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Tract 2 Cooper Family Farm Taylor County Iowa i-Auction

Updated: Nov 24

219+/- Acres Highly Tillable Farm, South of Lenox, IA. Click Here to Learn More

Taylor County Iowa – Lenox IA

Row Crop Farm Land with Terrace and Tile and CRP Contracts In place.

Location, Location, Location.

Method of Sale: Online only auction with bidding open Jan 4 through Jan 11, 2024


Location: South of Lenox Iowa app 6.5 miles on N64 to intersection of 185th Road and Hwy N64. Farm is on the NW Corner of Intersection.

Short Legal: Twn69N, Rng32W, Sec 7, 18. Legal to govern.

Legal Description: Available upon request.

Total Acres: 218.87+/- Taxed Acres

Taxes: $TBD as Farm is taxed including the Homestead that is offered separately. Taxes estimated at $22 per acre based on other farms in area, however final actual tax amount to be determined by a re-assessment by Taylor County.

Possession: Farm is available for possession upon closing.

Closing Date: On or before February 23, 2024.

FSA Information:

Total FSA Acres: 214.11+/- (estimated)

FSA Tillable Acres: 212.62+/- (estimated) Subject to FSA Reconstitution of farm as the original FSA Total Acres of 224.61+/- and Tillable Acres of 212.62+/- included the homestead which is being offered separately. Homestead offers app 10.5+/- acres.

CRP Information: 136.16+/- Acres enrolled in CRP paying $227.87 per acre for a total annual income of $31,027 through 2032.

Filter Strip CRP: 3.19+/- Acres enrolled paying $285.36 per acre for total annual income of $909 through 2037.

Crop Acres: 73.27+/- Acres currently in Row Crop Production.

DCP Crop Data: 73.27 Corn Base Acres.

Soils: Mostly Nira silty clay loam, Colo-Judson-Nodaway complex, Lamoni silty clay loam, Sharpsburg silty clay loam, Adair clay loam and Shelby clay loam. Farm offers a weighted average CSR2 rating of 61.2 based on Surety Mapping. Soil maps available.

Description: Located just South of Lenox Iowa in Taylor County this sizeable farm enjoys road frontage on two sides. This farm has been well cared for and in the same family for decades. Farm has been improved over the years with terraces and tile work. Current owners have employed the use of CRP contracts to further enhance the conservation efforts on the farm. Much (if not all) of the acres in crp could easily be farmed should the new owner elect to not re-enroll. This farm has been well cared for and will continue to be a strong producer for years to come.

Auctioneers note: For bidding purposes the multiplier of 219+/- acres will be used. County records show 218.87+/- Estimated Taxable acres and FSA Shows 214.11+/- Estimated Total Acres.

Statement from the Owners: The current farmers on the land have been excellent stewards of the land for many years. The owners and farmers have maintained an excellent working relationship. The current farmers have expressed interest in continuing to farm the land and the current owners would highly recommend them.

Sellers have performed various conservation efforts as well as improvements over the years including but not limited to the following. This list is to serve as an example of some of the work performed. Potential buyers are encouraged to view the farms and see how well these farms have been cared for and improved.

Inlets and terraces draining to 185th street

Main tile line from N64 west to Neighbor - Beaman property.

Extensive inlets and terraces on both sides of main line.

Includes additional seep tile in conjunction with terraces.

Straightened Hog Branch of the 102 river to be along property line

Seep tile included to drain old river bed

Main tile line from N64 to Hog Branch of the 102 River

Inlets at all locations that drain from N64 road

Inlet to hold water above bottom ground

Addition of inlets and tile to augment old terraces on front hill

All tie into tile draining to Hog Branch

Inlets and tile on all other draws above bottom ground by Hog Branch

Each draw has several inlets and finally above bottom ground


Tract 2 FSA Aerial (1)
Download PDF • 172KB

Tract 2 FSA Aerial
Download PDF • 168KB

T2 Soils (Homeplace)
Download PDF • 613KB

T2 Aerial (Homeplace) (1)
Download PDF • 653KB

Tract 2 Plat Map
Download PDF • 142KB

Mapright Map T2
Download PDF • 6.91MB

CPR Contracts Tract 2
Download PDF • 1.17MB

CPR Contracts Tract 2 II
Download PDF • 1.47MB

Download PDF • 67KB


Farm is open for the 2024 farm season. There are no farm or hunting leases in place. Buyer to receive possession at closing.

Bidding will end with a soft close, meaning that a bid in the final minutes will extend the bidding by approximately 5 minutes.

Tracts 1, 2 & 4: All bids are placed on a per acre basis (your bid times the total acres). Bidders will be required to register and sign terms/conditions before bidding on the auction. Tract 3 will be sold based on a total dollar amount.

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.

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.

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.

This agreement is NOT subject to financing, inspections, or other contingencies or delays to the closing for such reason. 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. Buyer must secure their own necessary financing approval prior to the auction. Sale is subject to owner confirmation and reserves the right to accept or reject any and/or all bids.

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

Taxes are paid through March 31, 2024 by the sellers. Taxes due and payable beyond March 31, 2024 will be the sole responsibility of the new owners. Seller shall provide an updated Abstract and shall execute a proper deed conveying the real estate to the buyer.

Attorney for the sellers: Matthew Hanson located in Lenox Iowa. Brokerage for the sellers: United Country Property Solutions LLC broker Dan McChristy. United Country Property Solutions LLC are exclusive agents for the Sellers.

Sale shall include all mineral rights owned by the seller if any. Property is sold based on the legal description (survey for tract 3 will be provided by sellers). All information contained in this brochure and all related materials are subject to the terms and conditions outlined in the purchase agreement.

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. 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.

Bid Increments:

Tracts 1, 2 & 4 Bid Increments

Starting at $0 bid increment is $500 per acre Starting at $3,000 bid increment is $250 per acre Starting at $4,000 bid increment is $100 per acre Starting at $5,000 bid increment is $75 per acre

Starting at $6,000 bid increment is $50 per acre Starting at $7,000 bid increment is $25 per acre

Tract 3 (Homestead) Bid Increments

Starting at $100,000 bid increment is $10,000 Starting at $200,000 bid increment is $5,000

Starting at $250,000 bid increment is $2,500 Starting at $300,000 bid increment is $1,000 Starting at $350,000 bid increment is $500

Link to Tract 1: Click Here

Link to Tract 2: Click Here

Link to Tract 3: Click Here

Link to Tract 4: Click Here

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