Listing #18290 - 139.31 acres in IA

Upcoming Auction

Dallas County, IA
139.31 Acres M/L

S Avenue
Adel, IA 50003

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Listing	#18290

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Steve Bruere

Office: 515.222.1347
Steve@PeoplesCompany.com

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Description

Peoples Company, in conjunction with Hopkins & Huebner, P.C., is pleased to present 139.31 surveyed acres m/l to be sold at public auction on August 21st, 2025, at 10:00 AM at the Waukee Community Center in Waukee, Iowa.

This highly sought-after landholding is located between Waukee and Adel, Iowa—one of the fastest-growing corridors in the Des Moines Metro. The property will be offered in three tracts and sold using the “Buyer’s Choice” auction method on a price-per-acre basis. Tracts will not be combined or offered in their entirety at the conclusion of the auction. Live virtual bidding will also be available.

Situated just two miles west of Waukee’s current city limits, the property lies within the City of Waukee’s 2040 Annexation Plan and directly borders Adel’s Priority Growth Areas. It is currently designated as Urban Reserve, a transitional zoning classification until municipal services become available. In the meantime, development would require private utilities (well and septic), and any improvements would fall under Dallas County Zoning with coordination from both Waukee and Adel.

Across all tracts, the farm includes an estimated 87.43 FSA cropland acres m/l with an average CSR2 of 85.7. The balance of the property includes mature hardwood timber, with 37.11 acres enrolled in the Forest Reserve Program, offering property tax exemption.

Tract 1: 43.44 surveyed acres m/l with an estimated 41.99 FSA cropland acres and a CSR2 of 88.3
Tract 2: 40.15 surveyed acres m/l with an estimated 4.94 FSA cropland acres and a CSR2 of 79.7
Tract 3: 55.72 surveyed acres m/l with an estimated 40.50 FSA cropland acres and a CSR2 of 83.6

All information provided is believed to be accurate, but it is not guaranteed. Prospective bidders are encouraged to perform their own due diligence prior to the auction.

This sale is being conducted in partnership with Hopkins & Huebner, P.C. For legal questions or further details, please contact: Jim Van Werden at (515) 697-4284 or jvanwerden@hhlawpc.com

Legal Description

Property includes 139.31 surveyed acres located in Section Three (3), Van Meter Township, Dallas County, Iowa. Exact legal description to be taken from Abstract.

Directions

From Waukee, Iowa: Travel west out of town on U.S. Highway 6 for approximately 2.50 miles, turn left (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for 1 mile. The property will be located on the west side of the road. Look for the auction signs.

From Adel, Iowa: Travel east out of town on U.S. Highway 6 for approximately 3.75 miles, turn right (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for 1 mile. The property will be located on the west side of road. Look for the auction signs.

Sign On Property: Yes
MLS Number: 721922
Parcel Number: 1503400001; 1503200012; 1503400002
School District: Van Meter Community School District
General Area: West of Waukee, Iowa; Southeast of Adel, Iowa
Gross Taxes: $2,792.00
CSR2: 85.7
Zoning: Agriculture

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Use the Interactive Map to explore the property's regional location. Zoom in and out to see the property's surroundings and toggle various mapping layers on and off in the Map Layer Menu.

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Dallas County Transportation Map Concept

Adel 2024 Future Land Use

Adel Priority Areas

Waukee 2040 Future Land Use Map

Waukee 2024 Future Trunk Sewer Map

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Driveway Entrance Map

Plat of Survey

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Tracts

Tract 1 - S Avenue, Adel, IA 50003

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Description

Tract 1 is the northernmost tract in the offering and includes 43.44 surveyed acres, with approximately 41.99 FSA cropland acres. The primary soil types consist of Clarion loam, Nicollet loam, and Webster clay loam, with a strong CSR2 rating of 88.3.

This highly tillable tract features gently rolling topography that provides natural drainage to the southwest portion of the farm. Access is available from a shared driveway located at the southeast corner of the property, which is shared with Tract 2.

Legal Description

Parcel 25-21: A part of Government Lots 17 and 18 of Section 3, Township 78 North, Range 27 West of the 5th P.M, Dallas County, Iowa and more particularly described as follows: Beginning at the northeast corner of said Government Lot 17; thence south 00°01'40" west along the east line of said Government Lot 17, a distance of 945.59 feet; thence south 89°50'27" east, 1990.60 feet to the west line of the east half of said Government Lot 18; thence north 00°32'55" east along said west line, 959.89 feet to the northwest corner of said east half of Government Lot 18; thence south 89°25'09" east along the north line of said Government Lot 18 and the north line of said Government Lot 17, a distance of 1981.96 feet to the point of beginning and containing 43.44 acres (1,892,078 s.f.). Property is subject to any and all easements of record including roadway easement being the east 33.00 feet thereof. Said roadway easement contains 0.72 acres (31,198 s.f.). Exact legal description to be taken from Abstract.

Details

Acres: 43.44 Acres M/L
Parcel Number: 1503400001; 1503200012
CSR2: 88.3

Directions

From Waukee, Iowa: Travel west out of town on U.S. Highway 6 for approximately 2.50 miles, turn left (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for 1 mile. The property will be located on the west side of the road. Look for the Tract #1 auction sign.

From Adel, Iowa: Travel east out of town on U.S. Highway 6 for approximately 3.75 miles, turn right (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for 1 mile. The property will be located on the west side of the road. Look for the Tract #1 auction sign.

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Tract 2 - S Avenue, Adel, IA 50003

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Description

Tract 2 includes 40.15 surveyed acres and is located along the west side of S Avenue in Section 3 of Van Meter Township. This tract features a mix of mature timber and a scenic ravine, offering a highly desirable setting for an executive building site. A portion of the timber is enrolled in the Forest Reserve Program, which provides property tax exemption on the enrolled acres. The property also includes an estimated 4.94 FSA cropland acres, primarily comprised of Clarion loam with a CSR2 rating of 79.7.

Access to the property is provided by three driveway entrances along S Avenue, including a shared northern driveway with Tract 1.

Legal Description

Parcel 25-22: A part of Government Lots 17 and 18 and part of the Southeast Quarter, all being in Section 3, Township 78 North, Range 27 West of the 5th P.M., Dallas County, Iowa and more particularly described as follows: Beginning at the southeast corner of said Government Lot 17; thence south 00°01'18" west along the east line of said Southeast Quarter, 533.89 feet; thence north 89°58'42" west, 1998.65 feet to the west line of the east half of the Northwest Quarter of said Southeast Quarter; thence north 00°32'55" east along said west line and the west line of the east half of said Government Lot 18, a distance of 879.32 feet; thence south 89°50'27" east, 1990.60 feet to the east line of said Government Lot 17; thence south 00°01'40" west along said east line, 340.61 feet to the point of beginning and containing 40.15 acres (1,749,074 s.f.). Property is subject to any and all easements of record including roadway easement being the east 33.00 feet thereof. Said roadway easement contains 0.66 acres (28,869 s.f.). Exact legal description to be taken from Abstract.

Details

Acres: 40.15 Acres M/L
Parcel Number: 1503400001; 1503200012; 1503400002
CSR2: 79.7

Directions

From Waukee, Iowa: Travel west out of town on U.S. Highway 6 for approximately 2.50 miles, turn left (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for 1.15 miles. The property will be located on the west side of the road. Look for the Tract #2 auction sign.

From Adel, Iowa: Travel east out of town on U.S. Highway 6 for approximately 3.75 miles, turn right (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for 1.15 miles. The property will be located on the west side of the road. Look for the Tract #2 auction sign.

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Tract 3 - S Avenue, Adel, IA 50003

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Description

Tract 3 includes 55.72 surveyed acres, consisting of an estimated 40.50 FSA cropland acres along with mature blocks of hardwood timber. The primary soil types on the tillable portion include Webster clay loam, Clarion loam, and Lester loam, carrying a CSR2 of 83.6.

The remainder of the tract is made up of heavily wooded timber enrolled in the Forest Reserve Program, which provides property tax exemption on those acres. The gently rolling topography offers natural drainage to the north, northwest, and southwest portions of the farm, enhancing its productivity and appeal. A driveway entrance is located near the southeast corner of the property.

Legal Description

Parcel 25-23: Part of the Southeast Quarter of Section 3, Township 78 North, Range 27 West of the 5th P.M., Dallas County, Iowa and more particularly described as follows: Commencing at the East Quarter corner of said section 3; thence south 00°01'18" west along the east line of said Southeast Quarter, 533.89 feet to the point of beginning; thence south 00°01'18" west along said east line, 1096.35 feet; thence south 89°39'12" west along the south line of the North Quarter of the Southeast Quarter of said Southeast Quarter and the south line of the North Quarter of the Southwest Quarter of said Southeast Quarter, 2652.91 feet to the west line of said Southeast Quarter; thence north 00°26'55" east along said west line, 338.77 feet to the Northwest Corner of said Southwest Quarter of the Southeast Quarter; thence north 89°55'35" east along the north line of said Southwest Quarter of the Southeast Quarter, 644.56 feet to the southwest corner of the east half of the Northwest Quarter of said Southeast Quarter; thence north 00°32'55" east along the west line of said east half of the Northwest Quarter of the Southeast Quarter, 773.60 feet; thence south 89°58'42" east, 1998.65 feet to the point of beginning and containing 55.72 acres (2,426,978 s.f.). Property is subject to any and all easements of record including roadway easement being the east 33.00 feet thereof said roadway easement contains 0.83 acres (36,183 s.f.). Exact legal description to be taken from Abstract.

Details

Acres: 55.72 Acres M/L
Parcel Number: 1503400001; 1503400002
CSR2: 83.6

Directions

From Waukee, Iowa: Travel west out of town on U.S. Highway 6 for approximately 2.50 miles, turn left (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for about 1.33 miles. The property will be located on the west side of the road. Look for the Tract #3 auction sign.

From Adel, Iowa: Travel east out of town on U.S. Highway 6 for approximately 3.75 miles, turn right (south) onto Richland Place. Continue south for 1 mile to University Avenue. Turn left (east) and continue for 0.25 miles, and turn right (south) on S Avenue and continue directly south for about 1.33 miles. The property will be located on the west side of the road. Look for the Tract #3 auction sign.

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Auction Details & Terms

Dallas County, Iowa Land Auction
August 21st, 2025
10:00 AM CST

Auction Location:
Waukee Community Center
675 Walnut Street
Waukee, IA 50263

Auction Method: The three tracts will be offered individually on a price-per-acre basis using the “Buyer's Choice” auction method, where the high bidder can take, in any order, one, two, or all tracts for their high bid. "Buyer's Choice" auctioning will continue until all tracts have been purchased and removed from the auction. Tracts will not be offered in their entirety at the conclusion of the auction. The sale can also be viewed through a Virtual Online Auction option and online bidding will be available.

Bidder Registration: All prospective bidders must register with Peoples Company and/or Hopkins & Huebner, P.C. (the "Auction Company") to receive a bidder number to bid at the auction. Auction Company and its representatives are agents of the Seller. Winning bidder(s) acknowledge they are representing themselves in completing the auction sales transaction.

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.

Farm Program Information: Farm Program Information is provided by the Dallas County Farm Service Agencies. The figures stated in the marketing material are the best estimates of the Seller and Auction Company; however, Farm Program Information, base acres, total crop acres, conservation plan, etc., are subject to change when the farm is reconstituted by the Dallas 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 a certified check or wire transfer. All funds will be held by Hopkins & Huebner, P.C.

Closing: Closing will occur on or before October, 2nd, 2025. The balance of the purchase price will be payable at closing in the form of guaranteed checks or wire transfers. With respect to the timing of the Seller and successful Buyer in fulfilling the obligations set forth in the Real Estate Sale and Purchase Agreement, time is of the essence.

Possession: At Closing, Subject to Tenant's Rights. Possession will be after the harvest and removal of the 2025 crops.

Farm Lease: The farm is leased for the 2025 crop season, but will be 'open' for the 2026 crop season. All farm income for the 2025 crop year will be retained by the Seller. A copy of this lease is available upon request. Should the Buyer of each respective tract want to start building during the cropping season, there is a buyout provision for the tillable acres.

Contract & Title: Immediately upon the conclusion of the auction, the winning bidder will enter into a real estate sales contract and deposit with Hopkins & Huebner, P.C. the required earnest money payment. The Seller will provide a current abstract at their expense. The sale is not contingent upon Buyer financing.

Financing: The buyer's obligation to purchase the Real Estate is unconditional and is not contingent upon the Buyer obtaining financing. All financial arrangements are to have been made before bidding at the auction. By the mere act of bidding, the bidder makes the representation and warrants that the bidder has the present ability to pay the bid price and fulfill the Contract.

Court Approval: The high bidders will enter into written purchase agreements and deposit 10% earnest money on the day of the sale. These agreements will be contingent upon and subject to court approval.

Property Taxes: All real estate taxes will be prorated between the Seller and Buyer to the date of closing.

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, Auction Company, or Seller. All bids will be on a per-acre basis. Auction 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.

Disclaimer: All field boundaries are presumed to be accurate according to the best available information and knowledge of the Seller and Auction Company. Overall tract acres, tillable acres, etc., may vary from the 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 are to be taken from the Abstract.