FLOYD & BUTLER COUNTIES: 558 ACRES M/L
Updated: 1 day ago
WEDNESDAY, NOVEMBER 18, 2026 at 10:00 AM
OFFERED IN MULTIPLE TRACTS
GREENE COMMUNITY CENTER
202 W SOUTH STREET
GREENE, IOWA
LISTING AGENTS:
LISTING # 26120
DESCRIPTION: 558 acres m/l to be offered in four individual tracts at auction on Wednesday, November 18th, 2026, at 10:00 A.M. Tract 1 consists of 100 acres m/l with 99.58 taxable acres m/l and 96.1 cropland acres m/l with a CSR2 of 58.5. Tract 2 consists of 40 acres m/l with 40 taxable acres m/l and 33.8 cropland acres m/l with a CSR2 of 56.5. Tract 3 consists of 232 acres m/l with 231 taxable acres m/l and 231 cropland acres m/l with a CSR2 of 74.4. Tract 4 consists of 186 acres m/l with 183 taxable acres m/l and 132 cropland acres m/l with a CSR2 of 62.9.
DIRECTIONS: Tract 1, From Greene, Iowa, go north on State Highway 14 to County Blacktop B-60, then go east on B-60 2 miles. Tract 1 is located on the south side of B-60. Tract 2, From Greene, Iowa, go north on State Highway 14 to 260th Street, then go east on 260th Street one mile. Easement for access is on the south side of the road. Tract 3, From Greene, Iowa, go east on County Blacktop C-13 approximately 3.5 miles. Tract 3 is located on the north side of C-13. Tract 4, From Greene, Iowa, go east on County Blacktop C-13 to County Blacktop T-47, then go north on T-47 one mile to Floyd Line Street, then go east 1/2 mile. Tract 4 is located on the south side of Floyd Line Street. Please watch for real estate signs.
TRACT 1
LEGAL DESCRIPTION: (100 Acres M/L) West 100 Acres of the Northwest Quarter (W 100A NW1/4) in 17-94-16, Floyd County, Iowa. Please refer to abstract for exact legal description.
FARM PROGRAM INFORMATION:
Cropland: 96.1 acres
Corn Base: 57.9 acres PLC Yield: 132 bu.
Bean Base: 29.1 acres PLC Yield: 39 bu.
This farm is classified as Non-Highly Erodible Land. The property contains a Wetland or Farmed Wetland.
This property presently has one CRP contract with 7.40 acres bid in at $300/acre or $2,220/yr until 9-2032.
PROPERTY TAXES: $1,894/year. Property taxes will be prorated to date of closing.
IMPROVEMENTS: This property is unimproved except for field drainage tile and perimeter fence.
TRACT 2
LEGAL DESCRIPTION: (40 Acres M/L) Northeast Quarter of the Southeast Quarter (NE1/4 SE1/4) in 12-94-17, Floyd County, Iowa. Please refer to the abstract for exact legal description.
FARM PROGRAM INFORMATION:
Cropland: 33.8 acres
Corn Base: None PLC Yield: None
Bean Base: None PLC Yield: None
This farm is classified as Non-Highly Erodible Land. The property contains a Wetland or Farmed Wetland.
This property presently has two CRP contracts. One contract is for 10.70 acres bid in at $267.60/acre or $2,863.32/yr until 9-2026, with the second contract for 23.10 acres bid in at $249.65/acre or $5,766.92/yr until 9-2032.
PROPERTY TAXES: $814/year (Est). Property taxes will be prorated to date of closing.
IMPROVEMENTS: This property is unimproved except for field drainage tile and perimeter fence.
TRACT 3
LEGAL DESCRIPTION: (232 Acres M/L) Southeast Quarter (SE1/4) and all of that Part of the South One-Half of the Northeast Quarter (S1/2 NE1/4) lying southwest of the timber along the river in 3-93-16, Butler County, Iowa. Please refer to the abstract for the exact legal description.
FARM PROGRAM INFORMATION:
Cropland: 227 acres (Est)
Corn Base: 145 acres PLC Yield: 153 bu.
Bean Base: 82 acres PLC Yield: 41 bu.
This farm is classified as Non-Highly Erodible Land. The property contains a Wetland or Farmed Wetland.
PROPERTY TAXES: $4,800/year (Est). Property taxes will be prorated to date of closing.
IMPROVEMENTS: This property is unimproved except for a small home located on the property. This home is being sold “As Is". The other improvements are field drainage tile and perimeter fence.
TRACT 4
LEGAL DESCRIPTION: (186 Acres M/L) West 56.19 acres of the Northwest Quarter (W 56.19A NW1/4) in 2-93-16; All that part of the South One-Half of the Northeast Fractional Quarter (S1/2 NE Frl. 1/4) lying east of the west timber line; North 129.45 acres of the North One-Half of the North One-Half (N 129.45A N1/2 N1/2), all in 3-93-16, Butler County, Iowa, and Except the 6 acre m/l building site in the NW corner of the parcel. Please refer to the abstract for the exact legal description.
FARM PROGRAM INFORMATION:
Cropland: 132 acres (Est)
Corn Base: 85 acres PLC Yield: 153 bu.
Bean Base: 47 acres PLC Yield: 41 bu.
This farm is classified as Non-Highly Erodible Land. The property contains a Wetland or Farmed Wetland.
This property presently has three CRP contracts. One contract is for 10 acres bid in at $215.65/acre or $2,157/yr until 2030. A second contract for 19.35 acres is bid in at $87.80/acre or $1,699/yr until 2039, and the third contract for 11.62 acres is bid in at $160.95/acre or $1,870/yr until 2030.
PROPERTY TAXES: $3,600/year (Est). Property taxes will be prorated to date of closing.
IMPROVEMENTS: This property is unimproved except for field drainage tile and perimeter fence. There is a small cabin on this property but adds no value to the subject property. This cabin has no septic system or water system and is being sold "As Is".
TERMS AND CONDITIONS
FARM LEASE, ALL TRACTS: Sellers are to retain all of the 2026 cash rent or crop income due for 2026. There is a 3-year lease on this property expiring 3-1-2029. Contact agents for details. The lease for 2029 has been terminated.
SALE METHOD: All of the tracts will be offered as individual tracts and will not be combined. Please note that Tracts 3 & 4 will be sold as the above advertised acres, and if sold to separate buyers, will be surveyed and the final purchase prices will be determined by the survey.
MINERALS: All mineral interests owned by the Seller, if any, will be conveyed to the Buyer.
EARNEST PAYMENT: A 15% earnest money payment is required on the day of the auction. The earnest payment may be paid in the form of cash or check. All funds will be held in the named attorney’s trust account.
POSSESSION: Possession will be granted at closing, on or about January 15, 2027, subject to the current cash rent lease and current tenant’s rights for the 2026, 2027, & 2028 crop years.
CONTRACT AND TITLE: Immediately upon conclusion of the auction the high bidder will enter into a real estate contract and deposit with Mid Iowa Real Estate, Auctions, & Appraisals the required earnest payment. The Seller will provide a current abstract at their expense. Sale is not contingent upon buyer financing. Seller to pay all escrow closing costs on advertised tracts only.
CLOSING: Closing will occur on or about January 15, 2027. The balance of the purchase price will be payable at closing in cash, guaranteed check, or wire transfer.
SURVEY: At the Seller’s option, the Seller shall provide a new survey where there is not an existing legal or where new boundaries are created. The Seller will be responsible for any survey costs on advertised tracts only.
BIDDER REGISTRATION: All prospective bidders must register with the auction company and receive a bidder’s number in order to bid at the auction.
ONLINE BIDDING: Please visit our website to register for online bidding. Mid Iowa Real Estate, Auctions, & Appraisals cannot be held liable for any technical difficulties relating to the server, software, internet, or other online auction-related technologies. Bidders shall have no claims against the auction company or Sellers if their bids are not accepted.
ATTORNEY: Amy Swanson
SELLERS: Thelma Nixt Estate
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 or guarantees, expressed or implied, made by the Realtor or Seller. All potential buyers are urged to perform their due diligence on the subject property prior to the auction. All map boundaries are approximate, and photographs used may or may not depict the actual property. Total tract acres, tillable acres, FSA acres, etc. are approximate and may be subject to change. All bids will be on a per acre basis. Seller reserves the right to accept or reject any and all bids.
Mid Iowa Real Estate, Auctions, & Appraisals 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 will take precedence over any previous 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.