Madison County 40 +/- Acres - Whitaker Marketing Group - Auctions & Real Estate
Lot Number: 2
Madison County 40 +/- Acres
David & Ann  Whitaker - Real Estate Agents
David & Ann Whitaker - Real Estate Agents
Madison County 40 +/- Acres
Lot Number:2
Bid Count:37
Winning Bidder:l****r
Starting Bid:$3,000.00/Acre
Bid Increment:$500.00
Current Bid$9,400.00/Acre $376,000.00 total

40 Acres
Bidding complete

Iowa Farmland For Sale

Madison County 

November 13th, 2023 at 10 am

Whitaker Marketing Group is honored to present this 137 +/-acre tract of farmland for sale in Iowa.

This property is great investment potential. The property is composed of two tracts of land totaling 137+/- acres, more or less, in Sec 1, 74N, 26W and Sec 25, 75N, 26W


  • Investment Potential
  • Buildable
  • Great Location

Location of Land: 
Tract 1: Located 3.6 miles South of St. Charles, IA

Tract 2: Located 1 mile Southeast of St. Charles, IA

Directions to the farm
Tract 1: From St. Charles head South on Truro Rd/S Morgan St. and drive for 1.6 miles.  Turn left (East) on Woodland Ave and drive for 2.4 miles.  The farmland will be on the left (East) side.

Tract 2: From St. Charles head South on Truro Rd/S Morgan St. and drive for 1 mile.  Turn left (East) on 265th St and drive for 0.6 miles.  The farmland will be on the left (South) side.

Location of Auction:  St. Charles Lions Hall 113 N. Lumber St., Saint Charles, IA 50240

Date of Auction: Monday, November 13th, 2023, at 10 am.

Legal Description:
Tract 1: Sec 1-74N-26W     Parcel ID (770160166010000, 770160168000000, 770160186010000)

Tract 2: Sec 25-75N-26W     Parcel ID (500092526000000)

Selling Multiplier: 137 +/- acres
Tract 1: 97 +/- acres
Tract 2: 40 +/- acres

Taxable Acres:  134.3 +/- acres
Tract 1: 96.3 +/- acres
Tract 2: 38 +/- acres 

Taxes:  $2310.00
Tract 1: $1,860.00 Estimated
Tract 2: $450.00 Estimated

Tillable Acres:  12.18 +/- acres(Surety Maps)
Tract 1: 12.18 +/- acres
Tract 2: 0 +/- acres

CSR2: 46.6 (Average)
Tract 1: 50.7 CSR2 
Tract 2: 42.5 CSR2 

Zoning: A-1 Ag

Farm Tenancy: The farm is currently open for 2024.

Warren County Rural Water: 

Tract 1 has a line available, and a meter pit is estimated at $4500. 
Tract 2 has a meter pit and rural water connection on the west side of the parcel. 

CRP Acres: 19.28+/- acres
Tract 1: 19.28 +/- acres
Tract 2: 0 +/- acres

CRP Information:  

*Found in the documents tab

Tract 1 Total CRP Acres: 19.28   -Total $4,316 Annually

Contract #      Acres   $/ AC   Annual Payment  Start date End Date   Years left
11665A 19.28 $223.83 $4,316 10/01/2022 9/30/2032


FSA Information (156 Farm Record):  

*Found in the documents tab

Description: Sec. 1, 74N, 26W (Tract 1), Sec. 25, 75N, 26W (Tract 2)

FSA Number: #  2656 (Tract 1 & Tract 2)

FSA Tract Number: # 2737 (Tract 1); #  2738 (Tract 2)

FSA Farmland Acres:  97.07 +/- (Tract 1); 37.98 +/- (Tract 2); 

FSA Cropland Acres:  35.70 +/- (Tract 1);  0.00 +/- (Tract 2)

HEL & WETLANDS:   HEL (Tract 1 & Tract 2)

Total Base Acres:   11.63 (Tract 1)

   Corn Base:  10.13 (Tract 1)  
   PLC Yield:   157 (Tract 1)

   Beans Base:  1.50 (Tract 1)

   PLC Yield:   42 (Tract 1)


Auction Sales Method: The real estate will be offered as 2 tract(s) of land.

Survey: At the buyer's option and expense, they can have the property surveyed if desired. The final contract price will not be adjusted to reflect any difference between the advertised and actual surveyed acres.

Minerals: All mineral interests owned by the Seller, if any, will be conveyed to the Buyer(s). 

Taxes: The real estate taxes will be pro-rated to the day of closing. 

Contract and Title: Immediately upon the conclusion of the bidding, the high bidder(s) will enter into a real estate contract and the earnest money will be deposited in the Real Estate Trust Account of the seller's attorney. The Seller will provide a current abstract of title at their expense. The seller reserves the right to reject any and all bids.

Earnest Payment: Earnest money in the amount of ten (10%) percent of the contract price shall be due with the acceptance of the offer. The payment may be in the form of a cashier’s check, personal check, company check, or wired funds.  Earnest money will be deposited in the Real Estate Trust Account of the seller's attorney.

Closing: The sale closing is on December 29th, 2023, or such other date agreed to by both parties. Certified funds will be required at the time of closing for the remaining balance of the purchase. The balance shall be paid in the form of certified funds upon closing. 

Possession: Possession will be granted at closing, or such other date agreed to by both parties, subject to the current farm lease. 

Agency: Whitaker Marketing Group stipulates that they are representing the seller exclusively in this transaction. Whitaker Marketing Group acts as the Auctioneer and Auction Company. Winning bidder acknowledges that they are representing themselves in completing the auction sales transaction. 

Notice: All information contained in this brochure has been gained from sources considered to be reliable. However, bidders are invited to inspect the property and make their own investigations with respect thereto. This sale is subject to all easements, covenants, leases, and restrictions of record. All sales are presumed to be made by the individual judgment of the purchaser. All property is sold on an “As is- Where is” basis with no warranties or guarantees, expressed or implied, made by the Realtor or Seller. All map boundaries are approximate, and photographs used may or may not depict the actual property. Seller reserves the right to reject any and all bids. Any announcements made auction day by the auctioneer will take precedence over any previous material or oral statements. Bidding increments are at the sole discretion of the auctioneer. All decisions of the auctioneer are final.

Online Bidding: Please visit our website to register for online bidding. Server and Software Technical Issues: In the event there are technical difficulties related to the server, software, or any other on-line auction-related technologies, Whitaker Marketing Group reserves the right to extend bidding, continue the bidding, or close the bidding. Neither the company providing the software nor Whitaker Marketing Group shall be held responsible for a missed bid or the failure of the software to function properly for any reason. E-mail notification will be sent to registered bidders with updated information as deemed necessary by Whitaker Marketing Group.

Seller(s):  Luann M. Overton Revocable Trust & Donald J. Overton Revocable Trust



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David & Ann  Whitaker - Real Estate Agents
David & Ann Whitaker - Real Estate Agents

(515) 460-8585

(515) 460-0255

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