Van Buren County, IA

115th Street
Birmingham, IA 52535

194 Acres M/L

Listing #15389

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Peoples Company is pleased to be representing the Delmar D. Dudgeon Trust in the sale of 194 total acres m/l located in Van Buren County just east of Birmingham, Iowa. The property will be offered in two separate tracts via Public Auction. The Public Auction will be held at the American Legion in Stockport, Iowa, and will begin at 10:00 AM on Wednesday April 21st there will be the option of Live and Online bidding available. Don't miss your opportunity to acquire one tract or a whole portfolio of quality farms in a strong area. The two farms are situated in section 10 of Union Township Van Buren County, Iowa.

Farm Lease: The farm is leased for the remainder of the 2021 cropping season and will be open for 2022.

Of 194 acres m/l there are 150.89 FSA Cropland Acres.

Exact tract acres are subject to change from final survey. Purchase price will be adjusted to final acres.

Current farm lease will be credited to buyers at closing. See individual tracts for credit amount.

Legal Description

Exact legal description to be taken for Abstract 

Farm Details

Total Base Acres: 140.04
Corn Base: 70.02 Base Acres with a PLC Yield of 119
Bean Base: 70.02 Base Acres with a PLC Yield of 50

*Farm program information is estimated and subject to change since it is currently combined with additional tracts. Base acres will be adjusted when the farm is reconstituted by the Van Buren County FSA office.

  • Sign On Property: Yes
  • MLS Number: 623505
  • School District: Van Buren Community School District
  • General Area: Birmingham
  • Online Bidding: Yes
  • Auction Date: Apr 21, 2021
  • Possession: At Closing


From Birmingham, IA travel east out of town on 115th Street for approximately 3.5 miles. Both tracts will be located on the north side of the road. Look for signs.

From Stockport, IA travel north out of town on Spruce Avenue. Take the bend west on 115th Street until the highway turns into gravel. Continue west on gravel for approximately 1.5 miles. Both tracts will be located on the north side of the road. Look for signs.

Bid Online

Auction Details

Van Buren County Land Auction
194 Acres M/L
Offered in two tracts
Wednesday, April 21st, 2021
10:00 AM Central
Sellers: Delmar D. Dudgeon Trust

Auction Location:
American Legion
110 Legion Street
Stockport, Iowa 52651

Auction Method: Tracts 1 & 2 will be sold individually on a per-acre basis. We will start off by selling Tract 1 and continue to Tract 2. Tracts will not be offered in their entirety at the conclusion of the auction.

Farm Program Information: Farm Program Information is provided by the Van Buren County Farm Service Agencies. 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 Van Buren County FSA and NRCS offices.

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 cash or check. All funds will be held in the Peoples Company trust account.

Closing: Closing will occur on or about Wednesday, May 26th, 2021. The balance of the purchase price will be payable at closing in the form of cash, guaranteed check, or wire transfer.

Possession: Possession of the farm will be given at closing. Subject to tenants rights.

Farm Lease: The farm is currently leased for the 2021 cropping season and will be open for 2022. Buyers will be credited the full 2021 lease amount at closing.

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.

Bidder Registration: All prospective bidders must register with Peoples Company and receive a bidder number in order to bid at the auction.

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. Winning bidder acknowledges that they are representing themselves in completing the auction sales transaction. Any announcements made 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.

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 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 abstract.


Tract 1 - 115th Street & Quail Avenue, Birmingham, IA 52535


Tract 1 consists of 102 acres m/l with approximately 95.14 Cropland acres carrying a CSR2 rating of 81.2. The primary soil types include Haig & Pershing Silt Loams. The farm is located just east of Birmingham along 115th Street and Quail Avenue in Section 10 of Union Township, Van Buren County, Iowa. Not often does a farm of this caliber and magnitude come to the open market.

Buyer will recieve the current cropping lease credit of $19,170 at closing.

  • Acres: 102.00 Acres M/L
  • Parcel Number: 000400310200400, 000400310200200, 000400310200110
  • Net Taxes: $2,696.00
  • CSR2: 81.20

Tract 2 - 115th Street, Birmingham, IA 52535


Tract 2 consists of 92 acres m/l with approximately 55.75 FSA Cropland acres carrying a CSR2 rating of 63.3. The primary soil types include Haig & Pershing Silt Loams. The farm is located just east of Birmingham along 115th Street in Section 10 of Union Township, Van Buren County, Iowa.

Whether you are looking for that perfect place to call home, a secluded weekend getaway, or a year-round recreational property, this may be the one that you’ve been searching for. The farm consists of a diverse mix of wildlife habitat including mature timber, brush, cedar thickets and fingered draws allowing for optimal habitat for wildlife.

The south driveway along 115th Street will be included with this tract.

Buyer will recieve the current cropping lease credit of $11,150 at closing.

  • Acres: 92.00 Acres M/L
  • Parcel Number: 000400310200300, 000400310100400, 000400310100200
  • Net Taxes: $1,422.00
  • CSR2: 63.30


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