UpcomingTwelve Stones Ranch In Northwest AR - 1779 Acres

Auction Date8October

1779 Acres / Benton County, AR

Live Bid at Auction Network

Auction Location:Twelve Stones Ranch, 18020 Y City Road, Decatur, AR 72722

Auction Type:Reserve

Auction starts in:01 months, 20 days 15 hours 14 minutes

Auction Date:

Northwest Arkansas’ Twelve Stones Ranch has become one of the premier cattle operations and recreational ranches in the four-state region. No detail has been overlooked in this 1779± acre, turn-key operation to develop the ranch into a safe and efficient work environment, an extremely well-manicured and beautiful farm, and a comfortable retreat for family and friends. The 22,250± sq. ft. shop includes a spacious 4BD/4BA living quarters overlooking lush pastures. The state-of-the-art cattle barn was built to help minimize labor and create a low-stress environment for the livestock. This auction will feature twelve tracts from 5± to 640± acres with something for everyone. Rolling pastures, recreational opportunities, turn-key business ventures and multiple locations to build your own home.

Tract #1is located in the heart of Twelve Stones Ranch. A double-gated entry, ½-mile fence lined driveway with lush pasture covering rolling hills makes the entrance truly unforgettable. The custom-built shop is one of a kind. A beautiful 4-bedroom, 4-bath residence in the front is perfect as a guesthouse or a permanent home. The 20,000 +/- sq ft climate-controlled shop has endless possibilities that could include an equestrian center, equipment storage, warehouse, or recreation center. The facility has been used to host dinner parties for groups of over 150 people. No detail was missed nor expense spared in the design and construction of the shop and surrounding acreage. Tract #1 is a unique opportunity to live, work and recreate in the heart of Northwest Arkansas.

Tract #2 is one of the premier cattle ranches and recreational properties in all of Arkansas as well as the Midwest. The entire Cattle Operation has been designed to minimize animal stress while maximizing labor productivity and safety. The working facilities, pens and loading docks have the potential to flow large numbers of cattle on/off the property daily. Automatic waterers, cattle alleys, and the 450 acres +/- of grass (Bermuda and Fescue) make this property one of the most unique, well designed Cattle Operations in Arkansas. Tract #2 is a turnkey solution for someone looking to get into the cattle business or expand their current operation. In addition, fishing and hunting opportunities on the property make this Tract a premier recreational property as well.

Tract #3 is a turnkey cattle ranch with excellent grazing and hay production opportunities. The property includes 130 acres+/- of productive forage grass and 11 poultry houses. Six of the poultry houses were sub-leased as recently as 2016. The remaining houses have been used for hay storage, equipment storage and cattle barns during inclement weather. The possibilities with this property are endless. Poultry houses could be converted to permanent cattle barns, feeding facilities, or disassembled and sold for scrap. Access to Decatur water, natural gas and electric make Tract 3 a fantastic property for building a dream home and starting or expanding a cattle operation, with great access to year-round forage and water.

Tract #4
is a beautiful recreational/hunting property. Direct access onto the property and power available in the interior of the acreage make this tract an ideal location for a hunting cabin and recreational development. The timber has been thinned to create ample grazing and great shooting lanes. The Twelve Stones Ranch Team has managed this 160 acres +/- to maximize recreational opportunities. This tract is ideal for archery and modern gun hunting. The whitetail population has been managed as part of the Arkansas Game & Fish Commission’s, DMAP Program for many years. You will love the chance to grow and hold mature whitetails.

Tract #5 offers numerous potential building sites with the conveniences of city water, electric and natural gas as well as great hunting/recreational opportunities. The front pastures have been very productive at growing hay. 45 bales +/- were cut during the first cutting, in 2019. The pasture grasses can be mowed to create a beautiful yard as well, or managed for hay production. The back half of Tract #5 consists of thinned timber, broad hilltops and deep valleys that create numerous funnels and pinch points. The eastern side of Tract #5 offers some of the best opportunities to grow and hold mature whitetails.

Tract #6 is the ideal turnkey solution for someone interested in building their dream home, becoming a hobby farmer as well as having access to your own private fishing and hunting lands. Everything is ready to go. A beautiful pond, small cattle pen, hay barn, 20-fenced acres +/- up front and 20-acres +/- of timber for hunting and recreational use.

Tract #7 is located at the southwest corner of Y City Road and Highway 59. Located across the street from the new Simmons Plant, Tract #7 has endless possibilities as a recreational property or as an investment opportunity. Heavy timber provides great habitat for the whitetail deer that call the area home. Proximity to the Simmons Plant makes this property a great opportunity as a longer-term investment as well as having development possibilities.

Tract #8 is 160 acres +/- of the most lush, beautiful, grass-covered rolling hills in all of Northwest Arkansas. The panoramic views along Y City Road are simply breathtaking. Tract #8 is the perfect location to build your dream home with great pasture available for year-round forage and summer hay production.

Tract #9 is a beautiful property located along the south side of Y City Road. Tract #9 has amazing potential as an investment property, recreational use, or for future development. The land in Tract #9 is relatively flat with very few hills. Three large ponds add to the value and beauty of this amazing tract. Today the property is exclusively used for grazing cattle and a limited amount of recreation, including fishing, deer and predator hunting. Tract #9 is relatively undeveloped and pressure from grazing and hunting has been very low.

Tract #10 is a beautiful, 40-acre pasture with rolling hills, with a long valley and a nice pond located in the center of the property. Accessed directly from Y City Road, this property is the perfect location to build a dream home in the country. In addition, Tract #10 is the perfect place to add grazing and hay capacity to your current cattle operation.

Tract #11 is amazing with endless potential. The cornerstone of the tract is the largest pond on Twelve Stones Ranch. The pond is fed from natural springs, so water is continuously flowing in/out of the waterway. A beautiful valley is connected to the north of the pond with lush Bermuda grasses growing during the summer months. Up the hill from the Bermuda field is a gently sloping hillside with established fescue grasses and a number of potential locations for building your dream home with panoramic views as well as overlooking the large pond. Tract #11 is truly spectacular and offers so many opportunities. Enjoy fishing in the front yard and great hunting in the heavily wooded backyard. Located directly off of Pederson Road, Tract #11 is one of the most iconic and desirable tracts on the entire property.

Tract #12 includes a 1200± sq. ft. 3 bedroom 2 bath home located on Y City Road with upgraded kitchen, hardwood floors, electric AC, propane heat and water from a 450 ft well. 215± sq. ft. shed/well house with electric. Gentry School District. Perfect for family looking for rural living or ranch manager.


  • 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 2% 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 ($5,000 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

  • Agent/Broker Only Open House: September 5, Noon - 4pm

  • Open Public Inspection: September 8 and 22, 12-5 pm each day; day of auction 12 - 5 pm

  • Flat to gently rolling to long valleys and flat hilltop terrain

  • 1045 m/l acres of grass, pasture and hay ground

  • 582 m/l acres of timber

  • Abundant water in 36+ ponds

  • Some of the ponds are stocked and professionally managed for sport fishing

  • Multiple natural springs and some small caves on the ranch

  • Fenced and cross-fenced pastures throughout ranch

  • Power available at multiple locations across the ranch

  • Mirafont auto waterers in several locations around the ranch

  • Tract 1:

  • 22,488 sq. ft. shop and living quarters

  • 2,488 sq. ft. living quarters, 4 bedrooms, 4 baths, full kitchen, living room, dining room

  • Professional style locker room with full bathroom, 2 showers, laundry, refrigerator, ice maker

  • Office space

  • Tool and utility room

  • Built-in tornado shelter

  • Entire building is climate controlled with heat and AC

  • 10 bay doors in shop

  • High pressure air and water plumbed to every bay door in foundation

  • Advanced sound system, advanced security system, advanced water filtration system

  • 1000 gal. double-walled diesel tank

  • Truck washing ramp

  • Tract 2:

  • East and west entry locations from Y City Road

  • Extensive road network throughout property

  • 15-feet wide alley way providing easy cattle movement between six pastures

  • 1000' deep well with 1000 gal. underground holding tank

  • 3/4 mile buried 2" pipe taking fresh water from tank to waterers

  • 3 high-flow water faucets pumping 50 gal/min

  • 160,000 sq. ft. custom built working and sorting pens

  • 8000 sq. ft. custom built state of the art cattle barn

  • Hydraulic chute, double alley, both on jacks for easy cleanup after heavy use

  • Custom built calving pens

  • Ranch Manager's office with bathroom

  • 2 cattle loading docks - semi height and low boy trailer height

  • Hay barn

  • Second corral system, chute and pens at hay barn

  • Third corral and pens located in the middle of the property

  • Tract 3:

  • South and west entry locations along Bredehoeft Road

  • Small cattle barn with working chute and pens

  • 11 poultry houses (6 houses operational as natural facilities and sub-leases as recently as 2016)

  • 2 400' poultry houses hold 800 bales (4 x 5 ) each

  • Tract 4:

  • Old home pad with power located approximately 1/4 mile inside the property

  • Gated entrance off of Bredehoeft Road

  • Managed as the primary hunting acres on the ranch where cattle and ranch access have been minimized to reduce wildlife inconvenience and disruption

  • Tract 5:

  • Power and water available at Bredehoeft Road

  • Gated entrance off of Bredehoeft Road

  • Road running west to east across the property

  • Ponds on this tract stocked with bass and catfish

  • Eastern half of property managed for whitetail hunting

  • Timber thinned for grazing and to create shooting lanes

  • Tract 6:

  • Power, city water and natural gas available along Bredehoeft Road

  • Gated entrance off of Bredehoeft Road

  • Hay barn

  • Cattle pens and small corral connected to the hay barn

  • Tract 7:

  • Across street from Simmons Plant

  • Endless recreational possibilities

  • Development and investment opportunities

  • Tract 8:

  • Power available at Bredehoeft Road and at the interior of the property

  • Gated entrance off of Y City Road

  • Road running north to south through the property

  • Historic wooden barn and homestead located on the south side of the property

  • Approximately 300 4 x 5 bales harvested during first cutting 2019

  • Tract 9:

  • Gated entrance off of Y City Road

  • Hay barn with small working pens

  • Heavy timber provides great hunting for whitetail and predators

  • Tract 10:

  • Power available at Bredehoeft Road

  • Gated entrance off of Y City Road

  • Established fescue pasture

  • Tract 11:

  • Gated entrance off of Pederson Road

  • Established Bermuda and fescue pastures

  • Tract 12:

  • 1,200± sq ft. ranch-style home

  • 3 bed/2 bath with loft

  • Upgraded kitchen with granite countertops

  • Farmhouse style sink

  • Hardwood floord

  • Stainless steel appliances

  • Electric AC

  • Water from 450 ft. well

  • Propane heat, stove, fireplace

  • Concrete pastio

  • 6 person in-ground shelter

  • Single car garage

  • 215 sq. ft. shed/well house with electric

Auction Documents


  • Wild Game
    • Small Game
    • Big Game
      • Whitetail
    • Other Game
      • Wild Turkey
  • Fish
    • Catfish
    • Bass
  • Waterfront
    • Pond (0-3 acres)
    • Spring
  • Roads
    • Road Frontage
      • Country Road
    • Road Access
      • Pavement
      • Gravel
  • Fence
    • Low Fence
    • Cross Fence
    • Fence Material
      • Wire
      • Iron
  • Tillable / Production Areas
    • Hardwood Trees
    • Softwood Trees
    • Pasture
    • Hay
  • Livestock Facilities
    • Corral
    • Feed Lot
    • Handling Facilities
    • Head Gates
    • Loading Chutes
    • Squeeze Chutes
    • Working Pens
  • Housing
    • Home
    • Outbuilding w/ Living Quarters
  • Improvements
    • Infrastructure Improvements
      • Internal Road System
    • Building Improvements
      • Metal Buildings
      • Shop
      • Barn
      • Gated Entrance
  • Utilities
    • Electric
    • Natural Gas
    • Water
    • Septic
    • Internet
    • Telephone
  • 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.


Auction Network, LLC serves solely as the online bidding service. See Auction Network Terms of Use at www.auctionnetwork.com

Broker Participation

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

Greg Lutz, Managing Director, Williams & Williams, 785.286.2518

Joe Gizdic, Managing Director, Whitetail Properties Real Estate, LLC, 217.299.0332

Auction Type




Williams & Williams Mrktg Srvcs, Inc. • Daniel Nelson RE Lic PB00069547

Whitetail Real Estate Properties, LLC • Johnny Ball RE Lic PB00028421

Auctioneer: Tommy Barnes, AUC LIC 2340, RE LIC SA00072106

Greg Lutz, Ranch & Farm Auctions, LLC, 785.286.2518

Joe Gizdic, Ranch & Farm Auctions, LLC, 217.299.0332

Tony Chrisco, Land Specialist, Whitetail Properties Real Estate, LLC, 479.866.2622

Chris Starnes, Land Specialist, Whitetail Properties Real Estate, LLC, 479.301.5415

Disclosures, Title Commitment And Other Documents

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

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