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SOLD. Tract 1 Buchanan County Missouri Row Crop Farmland I-Auction

Updated: Feb 28

Rare Tillable Smaller Row Crop Farm with Potential Building Sites near St Joseph MO. Tract 1 of 3

Buchanan County Missouri – Agency, MO 

Method of Sale: Online only auction with bidding open Feb 19th through Feb 23rd 10AM, 2024

Location: Located just East of Agency MO on Hwy H to 90th Rd SE.  North on 90th Road app 3.4 mile to farm.  Farm on East side of Road.

Short Legal: Twn56N, Rng34W, Sec 22. Legal on survey to govern.

Legal Description: 

Total Surveyed Acres: 35.63+/- 

Taxes: TBD as Tract is part of larger farm. Estimated at $3 to $5/Acre

Possession:  Farm is rented through the 2024 crop year.  Possession subject to tenants’ rights. Tenant information can be provided upon request.

Income: Farm is rented for $3860 for the 2024 crop year with payments being made in Spring and Fall.

Closing Date: On or before April 1st, 2024.

FSA Information: Total FSA Acres: 35.63+/-, FSA Tillable Acres: 26.09+/- (Numbers are estimates and final acreages are subject to the re-constitution of the farm by Buchanan County USDA Office)

Soils: Contrary Silt Loam, Gosport Silty Clay Loam, Marshall Silt Loam, Colo Silt Loam, Knox Silt Loam.  Soil Maps Available.

NCCPI Rating: Overall rating 80

Description: Buchanan County Missouri Row Crop just East of Agency Missouri.  Farm offers good soils and productive row crop land with potential building sites. Adjoining properties are timber and row crop making for recreational potential. Hard to find smaller acreage to expand a farming operation or to make an investment.  Great location to build.  Farm offers approximately 26+/- acres of Row Crop and an additional 8+/- acres of timber with an excellent location to build a pond structure.


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Plat Map (8)
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Surety Aerial_Map (2)
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Soils_Map (3)
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Method of Sale: Online only auction with bidding open Feb 19 through Feb 23rd with the farms beginning closing at 10AM, 2024. With farms being joining in location, the auction will be linked – meaning all three tracts will extend by 5 min if any one tract has a bid on in the last minute.

The successful high bidder, upon completion of the Real Estate Auction, must complete and sign a purchase agreement and render 10% of the purchase price (earnest money) as a non-refundable deposit in the form of a personal check, business check, certified funds or wire payable to Closing Company. Balance due at final closing. 

Buyer to receive possession at closing subject to tenants’ rights. All three tracts are leased through the 2024 crop year.  Seller to assign leases to buyers at closing.  Buyers to receive the 2024 crop year payments directly from tenants. 

United Country Property Solutions LLC must receive a signed copy of the contract (hand delivered, faxed, or scanned and emailed) within 24-hours after the buyer has been notified that the sellers have accepted his or her bid.

Sold subject to seller confirmation. The sellers shall have the right to accept or reject any and all bids. Once accepted, this agreement shall be binding on the parties and their successors and assigns. Property will not be considered sold, and all bids will be treated as offers on property, until the purchase agreement is fully executed by all parties with earnest money deposited.

This agreement is NOT subject to financing, inspections, or other contingencies or delays to the closing for such reason. Buyer must secure their own necessary financing approval prior to the auction.  

Out of area personal checks must be with the approval of the Auction Company personnel. Anyone not known by the Auction Company or sellers may be required to show proof of Bank Letter of Credit. 

Sale is non-contingent; failure to close will result in forfeiture of the earnest money. 

The property is sold “As Is, Where Is” and no warranty or representation, either expressed or implied concerning the property is made by the seller or Auction Company. Please inspect the property before bidding. 

Tract 2, Comprised of 244.30+/- Acres, which includes the rental house, grain bin and outbuildings, is offered as is, where is, no warranties expressed or implied. Seller’s disclosures including but not limited to, Lead Based Paint, Meth Disclosure and Sellers Residential Property Disclosure are available for review and will be incorporated into the purchase agreement. Sellers make no guarantee or warranty on the homes condition or functioning of systems, or suitability for purchasers intended use.

Sellers and/or the Auction Company do not guarantee acres. 

Taxes shall be prorated to date of closing.

Sale shall include all mineral rights owned by the seller if any. Property is sold based on the legal description. 

All information contained in this brochure and all related materials are subject to the terms and conditions outlined in the purchase agreement. Both real estate (including all improvements, if any) is being sold As Is, Where Is with NO warranties expressed or implied. Please make all inspections and have financing arranged prior to the end of bidding.

Under no circumstances shall Bidder have any kind of claim against United Country Property Solutions LLC, Sellers, or any party if the Internet service fails to work correctly before or during the auction. 

The information is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties pertaining to this property. 

United Country Property Solutions LLC are exclusive agents of the Seller only.

All bidders are required to register 24 hours prior to the end of the auction.  Any registrations in the last 24 hours of bidding are not guaranteed to be given bidding permissions.

Bid Increments: 

Starting at $1000 to $2000 Bid Increments are $1,000

$2000 to $3000 Bid Increments are $500

$3000 to $4000 Bid Increments are $250

$4000 to $6000 Bid Increments are $100

$6000 to $8000 Bid Increments are $50

$8000 and UP   Bid Increments are $25

Bidding and increments are at the discretion of the auctioneer and may be changed/adjusted at any time. Bidding is times the acre to arrive at a total purchase price.

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