420 +/- Acres of Monroe Co, IL Farmland Auction
Wednesday, December 9th at 6:30pm CT
4177 State Route 156, Waterloo, IL 62298
Live auction with online bidding.
An excellent opportunity to add productive tillable acreage to your existing farm operation or agricultural portfolio. Open farming rights for 2027.
Live Auction Location: Monroe County Fairgrounds, 4177 State Route 156, Waterloo, IL 62298
Tract 1 - 93.71 acres
93.71 acres, including 82.27± tillable acres frontage on B Rd. There is 14.38± acres, according to the tax bill, lies outside of the levee/B Road. Conveniently located just southeast of Columbia, Illinois, the property is approximately a 16-minute drive from Columbia and 20 minutes from Waterloo, Illinois.
Tillable acres: 82.27 acre Soil PI: 113.1
Parcel Number(s) & 2025 Tax Amount:
-06-03-200-001-000 (71.33 acres) 2025 taxes - $2368.22
-03-34-400-002-000 (14.38 acres) 2025 taxes -$128.24
-03-34-400-004-000 (8 acres) 2025 taxes - $230.36
Directions: This property is near the address of 8900 B Road, Valmeyer, IL
Tract 2 - 182.4 acres
182.4 acres with 179.75 tillable acres - with frontage on Bluff road and some on B Road this property is only a 14 minutes drive to Columbia and a 18 minute drive to Waterloo.
Tillable acres: 179.75 acres Soil PI: 118.8
Parcel Number(s) & 2025 Tax Amount:
-06-01-300-001-000 (19.56 acres) 2025 taxes - $582.58
-06-01-200-005-000 (133.41 acres) 2025 taxes - $4,826.64
-07-06-100-011-000 (29.43 acres) 2025 taxes - $901.34
Directions: From this intersection of B Road & Bluff Road go north approximately 325 yards this property starts on the East side of the road approximately.
Tract 3 - 33.10 acres
33.10 acres all tillable acreage with frontage on Bluff Road. Approximately 15 minutes to Columbia and 17 minutes to Waterloo.
Tillable acres: 33.1 acre Soil PI: 108.8
Parcel Number(s) & 2025 Tax Amount:
-06-14-400-008-000 (33.10 acres) 2025 taxes - $930.14
Directions: The property is located south of the Fountain Road and Bluff Road intersection, beginning approximately 638 yards south of the intersection. It is the field located just south of the farmstead at 9073 Bluff Road, with the property wrapping around the back side of the farmstead.
Tract 4 - 111.02 acres
111.02 acres with 101.49 tillable acres. This tract is the furthest south with frontage on Levee Road just south west of Fults, IL. 31 minutes to Waterloo, 35 minutes to Red Bud or 41 minutes to Columbia IL
Tillable acres: 101.49 acre Soil PI:106.8
Parcel Number(s) & 2025 Tax Amount:
-17-05-100-002-000 (111.02 acres) 2025 taxes - $3,016.84
Directions: Bluff Road to Ivy Road at Fults, IL, then take Ivy to Leevee Road. Go south approx 700 yards.
IF you would like to take a look or learn more about the auction process - Call Auctioneer/Broker Brad Chandler 618-791-3289
Terms & Conditions
Seller’s Rights: Seller reserves the right to accept or reject the high bid.
-Pre-bidding Begins: November 25th at 12:00 PM
-Live Auction (with Online Bidding Available): December 9th at 6:30 PM
-Location of Live Auction: Monroe County Fairgrounds 4177 State Route 156, Waterloo, IL 62298
Bidding Information
-Buyer Premium: There is a 2% Buyer premium that will be added to the final bid to establish contract price.
-This is a live auction with simultaneous online bidding.
-The auction will be conducted as a Multipar Auction, no combination bidding allowed. If bidding online, bidders must remain available by phone during the live auction. In-person attendance is strongly encouraged.
-Pre-bidding: Bidders interested in multiple tracts are encouraged to place pre-bids on each tract of interest prior to the live auction.
Max Bidding:
-No Max Bidding allowed
Live Multipar Bidding Process:
-Bidding will be done at price per acre. Final price will be based on the acreage on the tax bill as advertised.
-The auctioneer will open one tract at a time for bidding, beginning with the first tract. Any previous online bids will roll over and become the beginning bids for the live auction portion. All other tracts will remain locked during the live auction with bids only accepted on the tract the auctioneer is calling. After the auctioneer has given each tract 2 attempts of bidding (Minimum) and all bidding has ceased, the auction will close. Online bidders need to follow the simulcast to understand which tract the auctioneer is calling. The auctioneer reserves the right to adjust the sale method.
-The auctioneer is not responsible for errors or lag in the internet connection or the functioning of the computer system at that time. If you have concerns about your internet reliability it is better to show up to bid live.
-Seller reserves the right to approve or reject any final bid.
Registration
-All bidders must register with name, address, phone number, and email.
-Online bidders must provide a copy of a valid state-issued ID. A Property Peddler team member will contact registrants before approval.
-By registering, bidders agree to these Terms & Conditions.
-Auctioneer reserves the right to decline registration or bidding privileges at their discretion.
-Early registration is encouraged to receive property updates and notices of any changes.
Contract & Earnest Money
-Contract: Successful high bidders must sign the auction purchase contract immediately after the auction (in person or electronically).
-Earnest Money: A non-refundable 10% deposit is due on the day of the sale, payable to Monroe County Title Company
-Any stop payment or returned check will be deemed fraudulent and treated as intent to defraud.
Closing
-Closing Date: On or before On or before January 8th 2027.
-Closing Costs: Buyer will pay the purchase price plus customary closing costs, including (but not limited to) escrow/closing fees, recording fees, prorations, and document-related charges. All financing-related fees are the responsibility of the Buyer.
-Title Company: Monroe County Title Company
Property Details
-Mineral Rights: Any owned mineral rights transfer with the property. No mineral search performed.
-Possession: At the time of Closing of the Auction Contract.
-Farming Rights: None
-Taxes: Taxes will be prorated to the date of closing.
-Survey: None
-Financing: Bidding is not contingent on financing or appraisal. Buyers must secure financing, if needed, before bidding.
Disclaimers & Conditions
-The property sells “AS IS, WHERE IS”, with no warranties expressed or implied.
-Sale is subject to recorded easements, covenants, and restrictions.
-Acreages, maps, and boundaries are approximate and not guaranteed. Buyers must conduct their own due diligence, inspections, and verifications.
-Auctioneer, Seller, and Property Peddler Inc. assume no liability for errors, omissions, or inaccuracies in marketing or advertising materials.
-The auctioneer is not responsible for missed bids, technical issues, or bidding errors. Buyers release Auctioneer from any claims relating to such matters.
-Bidding increments and conduct of the auction are at the discretion of the Auctioneer. All decisions of the Auctioneer are final.
-Announcements made by the Auctioneer on auction day take precedence over all previously printed or spoken information.
-Property Peddler Inc., Auctioneer, and staff may bid at the auction.
-The auctioneer reserves the right to cancel the auction or disqualify bidders.
-Property Peddler Inc. and its staff are agents of the Seller only in this auction.
-Buyers with an existing exclusive agency agreement with a licensed real estate broker will be responsible for paying their buyer’s agent commission.
P#A1233 / MLS # 26060376, 26060374, 26060364, 26060308
LISTED by Property Peddler Inc.
Brad Chandler - Auctioneer & Broker - 618-791-3289
Auctioneer Brad Chandler, IL Lic. # 441.002105
Broker License # 475.16227
Property Peddler Inc. IL Lic. # 444.000622
Useful Documents
1811 North Market Street
Sparta, IL
62286
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