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Jo Daviess County, IL
123.26 Acres M/L

U.S. Highway 20
Stockton, IL 61085

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Listing	#17722

LAND AGENT

Adam Crist

Office: 608.482.1229
Mobile: 608.482.1229
Adam.Crist@PeoplesCompany.com

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Description

Jo Daviess County, Illinois Farmland Auction – Mark your calendar for Thursday, September 12th, 2024! Peoples Company is pleased to present the sale of 123.257± acres of prime Jo Daviess County, Illinois farmland. Located seven miles west of Stockton, Illinois, these three tracts offer a combination of highly tillable and grass hay ground that could easily be converted to tillable, suitable for any farming operation. In May 2013, 18,325 feet of 4-inch tile were installed on the farm, and 17,256 feet of 4-inch tile were installed in April 2014.

The U.S. Highway 20 farm is a third-generation farm that has not been available to the public since the 1970s. Farmland in this area of Jo Daviess County is a tightly held asset, with ownership often transferring from generation to generation. With long, straight rows, rich soils, and excellent hard-surfaced access, this farm will be a highly desirable add-on to an existing farming operation or an investment for the buyer looking to diversify their portfolio or hedge inflation.

Tract 1: 36.23± taxable acres with an estimated 34.83 FSA tillable acres carrying an NCCPI rating of 128.1.

Tract 2: 56.216 surveyed acres with an estimated 44.93 FSA tillable acres carrying an NCCPI rating of 124.0.

Tract 3: 30.811 surveyed acres with an estimated 14.67 FSA tillable acres carrying an NCCPI rating of 96.3.

The tracts will be sold as three individual parcels using the "Buyers Choice" auction method on a price per acre basis, and the high bidder can take any order, one, two, or all of the tracts for their high bid. "Buyer's Choice" auctioning will continue until all three tracts have been purchased and removed from the auction. Tracts will not be offered in their entirety at the conclusion of the auction. This auction can also be viewed through the Virtual Online Auction option, where online bidding will be available. The farm is leased for the 2024 cropping season. This farm is a rare opportunity to own an exceptional farm in northern Illinois.

Legal Description

Part of the NW1/4 SE1/4; SW1/4 SE1/4; Part of the SE1/4 SE1/4 of Section 11, Township 27 North, 3 East, Jo Daviess County, Illinois and NE1/4 NW1/4 of Section 14, Township 27 North, 3 East, Jo Daviess County, Illinois. Exact Legal to be taken from Title Commitment.

Directions

From Stockton, Illinois: Travel west on U.S. Highway 20 for seven miles. The property will be on both sides of the road. Look for the Peoples Company signs.

From Woodbine, Illinois: Travel east on U.S. Highway 20 for one mile. The property will be on both sides of the road. Look for the Peoples Company signs.

Sign On Property: Yes
Parcel Number: 23-000-150-00 and part of 23-000-100-00
School District: Stockton Community Unit School District 206
General Area: West of Stockton, Illinois
Net Taxes: $4,698.00
Zoning: AG

Interactive Map

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Plat of Survey

Tile Maps

FSA-156EZ

Bid Wrangler Guide

Sellers Land Disclosure

Marketing Brochure

Tracts

Tract 1 - U.S. HIGHWAY 20, STOCKTON, IL 61085, Stockton, IL 61085

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Description

Tract one consists of 36.23± acres with an estimated 34.83 FSA cropland acres. Greenbush silt loam and Osco silt loam are the predominant soil types, with a Productivity Index rating of 128.1. This nearly 100% tillable tract features long, straight rows with great drainage that buyers will surely appreciate. This high-quality tract would make a great addition to an existing farming operation, an investment-grade quality land purchase, or a long-term investment for the buyer looking to diversify their portfolio.

Legal Description

NE1/4 NW1/4 of Section 14, Township 27 North, 3 East, Jo Daviess County, Illinois. Exact Legal to be taken from Title Commitment.

Details

Acres: 36.23 Acres M/L
Parcel Number: 23-000-150-00
Net Taxes: $1,393.00
Soil Productivity: 128.1

Directions

From Stockton, Illinois: Travel west on U.S. Highway 20 for seven miles. The property will be on the left (south) side of the road. Look for the Peoples Company sign.

From Woodbine, Illinois: Travel east on U.S. Highway 20 for one mile. The property will be on the right (south) side of the road. Look for the Peoples Company sign.

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Tract 2 - S Evans Road, Stockton, IL 61085

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Description

Tract two is situated on the north side of paved U.S. Highway 20 and the east side of S Evans Road. The tract consists of 56.216 surveyed acres with an estimated 44.93± FSA cropland acres. The tillable soils are highly fertile and have an NCCPI soil rating of 124.0. The primary soil types include Greenbush silt loam, Massbach silt loam, and Rozetta silt loam. With long straight rows, rich soils, and hard-surfaced access to S Evans Road and U.S. Highway 20, this tract is highly desirable for farming.

Legal Description

Part of the NW1/4 SE1/4; SW1/4 SE1/4 of Section 11, Township 27 North, 3 East, Jo Daviess County, Illinois. Exact Legal to be taken from Title Commitment.

Details

Acres: 56.22 Acres M/L
Parcel Number: Part of 23-000-100-00
Net Taxes: $2,135.00
Soil Productivity: 124.0

Directions

From Stockton, Illinois: Travel west on U.S. Highway 20 for seven miles. The property will be on the right (north) side of the road. Look for the Peoples Company sign.
From Woodbine, Illinois: Travel east on U.S. Highway 20 for one mile. The property will be on the left (north) side of the road. Look for the Peoples Company sign.

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Tract 3 - U.S. Highway 20, Stockton, IL 61085

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Description

Tract three is located on the northern side of paved U.S. Highway 20. It consists of 30.811 surveyed acres with an estimated 14.67± FSA cropland acres. The fertile, tillable soils have an NCCPI soil rating of 96.3. The primary soil types are Eleroy silt loam and Massbach Silt Loam. This tract offers a potential executive building site on top of the hill, providing scenic countryside views. The buyer can convert the grass hay ground into more cropland acres for additional income.

Legal Description

Part of the SE1/4 SE1/4 of Section 11, Township 27 North, 3 East, Jo Daviess County, Illinois. Exact legal to be taken from Title Commitment.

Details

Acres: 30.81 Acres M/L
Parcel Number: Part of 23-000-100-00
Net Taxes: $1,170.00
Soil Productivity: 96.3

Directions

From Stockton, Illinois: Travel west on U.S. Highway 20 for seven miles. The property will be on the right (north) side of the road. Look for the Peoples Company sign.

From Woodbine, Illinois: Travel east on U.S. Highway 20 for one mile. The property will be on the left (north) side of the road. Look for the Peoples Company sign.

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Auction Details & Terms

Auction Location Map

AUCTION DETAILS

Jo Daviess County, Illinois Land Auction
123.257± Acres (Offered in three tracts)
Thursday, September 12th, 2024, at 10:00 AM

Auction Location:
Woodbine Bend Golf Course
3500 E Center Road
Stockton, Illinois 61085

Title Company:

Security First Title Company

205 W Stephenson St

Freeport, IL 61032

Online Bidding: Register to bid at http://peoplescompany.bidwrangler.com/. Potential bidders may have access to the live auction by utilizing Peoples Company's online auction platform via the Internet. By using Peoples Company's online auction platform, bidders acknowledge that the Internet is known to be unpredictable in performance and may, from time to time, impede access, become inoperative, or provide a slow connection to the online auction platform. Bidders agree that Peoples Company nor its affiliates, members, officers, shareholders, agents, or contractors are, in any way, responsible for any interference or connectivity issues the bidder may experience when utilizing the online auction platform.

Agency: Peoples Company and its representatives are agents of the Seller. The winning bidder(s) acknowledge that they are representing themselves in completing the auction sales transaction.

Auction Method: The three tracts will be offered via Public Auction on September 12th, 2024, and will take place at 10:00 a.m. at the Woodbine Bend Golf Course, 3500 East Center Road, Stockton, IL 61085. The tracts will be sold as three individual tracts using the “Buyers Choice” auction method on a price per acre basis. The high bidder can take, in any order, one or any of the tracts for their high bid. “Buyer’s Choice” auctioning will continue until all three tracts have been purchased and removed from the auction. Tracts will not be offered in their entirety at the conclusion of the auction. This auction can also be viewed through a Virtual Online Auction option, and online bidding will be available.

Real Estate Taxes: The real estate taxes will be prorated between the Seller and Buyer(s) to the date prior to closing. Taxes are approximated to the best of our knowledge in the marketing material, and the title company shall confirm the final tax amount before closing.

Bidder Registration: All prospective bidders must register with Peoples Company and receive a bidder number in order to bid at the auction. Peoples Company and its representatives are agents of the Seller. Winning bidder(s) acknowledge they are representing themselves in completing the auction sales transaction. Visit http://peoplescompany.bidwrangler.com/

Financing: The sale of the property is not contingent upon the Buyer obtaining financing. All financing arrangements are to have been made before bid submission. By bidding, the bidder makes a representation that he/she has the present ability to perform at the bid price and will fulfill all obligations within the Real Estate Sale and Purchase Agreement.

Earnest Money Payment: A 10% earnest money payment is required on the day of the auction. The earnest money payment may be paid in the form of a wire transfer or check. All funds will be held in the Security First Title Company Trust account.

Closing: Closing will occur on or before Tuesday, October 29th, 2024. The balance of the purchase price will be payable at closing in the form of a wire transfer.

Possession: Possession of the land will be given to the Buyer(s) at closing, subject to tenant’s rights.

Farm Lease: The farm is leased for the 2024 growing season. The seller will retain all 2024 farm income.

Farm Program Information: Farm Program Information is provided by the Jo Daviess County Farm Service Agency. The figures stated in the marketing material are the best estimates of the Seller and Peoples Company; however, Farm Program Information, base acres, total crop acres, conservation plan, etc., are subject to change when the farm is reconstituted by the Jo Daviess County FSA and NRCS offices.

Survey: A survey has been completed on Tract One and Tract Two by L.J. Eaton Land Surveying, LTD. No additional surveying or staking will be provided by the Seller.

Tile Line Easement: If tracts two and three sell separately, both buyers mutually agree to enter into a tile line easement agreement.

Contract & Title: Immediately upon conclusion of the auction, the high bidder(s) will enter into a real estate sales contract and deposit the required earnest money into the Security First Title Company Trust account. The terms of the signed Real Estate Purchase Contract shall govern the sale and shall supersede all prior negotiations, discussions, representations, or information regarding the sale, including this brochure. The Seller will furnish, at Seller’s expense, a current Title Commitment for an Owner’s Policy in the amount equal to the Total Purchase Price. Buyer will pay the premium for any title insurance policy Buyer chooses to obtain. The Seller agrees to convey marketable title to the property. This sale is not contingent on financing.

Fences: Existing fences, if any, are in as-is condition and will not be updated or replaced by the Sellers. Not all tract and boundary lines are fenced and if needed, will be the responsibility of the Buyer at closing. Existing fence lines may not fall directly on the legal boundary.

Other: This sale is subject to all easements, covenants, leases, and restrictions of record. All property is sold on an “As is – Where is” basis with no warranties, expressed or implied, made by the Auctioneer, Peoples Company, or Seller. All bids will be on a per-acre basis on tracts one, two, three, and four. Tract five will be sold on a whole dollar amount. Peoples Company and its representatives are agents of the Seller. The winning bidder(s) acknowledge that they are representing themselves in completing the auction sales transaction. Any announcements made on auction day by the Auctioneer or Listing Agents will take precedence over all previous marketing material or oral statements. Bidding increments are at the sole discretion of the Auctioneer. No absentee or phone bids will be accepted at the auction without prior approval of the Auctioneer. All decisions of the Auctioneer are final. This auction is with reserve.

Disclaimer: All field boundaries are presumed to be accurate according to the best available information and knowledge of the Seller and Peoples Company. Overall tract acres, tillable acres, etc., may vary from figures stated within the marketing material. The Buyer should perform his/her own investigation of the property prior to bidding at the auction. The brief legal descriptions in the marketing material should not be used in legal documents. Full legal descriptions will be taken from Title Commitment.