeys and other wildlife. This property has great potential for its size to be an excellent hunting tract with minimal effort. Its location in an incredibly scenic area near Garber, Osterdock and Guttenberg. Easy access at the SW corner from dead-end Kestrel Avenue and also by easement from the East off 348th St. The sellers are offering a lease back on all tillable acres. The timber on the property faces multiple directions for all-season use by the animals in the area that are also taking advantage of the diverse mix of desirable habitat and terrain. Great neighbors in this neighborhood only add to the quality.

Tract 2- 107+/- acres. Ultra-diverse property is featuring around 2500 feet of Turkey River frontage. A great mix of wooded bluffs and approximately 53 acres of top and bottom, income-producing, ag fields in crops and new CRP contract starting in 2021. Gated top access from 348th street allows easy entry for ag or recreational purposes. The layout and terrain features will make the property hunt big and this parcel is loaded with high percentage pinch points throughout. It’s located in an incredibly scenic area of the County. The sellers are offering a leaseback on all tillable acres and the timber has abundant young and mature quality species trees. desirable habitat and terrain favored by trophy whitetail deer, and a large wild turkey population. Some open pasture acres could easily be converted into high-quality food-plots in strategic locations and an interior trail system allows access to all areas of the farm.

Tract 3- 133.5+/- acres. A beautiful property with all of the components needed from both a solid investment and recreational standpoint. The tract has zero road frontage and tons of recreational opportunities especially as an excellent hunting tract for deer, turkeys and other small game including upland birds. Topography features along with favorable habitat at multiple elevations create optimal all-season hunting situations in an area known for its world-class whitetail history. Some Turkey River frontage as well as some spectacular valley views, only add to the quality of this farm. Multiple access points by legal easement, allow hunting scenarios for all possible conditions. Approximately 33 acres of tillable in a combination of new CRP contract and crop fields. The sellers are offering a lease back option on all tillable acres.

Tract 4- 108+/- acres. A classic combination farm in this territory, with all of the components needed from both a diverse agricultural standpoint, as well as recreational. The property could continue to be used as a beef cattle farm and row crop operation with recreational benefits or could be easily transformed into an excellent hunting tract with income potential. Topography features along with favorable habitat at multiple elevations could create optimal all-season hunting situations in an area known for its world-class whitetail history. The sellers are offering a lease back option on approximately 25 acres of tillable. Approximately 80 acres of quality, mostly open pasture, could be converted into prime food-plot and wildlife habitat with a direct seed tree planting. Both whitetail and wild turkey populations in the are high. Multiple points of access from 348th St.

  • Located in an incredibly scenic area near Garber and Osterdock

  • Approximately 150 acres of potential income/crop producing tillable and CRP acres

  • Multiple access points

  • Sellers are offering a lease back option on all tillable and pasture acres

  • Well over a mile of Turkey River frontage

  • Approximately 60 acres of newly fenced pasture

  • Abundant views of Turkey River Valley and surrounding area

  • A diverse mix of desirable habitat and terrain favored by trophy whitetail deer

  • Pasture could easily be converted into high-quality hunting acres with food plots and lots of edge habitat

  • Pasture acres have wells that could also be utilized for wildlife

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

  • On site bidders should bring a government issued ID

  • Subject to a 3% buyers premium

  • 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

465.5 Acres / Clayton County, IA


Auction Documents


  • Wild Game
    • Small Game
    • Big Game
      • Whitetail
    • Upland Game
      • Pheasant
    • Other Game
      • Wild Turkey
  • Waterfowl
    • Duck
    • Geese
  • Fish
    • Pike
    • Walleye
    • Catfish
    • Bass
    • Panfish
    • Trout
  • Waterfront
    • Pond (0-3 acres)
    • Frontage
      • River
  • Roads
    • Road Frontage
    • Road Access
      • Gravel
  • Fence
    • Low Fence
    • Fence Material
      • Wire
      • Wood
  • Tillable / Production Areas
    • Tillable
    • Pine Trees
    • Hardwood Trees
    • Softwood Trees
    • Pasture
    • Corn
    • Soybeans
    • Alfalfa
    • Clover
    • Hay
  • Improvements
    • Hunting Improvements
    • Recreational Improvements
      • Trail Network
    • Infrastructure Improvements
      • Wells / Pumps
    • Building Improvements
      • Gated Entrance
  • Utilities
    • Electric
  • Area Features
    • Public Hunting
    • Boat Ramp
    • Public Fishing
    • Public Access Area
    • Marina
    • RV Park
    • Camping / Campground
    • Golf Course
  • Activities on Property
    • Hunting
    • Fishing
    • Hiking
    • Boating
    • ATV Riding
    • Horseback Riding
    • Camping
    • Family Activities
    • Snowmobiling
  • 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 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 RE LIC B56932100

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Ronnie Strong, Director, Ranch & Farm Auctions, 573.579.5579

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

Cody Lowderman IA Auctioneer B64012000

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