Rochester Routes Highway Bypass Through Land - 65 Acres


65 Acres / Olmsted County, MN

Live and Online at

Auction Date: 02/13/2023

Auction Time: 11:00 AM

Auction Location: Staybridge Suites, 2350 Commerce Dr NW, Rochester, MN 55901

One-of-a-kind opportunity to own and develop land one mile from Rochester City limits that will be part of Rochester Bypass. The City of Rochester, Olmsted County and the State of MN have this property slated to be an integral part of the Rochester Highway bypass coming from Hwy 52 and heading West on 75th St NW then south on CSAH 44 onto Highway 14, bypassing the City of Rochester. Please see the links below and PDFs showing the plan for the Intersection change from Highway 14 to the new CSAH 44 (old 60th Ave NW). When the intersection project is complete you will have a ½ mile of road frontage on CSAH 44, 19th St NW intersection, 14th St NW intersection and 15th St NW intersection. The bypass of the City will yield you access to both sides of CSAH 44. As they always say location, location, location is key to real estate. The location of the new road will be a huge benefit for the future development potential of this property, with tons of road frontage and multiple intersections. According to MNDOT the current traffic count on Hwy 14 is over 30,000 and on CSAH 44 it is 3,000 and those numbers will only increase when this road project is completed. 19th St NW brings you right into West Circle Drive which is a booming area for new business growth. Leashes & Leads is located directly south of this property, Rochester Westside Energy Station is directly East of this property, as well as current other commercial business to the East and Southeast of this property. There is natural gas running along the south side of this property and City water nearby. The West side of Rochester continues to be a great area for development and future expansion of Rochester. When speaking with Olmsted County they say funding for purchasing the area for the new road could happen as early as fall of 2023 and construction could happen as soon as 2024 for the roadway.

The property currently has about 47.5 acres of high-quality tillable acres with an average CPI rating of 92.6. This would be a great option for anyone looking to do a 1031 exchange or diversify their investment portfolio with a property with tons of upside potential.

Property lines on photos are approximate.

See the links and PDFs below for plans for the road project:

Olmsted County official map- see page 4 for the map of Subject property:

Olmsted County Open House Materials for CSAH 44 & TH 14 Dec 2022:

Link to MNDOT CSAH 44 & TH 14 Intersection & Rochester Bypass project:


Deeded Acres: 65 +/-

Soil Types: Radford silt loam, Port Byron silt loam, Garwin silty clay loam

Soil PI/NCCPI/CSR2: 92.6m CPI

Taxes: TBD

Lease Status: Open Tenancy for the 2023 crop year

Possession: Immediate Possession

Survey Needed: The survey will be completed prior to closing

Brief Legal: E 1/2 SE 1/4 S25 T107N R15W Olmsted, MN

PIDS: Part of Parcel ID 752543086804

Lat/Lon: 44.037, -92.5606

Zip Code: 55920

  • 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

  • 2% Buyers Premium

  • Part of CSAH 44 & Highway 14 City Bypass

  • Great potential for future commercial or residential development

  • ½ mile of frontage on CSAH 44

  • Multiple future intersection on the property – including 19th St NW, 14th St NW and 15th St NW

  • Less than 1 mile from Rochester City limits

  • Buildable

  • 47.5 +/- Tillable acres with 92.6 CPI Average

  • Across from Leashes & Leads

  • Across from Rochester Westside Energy Station

  • Natural Gas line on south end of the property

  • Access to Fiber Optic

65 Acres / Olmsted County, MN


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



Jeff Evans, Minnesota Broker, License # 40316820

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Bob Stalberger, Minnesota Land Specialist for Whitetail Properties Real Estate, LLC, 507.884.4717

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