PRE-AUCTION VIEWING : Wednesday March 6, 2024 from 2 to 4 pm
Wheeler Auctions Representatives will be available to answer your questions.

Sale Information

827 +/- acres (666.56 acres tillable) offered in 3 tracts in Township 49N. Range 8W. Sections 8 & 17.  Tracts range from 7 acres and the homestead to 376 acres of irrigated crop land, two center pivot irrigation systems with 2 lakes for water source.

The farm will be sold subject to current farm tenant rights for the 2024 crop year with entire 2024 cash rent revenues going to the new buyer.

TRACT 1

Consists of 379 +/- acres with frontage and access on Highway B along the south side and County Road 1017 along the east side.  The tract is tile terraced and irrigated with a Valley 1776’ center pivot that makes virtually a full circle.  This tract is basically all open and currently in crop production with the balance in a narrow strip of woods on the east side and in the southeast corner along the creek bank, there is a lake and waterways.

TRACT 2

Consists of 441 +/- acres with frontage and access off County Road 1048 that runs along the north side of Tract 2 and an owned access off County Road 1017 for access to crop field on the east side. This tract is basically all open and currently in crop production with the balance in a narrow strip of woods that runs along the east side, a waterway and irrigation lake. It is irrigated by a center pivot system that makes a full circle.  The tract is terraced and has waterways.

NOTE: According to the Callaway County FSA Office there is a total of 666.56 tillable acres on these tracts.

NOTE: The farm has two Valley 1776’ functioning center pivot irrigation systems that were used in the 2023 crop season.  The system is setup so, when possible, water can be pumped out of the creek into the big lake and then pumped over to the smaller lake.  Also, either lake can serve as a water source for either pivot. The associated pumps, 3 engines, plumbing and pivots will convey with the property. During the Hale Family tenancy, they have done regular maintenance, oil changes, bought fuel and daily maintenance on the irrigators. The Woods have been responsible for major expenses such as pump or engine replacement or repair etc. The farm and systems will be sold subject to that same relationship for the 2024 crop year. Beyond that the new owner can make different arrangements. 

CURRENT TENANT: The Hale Family has had a wonderful 20+ year relationship with the Woods.   If a non-farming entity buys any tracts, they would like to submit a proposal to continue farming it.

FARM TENANCY: The Woods Farm will be sold subject to an existing one-year crop tenant for the 2024 crop year.   The new buyer will receive the 2024 crop rent revenues based on a $250.00 per acre cash rent on 643.8  tillable acres equaling $166,640.00 for cash rent revenue.   The first half payment is May 1 and the second half is November 1.

TRACT 3

The house tract consists of 7+/- acres and is the Woods Homestead.   The house is a 1,620 sq. ft. ranch style home, built on a concrete foundation with crawl space. The house was constructed in 1968 and has a metal roof, vinyl siding with simulated stone accents, an attached two-car garage with individual doors w/ concrete approach. The house has electric baseboard heat, window air conditioning units, carpet and vinyl flooring.  There is a covered front porch with handicap access and a 16’ x 16’ back deck. Other structures on Tract 3 include a 60’ x 120’ Morton building with 16’ walls.  This was constructed in 2001 with a full concrete floor, wired, large roll-back doors and outside concrete aprons, one is 18’ x 50’ and the other is 20’ x 34’.   There is also a 48’ x 53’ Morton building that Woods used as their truck shop.  It has a full concrete floor, wired, roll-back doors, heated with a used oil hanging furnace and an LPG hanging furnace, plumbed for a bathroom and a partial loft used for parts storage.     There is also a 48’ x 110’ machine shed with  pole construction with a metal roof and siding and partial concrete floor.  There is also a 25’ x 28’ detached garage/workshop with 8’ roll-up insulated door, concrete floor and electric. There are two 6000-bushel grain bins with floors and fans.   The 500-gallon LPG tank stays with Tract 3.

 NOTE: The Callaway County Property taxes for 2023 were $5,312.31 on the total farm. The entire property is in the North Callaway R-1 School District and North Callaway Fire Protection District.

NOTE:  A survey has been commissioned for the out boundary and tract division, when done we will update the acreage to the survey.

TERMS & CONDITIONS: 10% Down sale day with the balance due and possession given at closing in 30 days or less, subject to the 2024 farm tenancy rights.    2024 Property Taxes will be paid by the new buyer. The cost for title commitment, deed work, closing costs and title insurance will be split 50/50 between the Seller and Buyer.  Tracts 1 and 2 will be sold by the acre using the choice method then Tract 3 will be sold by the total dollar amount.

SELLER: DON & MARGARET WOODS TRUST

FOR MORE INFORMATION: Charlie Nordwald 636-795-4552

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