Vermilion County, IL
120.00 Acres M/L

7916 E 3400 N Road
Potomac, IL 61865

Price	Click to Bid Online
Listing	#19433

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Matt Myers

Office: 855.800.LAND
Mobile: 217.617.7605
Matt.Myers@PeoplesCompany.com

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Vice President

Eric Sarff

Office: 309.612.9316
Eric.Sarff@PeoplesCompany.com

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Property Info

Description

Upcoming Vermilion County, Illinois Online Farmland Auction - Mark your calendars for Wednesday, October 28th, 2026, at 10:00 AM! Peoples Company is pleased to present the Rheta Forrest Estate Farm consisting of 120.00 acres m/l located in Middlefork Township, Vermilion County, Illinois. Located north of Potomac, Illinois, this farm will be offered in two tracts and presents a rare opportunity to acquire productive farmland in an area where ownership turnover remains limited. The offering includes 114.41 FSA cropland acres with an overall Productivity Index of 123.0 and will be available for possession beginning with the 2027 crop year.

Offered as an 80-acre tract featuring an established farmstead and a highly tillable 40-acre tract, the property provides flexibility for buyers seeking an individual tract or the opportunity to purchase the entire farm. With more than 95% of the acreage currently in production, this is the type of farm that seldom reaches the open market in this area of Vermilion County.

The combination of productive cropland, existing improvements, future possession, and a strong agricultural location creates an attractive opportunity for local operators, neighboring landowners, and investors alike. Whether purchased individually or in combination, these tracts offer the chance to acquire well-maintained east-central Illinois farmland in a tightly held farming area.

These two tracts will be offered on a price-per-acre basis via Virtual Live Online-Only Auction beginning on Wednesday, October 28th, 2026, at 10:00 AM CT. The farm will be offered as two separate tracts using the “Buyer’s Choice” auction method, where the high bidder may take, in any order, one or both tracts for their high bid. This method will continue until both tracts have been selected and removed from the auction. Tracts will not be offered in their entirety at the conclusion of the auction.

Legal Description

120.00± acres in Vermilion County, Illinois. Exact legal description found on individual tracts. Exact legal description found on individual tracts.

Directions

See directions provided on each tract.

Improvements

Located on Tract 1: Old farmhouse, Morton shed, and several outbuildings.

Reserved Items

120.00± acres in Vermilion County, Illinois.

Parcel Number: 07-17-400-004, 07-23-100-001, 07-23-100-003
School District: Potomac Unit 10
General Area: Vermilion County, Illinois
Net Taxes: $7,119.80
PI: 123
Water: Well
Zoning: Farmland, Homesite Dwelling

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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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Marketing Brochure

Tracts

Tract 1 - 7916 E 3400 N Road, Potomac, IL 61865

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Description

Tract 1 consists of 80.00 acres m/l with 77.17 FSA cropland acres and a Productivity Index of 123.7. Located along County Road 3400 North, the tract offers a strong percentage of tillable acreage together with an established farmstead that provides additional utility beyond the cropland acres.

The farmstead includes an older country residence, detached garage, Morton building, and several additional outbuildings. While the productive cropland remains the primary component of the property, the existing improvements contribute flexibility that are becoming increasingly difficult to find on farms of this workable size.

Tract 1 presents an attractive opportunity for operators looking to expand, neighboring landowners seeking additional acres, or investors pursuing a productive Vermilion County farmland asset. The combination of productive acreage, existing improvements, and a desirable Middlefork Township location makes this a well-rounded offering.

Legal Description

The Northwest Quarter (NW 1/4) of the Northwest Quarter (NW 1/4) of Section 23, T22N-R13W, Vermilion County, IL. Exact legal description will be taken from the Title Commitment.

Improvements

Old farmhouse, Morton shed, and several outbuildings.

Details

Acres: 80.00 Acres M/L
Parcel Number: 07-23-100-001, 07-23-100-003
Net Taxes: $5,422.94
PI: 123.7

Directions

Head North out of Potomac, Illinois on N 750 E Rd for approximately 3.7 miles. Then turn right (east) onto E 3400 N Rd, and the house will be on the right.

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Tract 2 - E 3400 N Road, Potomac, IL 61865

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Description

Tract 2 consists of 40.00 acres m/l with 37.24 FSA cropland acres and a Productivity Index of 121.7. Featuring a high percentage of tillable acreage and an efficient field layout, this tract offers an excellent opportunity to acquire a manageable-sized parcel of productive Vermilion County farmland.

The tract includes approximately 1.61 acres enrolled in CRP as a grass waterway. The current CRP contract expires on September 30, 2030, and provides annual income to the owner while helping protect the productivity of the surrounding cropland. CRP contract available by contacting the agent.

Smaller tillable tracts remain highly sought after throughout east-central Illinois, particularly in areas where farmland ownership turnover is limited. Whether purchased as a stand-alone investment or an addition to an existing operation, Tract 2 offers buyers the opportunity to acquire productive farmland in a strong agricultural area of Vermilion County.

Legal Description

The East Half (1/2) of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) of Section 17, T22N-R13W, Vermilion County, IL. Exact description can be taken from the Title Commitment.

Details

Acres: 40.00 Acres M/L
Parcel Number: 07-17-400-004
Net Taxes: $1,696.86
PI: 121.7

Directions

Head North out of Potomac, Illinois, on N 750 E Rd for approximately 3.7 miles. Then turn left (west) onto E 3400 N Road, and follow the road for approximately 2 miles; the farm will be on the right (north) after the treeline.

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Auction Details & Terms

Vermilion County, Illinois Online-Only Land Auction
120.00 Acres M/L
Offered in Two Tracts
Auction Date: Wednesday, October 28, 2026, at 10:00 AM CT

Seller: Rheta L Forrest Estate

Attorney: Brian T. Schurter, Tummelson Bryan & Knox, LLP

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 farmland will be offered in a virtual live online auction format. Bidding will be on a dollars per acre basis utilizing the Buyer's Choice Auction Method. The high bidder will have the opportunity to select either Tract 1, Tract 2, or both tracts at their high bid price, subject to the Seller's approval. If only one tract has been selected, the remaining tract will then be offered.

Reserve: Auction is with reserve. Seller reserves the right to accept or reject any and all bids.

Auctioneer & License Number: Jesse Meyer, #475.213408, #441.002805

Bidder Registration: All prospective bidders must register with Peoples Company and receive bidder approval prior to bidding. Peoples Company and its representatives are agents of the Seller. Winning bidder(s) acknowledge they are representing themselves in completing the auction sales transaction. Registration is due by Tuesday, October 27th at Noon CT.

2027 Farming Rights: The successful buyer(s) shall receive full farming rights for the 2027 crop year.

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

CRP Information: Tract 2 includes approximately 1.61 acres enrolled in the Conservation Reserve Program (CRP) as a grass waterway. The current CRP contract expires on September 30, 2030. Seller shall transfer all rights and obligations of the contract to the Buyer. The payment due on September 30, 2026, will be retained by the Seller.

Earnest Money Payment: A 10% earnest money payment is required within 24 hours of the conclusion of the auction. Earnest money shall be paid in the form of a wire transfer. All earnest money funds shall be held by Vermilion County Title Company pending closing.

Closing: Closing shall occur on or before December 2, 2026. The balance of the purchase price shall be payable at closing in the form of guaranteed funds or wire transfer.

Possession: Possession shall be granted at closing, subject to any remaining rights of the tenant in the expiring farm lease. Buyer shall receive full farming rights for the 2027 crop year.

Farm Lease: The property is leased for the 2026 crop year. Seller shall retain all landlord income attributable to the 2026 farm lease. Buyer shall receive possession and full farming rights beginning with the 2027 crop year.

Property Improvements: Tract 1 includes an older residence, detached garage, Morton building, and several additional outbuildings. All improvements are being sold in their present "As Is, Where Is" condition. For additional information on the improvements, see the information provided by the Seller and the Vermilion County Assessor.

Contract & Title: Immediately upon conclusion of the auction, the successful bidder(s) shall enter into a real estate sales contract and deposit the required earnest money payment with Vermilion County Title Company. The Seller will provide a proper deed conveying merchantable title to the property, free and clear of any liens. Sale is not contingent upon Buyer financing.

Taxes: Seller shall pay all real estate taxes due and payable in 2026. Buyer shall be responsible for all real estate taxes due and payable in 2027 and thereafter.

Agency: Peoples Company and its representatives are agents of the Seller.

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.

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 the title commitment.