Upcoming Auction

Thurston County, NE
390.24 Acres M/L

P Avenue
Rosalie, NE 68055

Price	Click to Bid Online
Listing	#19740

Land Agent

Michael Gustafson

Office: 855.800.LAND
Mobile: 605.400.1909
Mike.Gustafson@PeoplesCompany.com

Contact

View Listings View Bio

Bid Now

Info
Map
Photos
Video
Tracts
Downloads
Terms

Property Info

Description

Peoples Company is honored to offer two exceptional farmland tracts at live public auction on Thursday, November 5, 2026, at 10:00 AM at Lyons City Hall in Lyons, Nebraska. This auction can also be viewed through the Peoples Company mobile bidding app, with online bidding available to registered bidders. The tracts are located just east of Rosalie, Nebraska near Highway 77 and adjacent to P Avenue, less than an hour from Sioux City, Iowa. These farms combine productive agricultural land with convenient access to local and regional markets.

Tract 1: 181.92 acres M/L with 186.67 FSA cropland acres carrying an NCCPI rating of 70.7

Tract 2: 208.32 acres M/L with 208.93 FSA cropland acres carrying an NCCPI rating of 68.3
Tracts 1&2: 390.24 acres M/L with 395.60 FSA cropland acres carrying an NCCPI rate of 69.5

The two tracts were created from Parcel #0002500008, which currently consists of 390.24 acres m/l in Thurston County, Nebraska.

Three posts identify the line between Tract 1 and Tract 2. Tract 1 is planted to corn; Tract 2 is planted to soybeans. A survey will be completed before the November 5 auction that will establish the final acres used for all sale and closing documents.

The property will be offered in two tracts on a price-per-acre basis using a Traditional Auction format. Bidding will begin on the individual tracts and conclude with an opportunity to bid on the property as a whole, allowing buyers the flexibility to pursue the tract(s) that best fit their farming operation, investment strategy, or future plans. Whether your goal is to expand an existing operation, diversify a land portfolio, or make a long-term investment in Nebraska farmland, this auction presents an exceptional opportunity.

These exceptional farms feature strong NCCPI averages of 70.7 and 68.3 and a combined NCCPI of 69.5 with the majority of its soils comprised of:

Moody silty clay loam
Alcester silty clay loam
Nora silt loam
Nora silty clay loam
Crofton silt loam

Tracts 1 and 2 do not include an acreage, building improvements, or grain‑handling facilities.

Legal Description

NE4 LESS HW; NW4 LESS TR, N2/SW LESS TR,W2/NW/SE 14-24N-8E Dawes Twp, Thurston County, NE. Exact legal description to be taken from Title Commitment.

Directions

½ mile east of Rosalie, P Avenue & 28 Road. 1 mile west of Highway 77 on P Avenue.

Improvements

Terraced. Partial perimeter fencing may be present but has not been evaluated; it is offered as-is with no representations or guidance from the seller regarding its condition or functionality.

Parcel Number: 0002500008
School District: Bancroft-Rosalie 20C, 20-0020
General Area: Northeast Nebraska
Net Taxes: $20,726.28
NCCPI: 69.5
Zoning: AG

Additional Info

The 2025 property taxes payable in 2026 were assessed on the parent parcel (Parcel No. 0002500008). As the parcel was not divided in 2025, Thurston County has not established separate tax assessments for the individual tracts. The following tax amounts are estimates only and have been prorated based on the taxable acres within each tract:

Estimated 2025 Gross Real Estate Taxes (Payable 2026):
Tract 1: $12,886.10*
Tract 2: $14,756.12*

Estimated 2025 Net Real Estate Taxes (Payable 2026):
Tract 1: $9,662.07*
Tract 2: $11,064.21*

*Tax amounts are estimated for informational purposes only and are subject to adjustment upon final assessment and allocation by Thurston County for 2026 taxes payable in 2027.

Interactive Map

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.

Video

Click the "play" button below to watch an aerial drone video of this property.

Downloads

Tracts 1&2 - FSA Aerial Map

Tracts 1&2 - Total Soils

Tracts 1&2 - Topography

Tracts 1&2 - Tillable Soils

Tracts 1&2 - Flood Map

Tracts 1&2 - Regional Map

FSA - Farm 5931 Tracts 1 & 2

Tracts 1&2 - Plat Map

Tracts

Tract 1 - 00000 28 Rd, Rosalie, NE 68055

Tract Photos

Bid Now

Description

Tract 1 comprises approximately 181.92 acres M/L, including 186.67 FSA cropland acres with a notable NCCPI rating of 70.7. The primary soil types, including Alcester silty clay loam, Nora silty clay loam, and Moody silty clay loam, are well regarded for their productivity and dependable crop performance. Combined with terraced rolling terrain, this tract offers excellent farmability, easy field access, and efficient equipment movement throughout the farming season. Whether adding acres to an existing operation or purchasing a manageable tract with strong agricultural fundamentals, you will appreciate this farm's productive soils, practical layout, and long term value.

The buyer will have full possession available for the 2027 crop year. Situated near Rosalie, Nebraska, with P Avenue framing its north border, it’s just one mile from Highway 77. Tract 1 combines accessibility with long-term value potential. It represents a practical opportunity for both expanding producers and first-time landowners pursuing quality farmland in a well-positioned location.

Note: North boundary is P Ave, western boundary is 28 Road, south and east boundaries contain boundary posts. Property does not contain acreage, buildings, or a house.

Individual tract property tax figures are estimates for informational use only. Final amounts will be set by Thurston County. Actual tax liability for each parcel will be determined by the Thurston County assessor and Treasurer in accordance with Nebraska’s property tax laws and Thurston County assessment procedures once the parcel division is processed.

Legal Description

NW1/4NE1/4 less Highway and the NW1/4 less Highway of 14-24N-8E, Thurston County, Nebraska; EXCEPT the tract of land in the W1/2NW1/4 of 14-24N-8E (Exception detail available upon request)

Exact legal description to be provided by Title Company at closing.

Improvements

Terraces. Partial perimeter fencing may be present but has not been evaluated; it is offered “as-is” with no representations or guidance from the seller regarding its condition or functionality.

Details

Acres: 181.92 Acres M/L
Net Taxes: $9,662.07
NCCPI: 70.7

Directions

From Rosalie, NE: ½ mile east on P Avenue.

Downloads

Tract 2 - 00000 29 Rd, Rosalie, NE 6855

Tract Photos

Bid Now

Description

Tract 2 comprises approximately 208.32 acres M/L including 208.93 M/L FSA cropland acres and carries an impressive NCCPI rating of 68.3. Productive Alcester silty clay loam, Moody silty clay loam, and Crofton silt loam soils provide a strong foundation for consistent agricultural performance. Gently rolling terrain, easy field access, and a highly farmable layout support efficient field operations, making this tract well suited for established producers, beginning operators, and farmland investors alike. Tract 2 is available for full possession for the 2027 crop year.

Located just east of Rosalie, Nebraska, the tract benefits from access along its eastern boundary via 29 Road and shares its western boundary with 28 Road, offering excellent accessibility and operational convenience. Its desirable location, productive characteristics, and long term agricultural appeal make it an attractive opportunity for buyers seeking a well positioned and highly functional farmland investment.

Note: Partial west boundary is 28 Rd, eastern boundary is 29 Rd, north & west boundaries contain boundary posts. Property does not contain acreage, buildings, or a house.

Legal Description

NE1/4NE1/4 and the S1/2NE1/4 of Section 14, Township 24 North, 14-24N-8E Thurston County, Nebraska AND The N1/2SW1/4 and the W1/2NW1/4 SE1/4 14-24N-8E, Thurston County, Nebraska; EXCEPT the tract of land located in part of the NW1/4SW1/4 of 14-24N-8E, Thurston County, Nebraska (Exception detail available upon request)

Exact legal description to be provided by Title Company at closing.

Details

Acres: 208.32 Acres M/L
Parcel Number: part of 0002500008
Net Taxes: $11,064.21
NCCPI: 68.3

Directions

From Rosalie, NE: 1 mile east, along 29 Road.

Downloads

Bid Now

Auction Details & Terms

Thurston County Land Auction

390.24 Acres M/L (Offered in Two Tracts)

Thursday, November 5, 2026 at 10:00 AM

Auction Location:

Lyons City Hall

335 Main Street

Lyons, NE 68038

Auction Method: The two tracts will be offered via Public Auction and will take place at 10:00 AM at Lyons City Hall, Lyons, Nebraska. The auction will be conducted using a Multi Parcel format, enabling buyers to bid on either tract separately or on both tracts as a combined unit. This approach offers flexibility and allows bidders to compete for the land configuration that best suits their needs.

Tract 1: 181.92 Taxable Acres M/L
Tract 2: 208.32 Taxable Acres M/L
Tracts 1&2: 390.24 Taxable Acres M/L

Survey: A survey will be completed before the November 5 auction that will establish the final acres used for all sale and closing calculations and documents.

Bidder Registration: All prospective bidders must register with Peoples Company and receive a bidder number in order to bid at the auction. Online and phone bidders must register with the Auctioneer at least 24 hours prior to the start of the auction. Peoples Company and its representatives are agents of the Seller.

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

Contract & Title: Immediately upon the conclusion of the auction, the high bidder will enter into a real estate sales contract and deposit the required earnest money payment with Lewis & Clark Title & Escrow, South Sioux City, NE. 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.

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 Thurston 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 Thurston 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 check. All funds will be held at Lewis & Clark Title & Escrow, South Sioux City, NE.

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 represents 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.

Closing: Closing will occur on or before Friday, December 18, 2026. The balance of the purchase price will be payable at closing via wire transfer. With respect to the timing of the Sellers and successful Buyer(s) in fulfilling their obligations under the Real Estate Purchase Contract, time is of the essence. Escrow and closing will take place at Lewis & Clark Title and Escrow in South Sioux City, Nebraska.

Possession: Possession of the farm will be given at closing.

Property Tax: Seller shall credit Buyer at closing for 2026 real estate taxes due in 2027 based on the 2025 taxes payable in 2026 (Tract 1: $9,662.07*; Tract 2: $11,064.21*). Actual 2026 taxes payable in 2027 will not be available prior to closing, and any difference between the credited amount and the actual taxes due shall be the responsibility of the Buyer..

Mineral Rights: The Property is being sold subject to all prior reservations, conveyances, exceptions, leases, and severances of mineral rights. Seller does not own all mineral rights underlying the Property and makes no warranty, express or implied, concerning the nature, extent, marketability, or value of any mineral interests. Purchasers shall acquire only those mineral interests, if any, actually owned by Seller at closing. No adjustment to the purchase price shall be made based upon the quantity or quality of mineral interests conveyed.

Farm Lease: Farm is available for the 2027 crop year. Current tenant has been notified in writing of lease termination.

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, which can accept or reject any and all bids. 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.

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, they will be the responsibility of the Buyer at closing. Existing fence lines may not fall directly onto the legal boundary.

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 investigation of the property before bidding at the auction. The brief legal descriptions in the marketing material should not be used in legal documents. A full legal description for each tract will be provided by the title company prior to closing. At the time of this auction, Tracts 1 and 2 are included within Thurston County Parcel # 0002500008, currently described as NE¼ Less Highway; NW¼ Less Tract; N½ SW¼ Less Tract; W½ NW¼ SE¼, Section 14, Township 24 North, Range 8 West, Dawes Township, Thurston County, Nebraska. As the tracts have not been assigned separate parcel numbers by Thurston County, individual legal descriptions and 2025 real estate tax information for Tract 1 and Tract 2 are not currently available.

Lines depicted on photographs and maps are approximate and have been provided solely for illustrative purposes. Actual property boundaries are subject to survey and legal description.