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Black Hawk County, IA
269.00 Acres M/L

Cedar Falls, IA 50613

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Listing	#17164

LAND AGENT

Travis Smock

Mobile: 319.361.8089
Travis.Smock@PeoplesCompany.com

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Description

Offering 269 acres m/l of top-quality Black Hawk County, Iowa farmland located between Cedar Falls and Hudson and available in three tracts. The opportunity to own land in this area is exceptionally scarce and at 10:00 AM on Tuesday, November 7, 2023, Buyers will have a chance to put their name in the plat book in Black Hawk Township. The auction will be sold as three individual tracts using the "Buyer's Choice" auction method and will be held at the Cedar Falls Convention and Event Center. These three tracts are nearly 100% tillable and offer excellent soil types. This land has been owner-operated and meticulously maintained over the years with improvements made as needed including extensive tiling.

Tract 1: 110 acres m/l with 109.3 FSA cropland acres carrying a CSR2 value of 88.5 and road frontage along W Shaulis Road.

Tract 2: 79 acres m/l with 75.8 FSA cropland acres carrying a CSR2 value of 84.8 and road frontage along Hollis Road.
Tract 3: 80 acres m/l with 78.4 FSA cropland acres carrying a CSR2 value of 93.7 and road frontage along Hollis Road and Watters Road.

The farmland will be offered as three individual tracts via the “Buyer’s Choice” auction method through a live in-person sale. Online bidding will be available as well. With the "Buyers Choice" auction method the high bidder can take, in any order, any or all tracts for their high bid. "Buyer's Choice" auctioning will continue until all three tracts have been purchased and removed from the auction. The tracts will not be offered in their entirety or any combination after the auction. Tracts 1 and 2 are situated in Section 16 and Tract 3 in Section 27 of Black Hawk Township, Black Hawk County, Iowa.

Legal Description

Tract 1: The West half, except the Northwest Quarter of the North Half thereof, of the Northwest Quarter of Section 16; and The Northwest Quarter of the Southwest Quarter of Section 16; All in Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa.

Tract 2: The North Half of the Southeast Quarter of Section 16, Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa, except the part thereof bounded as follows: Commencing at a point on the East line of said Southeast Quarter that is 78.25 feet South of the Northeast corner of said Southeast Quarter; thence South along said East line a distance of 552.7 feet to the South line of the North Half of said Southeast Quarter; thence West along said South line a distance of 411.5 feet; thence Northerly a distance of 552.7 feet; thence Easterly a distance of 389.5 feet to the point of beginning.
AND
That part of the South Half of the Southeast Quarter of Section 15, Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa, is described as follows: Beginning at the Northwest corner of said South Half; thence East 40 rods; thence South 16 rods; thence West 40 Rods; thence North 16 rods to the point of beginning.

Tract 3: The West One-half of the Northwest Quarter of Section 27, Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa.

Exact legal descriptions to be taken from Abstract.

Directions

From Hudson: Travel north out of town on Hudson Road/Highway 58 for 0.25 miles to Watters Road. Head west on Watters Road for 0.3 mile and Tract 3 will be located along the north side of the road. Continue along Watters Road for 0.25 miles to the intersection of Hollis Road. Turn north onto Hollis Road (Tract 3 will be located at the northeast corner of the intersection) and travel for 1.85 miles. Tract 2 will be located on the west side of the road. Continue along Hollis Road for 0.5 miles to W Shaulis Road. Head west on W Shaulis Road for 0.8 mile and Tract 1 will be located along the south side of the road.

From Cedar Falls: Travel south from Hudson Road/Highway 58 Exit for 1.5 miles to W Shaulis Road. Head west on W Shaulis Road for 0.5 miles to Hollis Road. For Tract 1, continue west along W Shaulis Road for 0.8 mile and the farm will be located along the south side of the road. For Tract 2, travel south on Hollis Road for 0.5 mile and the farm will be located along the west side of the road. For Tract 3, travel south on Hollis Road for 2 miles and the farm will be located along the east side of the road. Tract 3 also has frontage along the north side of Watters Road.

Sign On Property: Yes
MLS Number: 683260
Parcel Number: 881416101002, 881416151001, 881416301001, 881416426001, 881416401001, 881416451001, 881427101001, 881427151001
School District: Hudson Community Schools
General Area: Between Cedar Falls & Hudson, Iowa
Net Taxes: $10,230.00
CSR2: 88.60
Zoning: Agricultural

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Plat Map - Black Hawk Twp

Marketing Brochure

Tracts

Tract 1 - W Shaulis Road, Cedar Falls, IA 50613

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Description

Tract 1 consists of 110 acres m/l with 109.3 FSA cropland acres carrying a CSR2 of 88.5. This tract is nearly 100% pattern tiled with tile installed in the 1990s through the early 2000s. The main soil types are the highly productive Kenyon Loam and Clyde-Floyd Complex. This farm is determined to be Non-Highly Erodible Land (NHEL) and is well above the county average CSR2 of 73.9. The farm is located just southwest of Cedar Falls along W Shaulis Road in Section 16 of Black Hawk Township, Black Hawk County, Iowa.

Legal Description

The West half, except the Northwest Quarter of the North Half thereof, of the Northwest Quarter of Section 16; and The Northwest Quarter of the Southwest Quarter of Section 16; All in Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa. Exact Legal Description to be taken from the abstract.

Details

Acres: 110.00 Acres M/L
Parcel Number: 881416101002, 881416151001, 881416301001
Net Taxes: $4,176.00
CSR2: 88.50

Directions

From Hudson: Travel north out of town on Hudson Road/Highway 58 for 2.5 miles to W Shaulis Road. Head west on W Shaulis Road for 1.3 miles this tract will be located along the south side of the road.

From Cedar Falls: Travel south from Hudson Road/Highway 58 Exit for 1.5 miles to W Shaulis Road. Head west on W Shaulis Road for 1.3 miles this tract will be located along the south side of the road.

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Tract 2 - Hollis Road, Cedar Falls, IA 50613

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Description

Tract 2 consists of 79 acres m/l with 75.8 FSA cropland acres carrying a CSR2 of 84.8. This tract is nearly 100% pattern tiled with nearly 39,000 ft installed in 2007 and over 6,000 ft added in 2012. The main soil types are the highly productive Clyde-Floyd Complex & Kenyon Loam. The eastern 56.4 tillable acres m/l of this farm is determined to be Non-Highly Erodible Land (NHEL) and the western 19.4 tillable acres m/l are considered Highly Erodible Land (HEL). The entire tract features productive soils that are well above the county average CSR2 of 73.9. The farm is located just southwest of Cedar Falls along Hollis Road in Section 16 of Black Hawk Township, Black Hawk County, Iowa.

Legal Description

The North Half of the Southeast Quarter of Section 16, Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa, except the part thereof bounded as follows: Commencing at a point on the East line of said Southeast Quarter that is 78.25 feet South of the Northeast corner of said Southeast Quarter; thence South along said East line a distance of 552.7 feet to the South line of the North Half of said Southeast Quarter; thence West along said South line a distance of 411.5 feet; thence Northerly a distance of 552.7 feet; thence Easterly a distance of 389.5 feet to the point of beginning.
AND
That part of the South Half of the Southeast Quarter of Section 15, Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa, described as follows: Beginning at the Northwest corner of said South Half; thence East 40 rods; thence South 16 rods; thence West 40 Rods; thence North 16 rods to the point of beginning. Exact Legal Descriptions to be taken from the abstract.

Details

Acres: 79.00 Acres M/L
Parcel Number: 881416401001, 881416426001, 881416451001
Net Taxes: $2,874.00
CSR2: 84.80

Directions

From Hudson: Travel north out of town on Hudson Road/Highway 58 for 0.25 miles to Watters Road. Head west on Watters Road for 0.5 miles to the intersection of Hollis Road. Turn north onto Hollis Road and travel for 1.85 miles and this tract will be located on the west side of the road.

From Cedar Falls: Travel south from Hudson Road/Highway 58 Exit for 1.5 miles to W Shaulis Road. Head west on W Shaulis Road for 0.5 miles to Hollis Road. Travel south on Hollis Road for 0.5 mile and the farm will be located along the west side of the road.

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Tract 3 - Hollis Road & Watters Road, Hudson, IA 50643

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Description

Tract 3 consists of 80 acres m/l with 78.4 FSA cropland acres carrying a CSR2 of 93.7. The main soil types are the productive Nevin and Wiota silty clay loams. This farm is determined to be Non-Highly Erodible Land (NHEL) and is well above the county average CSR2 of 73.9. The farm is located just northwest of Hudson along Hollis Road and paved Watters Road in Section 27 of Black Hawk Township, Black Hawk County, Iowa.

Legal Description

The West One-half of the Northwest Quarter of Section 27, Township 88 North, Range 14 West of the Fifth Principal Meridian, Black Hawk County, Iowa. Exact Legal Descriptions to be taken from the abstract.

Details

Acres: 80.00 Acres M/L
Parcel Number: 881427101001, 881427151001
Net Taxes: $3,180.00
CSR2: 93.70

Directions

From Hudson: Travel north out of town on Hudson Road/Highway 58 for 0.25 miles to Watters Road. Head west on Watters Road for 0.3 mile and this tract will be located along the north side of the road. There is also road frontage along Hollis Road.

From Cedar Falls: Travel south from Hudson Road/Highway 58 Exit for 1.5 miles to W Shaulis Road. Head west of W Shaulis Road for 0.5 miles to Hollis Road. Travel south on Hollis Road for 2 miles and the farm will be located along the east side of the road. This tract also has frontage along the north side of Watters Road.

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Auction Details & Terms

Auction Location Map

Black Hawk County, Iowa Land Auction
269 Acres M/L (Offered in three tracts)
Tuesday, November 7th, 2023 at 10:00 AM

Auction Location:
Cedar Falls Convention and Event Center
7213 Nordic Drive
Cedar Falls, IA 50613

Seller: Harold E. Sorensen Estate & Julie Sorensen

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.

Auction Method: The three tracts will be offered via Public Auction and will take place at 10:00 AM at the Cedar Falls Convention and Event Center in Cedar Falls, Iowa. The three farmland tracts will be sold on a per-acre basis and offered through the "Buyer's Choice Auction Method", whereas the winning bidder may elect to take one, two, or all three tracts for their high bid. The "Buyer's Choice Auction Method" auctioning will continue until all farmland tracts have been purchased and removed from the auction. Tracts will not be offered in their entirety after the auction. This auction can also be viewed through a Virtual Online Auction option and online bidding will be available.

Tract 1: 110 Acres M/L
Tract 2: 79 Acres M/L
Tract 3: 80 Acres M/L

Bidder Registration: All prospective bidders must register with Peoples Company and receive a bidder number 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.

Farm Program Information: Farm Program Information is provided by the Black Hawk 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 Black Hawk County FSA and NRCS offices.

Attorney: Eric Johnson with Beecher, Field, Walker, Morris, Hoffman & Johnson, P.C.

Earnest Money Payment: A 10% earnest payment is required on the auction day. The earnest money payment may be paid in the form of cash or check. All funds will be held in the Beecher Law Firm Trust Account.

Closing: Closing will occur on or before Friday, December 15th, 2023. The balance of the purchase price will be payable at closing in the form of cash, guaranteed checks, or wire transfers. The closing will be facilitated by the Beecher Law Firm.

Possession: Possession of the land will be given at Closing, Subject to Tenant's Rights. Full possession will be granted on March 1st, 2024.

Farm Lease: The farm is leased for the 2023 crop season. The lease will be open for the 2024 crop season.

Contract & Title: Immediately upon the conclusion of the auction, the high bidder will enter into a real estate sales contract and deposit with Peoples Company the required earnest money payment. The Seller will provide a current abstract at their expense. The sale is not contingent upon Buyer 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. Peoples Company and its representatives are agents of the Seller. The winning bidder acknowledges 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. 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.

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. Buyer should perform his/her investigation of the property before 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 the abstract.