Real Estate

Location: 6619 S 463 Rd, Hume, MO

Auction held at the Farm. Approximately 19 miles North and West of Nevada, MO. From Stotesbury, MO go 1 ½ mile North on HWY V, then go East beginning on E. Dodge Rd, then S. 425 Rd., then S. 463 Rd to the Farmstead. (The road curves and one road runs into the next)

10 a.m. Thursday, March 23rd, 2023
Offering 958.39 +/- Acres To Be Sold As Three Tracts
CLICK HERE to bid now online

Click on thumbnails to see larger photos and descriptions

Live On-Site Auction with Internet Bidding Available.

Vernon County Real Estate Info.

T37N – R33W – Sections 14, 15, 16, 21, and 22

Tract 1: 312.57 Acres M/L FSA Cropland @ 261.69
Tract 2: 552.31 Acres M/L FSA Cropland @ 484.02
Tract 3: 93.51 Acres M/L  FSA Cropland @ 75.02


One of the very best farms in Vernon County will be offered at auction on 3-23-23. This Auction will feature the Welch Farm in two tracts of 864.88 acres and laying on its Southwest boundary, tract 3, the parcel of Little Osage Farms LLC of 93.51 acres. The current tenant has farmed this 958 acre property for 35 years and uniquely this ground will be sold giving the new buyer the option to own all or part of this contiguous farm land. Study the Tract Map and it will be clear the opportunity that awaits. An ingress/egress easement is recorded and access is available should the Tract 3 sell to a separate or different buyer from the Tract 2 Purchaser. The home, farmstead and 40,000 bushels of grain storage sets on Tract 1.

It’s not often this quality of farm ground in these large tracts comes available and we are honored to offer this kind of land at auction.

Please plan to be with us for the sale at the farmstead on 3/23/23 at 10 a.m. to exercise your option to buy all or part of these very strong parcels of Ag Land.


We believe this is one of the best farms in Vernon County and when you see what’s available, you will agree. It is not often that you can locate a very large, high-end parcel of land that has been improved over time and well maintained. It is farm ready from east to west and north to south.

Tract 1 consists of 312.57 Acres M/L with 261.69 crop acres. It lies north of the gravel road along S 425 Rd, S 463 Rd and E Dove Rd. A wooded fenced pasture of 28 acres with a pond is in the North East corner of the property. A 40 x 60 Machine shed with partial concrete floor sits on the West end of the parcel along the gravel road. The main farmstead and sale site is 1 mile east. The single story, 4 bedroom, 1648 sq. ft. ranch home with a finished walkout basement as well as the 4 grain bins with 40,000 bushel storage comprises the farmstead. The home has a new central air conditioning unit and is in excellent condition. A very nice 52 x 50 Quonset machine shed with concrete floor and shop area as well as a smaller machine
shed round out this beautiful farm. From its location, you can see the boundaries of the farm in all directions.

A portable back yard cabin will not be conveyed with this tract. A portable grain scales belongs to the Little Osage Farms LLC and will not be conveyed. A change of home and farm insurance will need to be made once the property is deeded to the new owners as is normally the case. It is currently paid for by the Welches. The entire 2023 home rent has been paid to the Welch Partnership and will be prorated from May 1, 2023 thru December 31, 2023 for the total amount of $2,000. Welch Family Limited Partnership Fifteen will rebate that to the new Buyer of Tract 1 after closing. No more rent for 2023 will be due the new buyer or paid by the tenant in 2023. Most all repairs and upgrades have been paid for in the past by the tenant. Any catastrophic event that is not covered by insurance would be the responsibility of the new buyer.

The home is serviced by rural water and utilities however the farmstead also has cistern water, and pond irrigation water available.

Tract 2 consists of 552.31 Acres M/L with 484.02 crop acres. This is a beautiful piece of land that is wide open and easily farmed. It borders HWY V on the West side and has good drainage when Pecan Creek gets out of its banks. A recorded ingress/egress easement conveniently follows the normal farm road to access Tract 3 in this land offering. In the event that Tract 3 sells to a buyer other than the purchaser of Tract 2, this access will allow travel thru the property. An old dairy barn for storage, silo, and old hay barn are in the Northwest corner of the Tract along 463 Rd. View the drone video of this farm on our website to truly appreciate this land offering. It is a special piece of real estate.

Tract 3 may be the most fertile of all the land offered. It is owned by Little Osage Farms LLC, has been farmed by the Koehn’s as the original farm and you are luckily able to put this tract with the Welch farm or pull it out as a smaller tract with high income agriculture possibilities. As mentioned, it is accessed with a recorded farm easement thru the Welch property. The Pecan Creek borders this tract on the West and South and offers some great hunting as well.


An open house to view the home will be from 1:00-3:00 pm on Thursday, March 9. Any other showings will be by appointment only. Remember, the home is currently resided in and we would like to be cognizant of the renter’s privacy and personal space.

Method of Auction: The property will be sold by the acre using the “Buyers Choice and Privilege” method. The successful bidder will have the option to take any individual tract, a combination of tracts or the whole offering. Any remaining tracts will be offered or bid on until all tracts are selected.

Property sells with the confirmation of the bid price by the seller. This will be a live onsite auction with internet bidding available through Proxibid. Internet bidders must be preapproved 24 hours prior to the sale.

Contract: Immediately following the conclusion of the land sale, we will write the sale contracts and receive the escrow/earnest money of 10% down payment. Payment check is non- refundable and payable to Bowman’s Vernon County Title Co.

Closing: Closing on or before Thursday, April 27th, 2023 at the office of Bowman’s Vernon County Title Co., 119 E Walnut, Nevada, MO 64772. Closer, Dawn Robinett, 417-667-7565

Home and Farmstead Tenant: The current tenant in the home is Mr. and Mrs. Chris Koehn. They have tenant rights to stay in the home and use of the outbuilding until 12-31-2023. If they vacate the property sooner than the specified date, then possession will be granted to the new owner at that time. Since they have farmed this ground and lived on the property for over 35 years and will be crop sharing the 2023 crop with the new buyer it should be understood that they need to stay on the property for this period of time.

Please visit the auctioneers website for more photos and full Terms and Conditions. 



Also Visit: Auctioneer's Website
Questions about this auction? Phone 660.327.5890 or 660.327.1806 or email our office at

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