WRIGHT COUNTY: 120 ACRES M/L
- The Dirt Dealer
- Jun 21
- 4 min read
Updated: Jun 29
OFFERED IN MULTIPLE TRACTS
FRIDAY, JULY 25, 2025 at 3:00 PM
DOWS COMMUNITY CENTER
119 E ELLSWORTH ST
DOWS, IOWA
LISTING AGENTS:
LISTING # 25118
DESCRIPTION: 120 acres m/l to be offered in two individual tracts at auction on Friday, July 25th, 2025, at 3:00 P.M. Tract 1 consists of 80 acres m/l with 79 taxable acres m/l and 78.5 cropland acres m/l. Tract 2 consists of 40 acres m/l with 39 taxable acres m/l and 38.66 cropland acres m/l. Tract 1 has an average CSR2 of 54.4 and Tract 2 has an average CSR2 of 48.6, with the county average CSR2 being 78.6.
DIRECTIONS: Tract 1: From Dows, Iowa, go south on County Blacktop R-75 to 305th Street, a county rock road, then go west on 305th Street to Washington Avenue, then go south on Washington Avenue 1/4 mile. The subject property is located on the east side of Washington Avenue. Tract 2: From Dows, Iowa, gosouth on county blacktop R-75 to 305th Street, a county rock road, then go west on 305th Street 1/2 mile. The subject property is located on the south side of 305th Street. Please watch for real estate signs.
TRACT 1
LEGAL DESCRIPTION: (80 Acres M/L) South One-Half of the Southwest Quarter (S1/2 SW1/4) of Section Fifteen (15), Township Ninety (90) North, Range Twenty-three (23), West of the 5th P.M., Wright County, Iowa. Please see abstract for exact legal description.
FARM PROGRAM INFORMATION:
Cropland: 78.5 acres
Corn Base: 56.12 acres PLC Yield: 169 bu.
Bean Base: 9.74 acres PLC Yield: 54 bu.
This farm is classified as Highly Erodible Land. No Wetlands are determined to be on this parcel.
PROPERTY TAXES: $1,812/year. Property taxes will be prorated to date of closing.
IMPROVEMENTS: This tract is unimproved except for field drainage tile and perimeter fence.
TRACT 2
LEGAL DESCRIPTION: (40 Acres M/L) The Northeast Quarter of Southwest Quarter (NE1/4 SW1/4) of Section Fifteen(15), Township Ninety (90) North, Range Twenty-three (23), West of the 5th P.M., Wright County, Iowa. Please see abstract for exact legal description.
FARM PROGRAM INFORMATION:
Cropland: 28.66 acres
Corn Base: 17.11 acres PLC Yield: 156 bu.
Bean Base: 2.90 acres PLC Yield: 54 bu.
This farm is classified as Highly Erodible Land. Any Wetlands on this parcel are Prior Converted.
This property presently has 18.65 acres of CRP bid in at $280.65/acre until 2026. The seller will retain 100% of the October 1, 2025, payment.
PROPERTY TAXES: $876/year. Property taxes will be prorated to date of closing.
IMPROVEMENTS: This property is unimproved except for field drainage tile and perimeter fence.
TRACTS 1 & 2 FARM LEASE: Sellers are to retain all of the 2025 cash rent or crop income due for 2025. The lease for 2026 has been terminated.
TERMS AND CONDITIONS
SALE METHOD: Tracts 1 & 2 will be offered as individual tracts and will not be combined. Tract 1 will be sold as 80 acres m/l and Tract 2 will be sold as 40 acres m/l.
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 September 1, 2025, subject to the current cash rent lease and current tenant’s rights for the 2025 crop year.
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 September 1, 2025. 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 the 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: Dave Johnson
SELLERS: Robert A. Denger and Marion A. Denger & Cindy Denger
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.Seller reserves the right to accept or reject any and all offers.
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.
