Iowa Farmland For Sale in Guthrie County 

February 20th, 2025 at 10 am

Whitaker Marketing Group proudly presents this 635.91+/- acre property in Iowa, comprising of eight tracts. With excellent investment potential, this land will be selling to the highest bidders choice. 

Highlights:

• Investment Potential
• Good Laying Farmland
• 82.4 - 89 CSR Scores 
• Fantastic Yields

Location of Auction: Panora Community Center, 115 W Main St, Panora, IA 50216

Date of Auction: Thursday, February 20, 2025, at 10:00 AM

Directions to the Farm: 
Tract 1: From Bagley, head West on IA-141 W for 1.5 miles. The farm will be located on the South side of the road.
Tract 2: From Bagley, head West on IA-141 W for 1 mile. The farm will be located on the North side of the road. 
Tract 3: From Bagley, head West on IA-141 W for 0.9 miles. The farm will be located on the South side of the road.
Tract 4: From Yale, head West on North Street for 0.5 miles. Then turn right onto IA-4 N for 1 mile. Then turn right onto 150th Street for 0.6 miles. The farm will be located on the North side of the road. 
Tract 5: From Yale, head West on North Street for 0.5 miles. Then turn right onto IA-4 N for 1 mile. Then turn right onto 150th Street for 0.3 miles. The farm will be located on the North side of the road. 
Tract 6: From Yale, head West on North Street for 0.5 miles. Then turn right onto IA-4 N for 0.9 miles. The farm will be located on the West side of the road.
Tract 7: From Yale, head West on North Street for 0.5 miles. Then turn right onto IA-4 N for 0.6 miles. The farm will be located on the West side of the road. 
Tract 8: From Yale, head West on North Street for 0.5 miles. Then turn left onto IA-4 S for 0.5 miles. The farm will be located on the East side of the road. 

Location of Land: 
Tract 1: Located 1.2 miles West of Bagley, Iowa
Tract 2: Located 0.9 miles West of Bagley, Iowa 
Tract 3: Located 0.8 miles West of Bagley, Iowa 
Tract 4: Located 1.2 miles North of Yale, Iowa 
Tract 5: Located 1.1 miles North of Yale, Iowa 
Tract 6: Located 1.1 miles Northwest of Yale, Iowa 
Tract 7: Located 0.9 miles Northwest of Yale, Iowa 
Tract 8: Located 0.5 miles Southwest of Yale, Iowa 

Legal Description:
Tract 1: Sec 9-81N-31W  Parcel ID (0000324100, 0000324200, 0000324300, 0000324000, House is currently being surveyed off)
Tract 2: Sec 3-81N-31W  Parcel ID (0000317700)
Tract 3: Sec 10-81N-31W Parcel ID (0000326100, 0000326200)
Tract 4: Sec 28-81N-30W Parcel ID (0000693600)
Tract 5: Sec 29-81N-30W Parcel ID (0000695600, 0000695500, House is currently being surveyed off)
Tract 6: Sec 32-81N-30W  Parcel ID (0000699600, 0000699500)
Tract 7: Sec 32-81N-30W Parcel ID (0000699700, 0000699800)
Tract 8: Sec 5-80N-30W Parcel ID (0000287400, 0000287500, 0000287600) 

Selling Multiplier: 635.91 +/- acres 
Tract 1: 155.13 +/- acres 
Tract 2: 24.37 +/- acres
Tract 3: 79 +/- acres 
Tract 4: 70 +/- acres
Tract 5: 71.41 +/- acres
Tract 6: 78 +/- acres
Tract 7: 78 +/- acres 
Tract 8: 80 +/- acre

Taxes: $27,100.49 in Total
Tract 1: $6,542.19 Estimated 
Tract 2: $872.00 Estimated
Tract 3: $2,992.00 Estimated
Tract 4: $2,678.00 Estimated
Tract 5: $4,962.30 Estimated 
Tract 6: $2,942.00 Estimated
Tract 7: $3,068.00 Estimated
Tract 8: $3,044.00 Estimated 

Tillable Acres:  617.16+/- acres (Surety Maps) 
Tract 1: 150.56+/- acres 
Tract 2: 22.85+/- acres
Tract 3: 76.70+/- acres
Tract 4: 68.05 +/- acres 
Tract 5: 68.67 +/- acres 
Tract 6: 75.62+/- acres
Tract 7: 75.2 +/- acres 
Tract 8: 79.51 +/- acres 

CSR2: 87.61 (Average) On Tillable Acres 
Tract 1: 86.5 CSR2 On Tillable Acres 
Tract 2: 82.4 CSR2 On Tillable Acres 
Tract 3: 88.5 CSR2 On Tillable Acres 
Tract 4: 88.6 CSR2 On Tillable Acres 
Tract 5: 89 CSR2 On Tillable Acres 
Tract 6: 88.3 CSR2 On Tillable Acres 
Tract 7: 88.7 CSR2 On Tillable Acres 
Tract 8: 88.9 CSR2 On Tillable Acres 

Zoning: A-1 Ag

Yield Records: Yield data is available upon request. 

Farm Tenancy: All eight farms are rented out for the 2025 year. Buyer will receive the cash rent for the 2025 season. The 2026 Lease Termination will be served. Cash rent payments can be found in the documents below, and lease agreements are available upon request.

Tract 1 Access: A "Type B" Access can be put in on Tract 1 @ buyer's expense. Contact Brian Whaley with the Department of Transportation with any questions. His phone number is 515-663-6363. 

Tract 2: We have confirmed with planning and zoning that this parcel is approved for building.

FSA Information (156 Farm Record):  

*Found in the documents tab. 

Description: Sec 9-81N-31W (Tract 1), Sec 3-81N-31W (Tract 2), Sec 10-81N-31W (Tract 3), Sec 28-81N-30W (Tract 4), Sec 29-81N-30W (Tract 5), Sec 32-81N-30W (Tract 6 and 7), and Sec 5-80N-30W (Tract 8).

FSA Number: : #6040 (Tract 1, 2, 3),  #8084 (Tract 4, 5, 6, 7),  #8070 (Tract 8)

FSA Tract Number:  #888 (Tract 1, 2, 3), #1121 (Tract 4, 5), #2501 (Tract 6), #1123 (Tract 7), #1124 (Tract 8)

FSA Farmland Acres: 267.71 +/- (Tract 1, 2, 3),  145.41 +/- (Tract 4, 5), 75.62 +/- (Tract 6),  77.48 +/- (Tract 7),  79.51 +/- (Tract 8)

FSA Cropland Acres: 253.05 +/- (Tract 1, 2, 3), 139.73 +/- (Tract 4, 5), 75.62 +/- (Tract 6), 77.18 +/- (Tract 7), 79.51 +/- (Tract 8)

HEL & WETLANDS:  NHEL

Total Base Acres:  231.70 (Tract 1, 2, 3), 134.14 (Tract 4, 5), 72.60 (Tract 6), 77.18 (Tract 7), 79.32 (Tract 8)

   Corn Base: 115.85 (Tract 1, 2, 3), 67.07 (Tract 4, 5), 36.30 (Tract 6), 38.89 (Tract 7), 39.41 (Tract 8)

   PLC Yield: 150 (Tract 1, 2, 3), 159 (Tract 4, 5), 159 (Tract 6), 147 (Tract 7), 147 (Tract 8)

   Soybean Base: 115.85 (Tract 1, 2, 3), 67.07 (Tract 4, 5), 36.30 (Tract 6), 38.29 (Tract 7), 39.91 (Tract 8)

   PLC Yield: 39 (Tract 1, 2, 3), 43 (Tract 4, 5), 43 (Tract 6), 46 (Tract 7), 46 (Tract 8)

Auction Sales Method: The real estate will be offered as 8 tract(s) of land, utilizing high bidders choice method. 

Survey: At the buyer's option and expense, they can have the property surveyed if desired. The final contract price will not be adjusted to reflect any difference between the advertised and actual surveyed acres. The houses on Tracts 1 and 5 have been surveyed off from the farmland. The acres for Tract 1 and 5 reflect this. Tract 1 and 5 surveys are in the documents tab. 

Minerals: All mineral interests owned by the Seller, if any, will be conveyed to the Buyer(s). 

Taxes: The real estate taxes will be pro-rated to the day of closing. 

Contract and Title: Immediately upon the conclusion of the bidding, the high bidder(s) will enter into a real estate contract and the earnest money will be deposited in the Real Estate Trust Account of the seller's attorney. The Seller will provide a current abstract of title at their expense. 

Earnest Payment: Earnest money in the amount of ten (10%) percent of the contract price shall be due with the acceptance of the offer. The payment may be in the form of a cashier’s check, personal check, company check, or wired funds.  Earnest money will be deposited in the BrownWinick Trust Account. 

Closing: Christine Long, attorney at BrownWinick Law Firm, will be the closing attorney. The sale closing is on March 21st, 2025 (29 day closing window). Certified funds will be required at the time of closing for the remaining balance of the purchase. The balance shall be paid in the form of certified funds upon closing. 

Possession: Possession will be granted at closing, or such other date agreed to by both parties, subject to the current farm lease. 

Agency: Whitaker Marketing Group stipulates that they are representing the seller exclusively in this transaction. Whitaker Marketing Group acts as the Auctioneer and Auction Company. Winning bidder acknowledges that they are representing themselves in completing the auction sales transaction. 

Notice: All information contained in this brochure has been gained from sources considered to be reliable. However, bidders are invited to inspect the property and make their own investigations with respect thereto. This sale is subject to all easements, covenants, leases, and restrictions of record. All sales are presumed to be made by the individual judgment of the purchaser. 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 map boundaries are approximate, and photographs used may or may not depict the actual property. Seller reserves the right to reject any and all bids. 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. All decisions of the auctioneer are final.

Online Bidding: Please visit our website to register for online bidding. Server, Software, and Phone Technical Issues: In the event there are technical difficulties related to the server, software, phone, or any other online auction-related technologies, Whitaker Marketing Group reserves the right to extend bidding, continue the bidding, or close the bidding. Neither the company providing the software nor Whitaker Marketing Group shall be held responsible for a missed bid or the failure of the software to function properly for any reason. E-mail notification will be sent to registered bidders with updated information as deemed necessary by Whitaker Marketing Group.

Seller(s):  Vernon and Frances Chaloupka Trusts

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