99+/- Acre Jefferson County, IA in 1 Tract Online Only Auction

99+/- Acre Jefferson County, IA in 1 Tract Online Only Auction

Bidding begins to close on September 24^th at 1:00pm CT

Located 3.5 miles northeast of Birmingham

Entire Farm Description:

Ranch & Farm Auctions, a division of Whitetail Properties Real Estate, is offering 99± acres in Jefferson County, Iowa, located 3.5 miles northeast of Birmingham and approximately 10 miles south of Fairfield. Situated just one mile from the Van Buren County line, this property is in the heart of Southeast Iowa’s renowned whitetail country and offers a dialed-in hunting property with attractive habitat, access, and income.

The layout is conducive to low-pressure hunting and sneaky access. Centralized cover creates a natural sanctuary while allowing movement around the property with minimal disturbance. Three established food plots provide flexibility for multiple wind directions. The northwest and southeast plots are in grain, while the northeast plot is in Whitetail Institute Alfa-Rack, a blend of alfalfa, chicory, and clover that provides year-round attraction.

Access is from the north on a 15-foot-wide lane along the north road and western fenceline, and also from the east on a private rock lane. Two established trails loop the property, creating convenient routes for equipment, trail camera monitoring, and quiet movement during hunting season.

This area is well known for producing mature bucks, with neighboring landowners practicing quality deer management and allowing younger deer to reach older age classes. The farm is naturally attractive to wildlife, with a woolly central ditch system bordered by crop fields that provide food and security throughout the year.

Diverse habitat adds to the appeal. Tall native grasses create transition cover around the timber, while hardwoods, including oak, walnut, and hickory, combine with brush species like hedge and locust to form strong bedding. The amount of edge, subtle terrain changes, and secluded pockets is impressive.

There is a CRP contract that pays $276.38/acre across 15.9 acres. There is a new CRP contract for 18.61 acres at a rate of $222.77/acre, through 2036. The buyer will be responsible for seeding the CRP if they desire to keep it; this ground could continue to be used as tillable acres.

With its layout, habitat diversity, income, and history of mature whitetails, this is a strong Southeast Iowa hunting farm that offers both enjoyment and long-term income ability.

The property will be offered as an online auction until 1:00 PM on Thursday, September 24, on RanchAndFarmAuctions.com; sold in one tract to the highest bidder, subject to seller confirmation. 

• Located near Birmingham, Iowa, in southern Jefferson County
• Proven history of mature whitetail deer
• Neighborhood with strong quality deer management practices
• Centralized cover for low-pressure hunting access
• Three established food plot locations
• Total income should be $8,539/yr - buyer to verify CRP contracts and eligibility
• 18.61 acres in CRP pays $222.77/acre ($4,145/yr) from 2026 - 2036
• 18.61 acres in the new CRP will need to be seeded by the buyer
• 15.9 acres in CRP pays $276.38/acre ($4,394/yr) from 2024 - 2034
• Northeast food plot planted in Whitetail Institute Alfa-Rack
• North and east access points for strategic entry options
• Established trail system throughout the farm
• Diverse habitat with timber, native grasses, and bedding cover
• Hardwood timber includes oak, walnut, and hickory
• Multiple secluded bedding areas across the property
• 2 new tower blinds are included

CRP Acres/Payment: 15.9± acres in CRP pays $276.38/acre ($4,394/yr) from 2024 – 2034, New CRP 18.61± acres in CRP pays $222.77/acre ($4,145/yr) from 2026 - 2036
Taxes: Prorated to date of close
Lease Status: Open Tenancy for 2027 crop year
Possession: Immediate possession at close
Survey Needed?: No survey needed
Brief Legal: 99± acres in S32-T71N-R09W in Jefferson County, Iowa.
PIDs: TBD
Lat/Lon: 40.91025, -91.92645
Zip Code: 52556

 

Seller’s Attorney:

Paul Miller, Miller Law

119 N Court St, Fairfield, IA 52556

641-472-5049

paulmiller@millerlawia.com

Terms of Sale

• Bidders may participate in the auction online at Ranchandfarmauctions.com
• If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign
• High bidder has 30 days to close unless otherwise noted
• Announcements on auction day will take precedence over any prior announcements
• This is a no contingency sale and is not subject to financing or additional inspections
• Possession at closing, subject to tenant’s rights, if any
• If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres
• All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

Sale Day Notes Info:

• BUYERS PREMIUM: None
• TAXES: Prorated to date of close. Taxes TBD by the county assessor, should be $1,500 - $2,000 annually
• TENANCY: Open tenancy for 2027
• RENTS: Seller to retain 2026 rents
• MINERALS: Seller-owned rights will convey
• CLOSING COSTS: Seller is responsible for abstract, deed package preparation, revenue stamp tax, real estate commission, and half of the closing fee. Buyer is responsible for the title opinion, the transfer document recording, and half of the closing fee.

Licensing

Ranch & Farm Auctions is a licensed trade name of Whitetail Properties Real Estate LLC

Richard F Baugh, Iowa Broker License # B57515100

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332                                                      

Ben Harshyne, Iowa Land Specialist for Whitetail Properties Real Estate, LLC, 319.853.1162

Cody Lowderman, IA Auctioneer, B64012000

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