Denison, IA 51442(Crawford County)

Tract 2includes approximately 50.2 acres of farmland currently enrolled in CRP, generating $14,650 annuallyat$291.86/acre, with the contract expiring 9/30/2026. This tract features home-building sites with spectacular views of Denison and the Boyer River valley. The primary soil types include Monona silty clay loam and Judson silty clay loam, which carry a CSR2 of 59.7.

Tract 3consists of approximately 164.38 acres of farmland with 146.71 acres in CRP, producing $42,206 annually at $287.69/acre, with the contract expiring 9/30/2027. The primary soil types include Monona silty clay loam, Judson silty clay loam and Liston-Burchard complex with a CSR2 of 51.9.

All tracts will be surveyed prior to the auction, providing clearly defined boundaries for buyers. The timing of these CRP expirations offers a key advantageallowing new owners the flexibility to re-enroll in CRP or transition the land back into row-crop production, depending on market conditions and farm management goals.

Tract 1 88.70 Acres- Improved Pasture with Water & Timber

This tract offers a highly functional and well-maintained pasture setup located just northwest of Denison in Crawford County, Iowa. The property consists primarily of open, productive pastureland and is enhanced by quality perimeter fencing, making it well-suited for immediate livestock use. Two established ponds provide reliable water sources for cattle and add to the overall utility of the tract.

Nearly 20 acres of timber pasture create natural shelter, shade, and additional grazing diversity, while also offering recreational and wildlife habitat benefits. This tract is ideal for cattle producers seeking a turnkey pasture, as well as buyers looking for a balanced land investment with agricultural and recreational value. A boundary survey will be completed prior to the auction, ensuring a clearly defined acreage and confidence for buyers.

Tract #: Tract 1

Deeded Acres: 88.70 Taxable Acres

FSA Farmland Acres: 0 Pasture & Timber

Soil Types: Monona silty clay loam, Judson silty clay loam, Ida silt loam

Soil PI/NCCPI/CSR2: 47.3 CSR2

CRP Acres/Payment: N/A

Taxes: $25.61/acre

Lease Status: Open Tenancy for 2026

Possession: Immediate possession at closing

Survey Needed?: Yes, survey needed, seller is paying for

Brief Legal: 88.70 acres located pt NE S32 T84N R39W and S SE SE S29 T84N R39W Crawford Co, IA Final TBD by survey

PIDs: 0829400005, 0832200001, pt 0832200002, pt 0832200003, pt 0832200006

Lat/Lon: 42.0499, -95.4057

Zip Code: 51442

Tract 2 50.2 Acres- Income-Producing CRP Farmland

Tract 2 is a clean, income-producing tract consisting of 50.2 acres of farmland currently enrolled in the Conservation Reserve Program (CRP). The existing CRP contract pays $291.86 per acre, generating $14,650 annually, and is set to expire on September 30, 2026.

This tract offers immediate, low-maintenance income with strong long-term flexibility. With the CRP contract nearing expiration, new owners will have the option to re-enroll the acres into a new CRP program or return the land to row-crop production, depending on future market conditions and operational goals. A boundary survey will be completed prior to the auction, providing well-defined tract lines.

Tract #: Tract 2

Deeded Acres: 50.20 Taxable Acres

FSA Farmland Acres: 50.20

Soil Types: Monona silty clay loam, Judson silty clay loam

Soil PI/NCCPI/CSR2: 59.7 CSR2

CRP Acres/Payment: 50.20 paying $291.86/acre or $14,650.00 annually, expiring 9/30/2026

Taxes: $25.61/acre

Lease Status: CRP

Possession: Immediate possession at closing

Survey Needed?: Yes, survey needed, seller is paying for

Brief Legal: 50.2 acres located pt E NE and pt NE SE S32 T84N R39W Crawford Co, IA final TBD by survey

PIDs: pt 0832400002, pt 0832200006, pt 0832200002

Lat/Lon: 42.0460, -95.4025

Zip Code: 51442

Tract 3 164.38 Acres- Large CRP Investment Opportunity

Tract 3 represents an excellent opportunity to acquire a larger, contiguous farmland tract with strong annual income and long-term management flexibility. The property consists of approximately 164.38 acres, with 146.71 acres currently enrolled in CRP. The existing contract pays $287.69 per acre, providing an annual income of $42,206.00, and expires on September 30, 2027.

This tract is well-suited for investors, farmers, or operators looking to secure dependable income today while maintaining future control over land use. Upon CRP expiration, buyers will have the ability to re-enroll eligible acres or transition the property back into crop production, allowing them to adapt to evolving commodity markets and conservation programs. A boundary survey will be completed prior to the auction to clearly define acreage and boundaries.

Tract #: Tract 3

Deeded Acres: 164.38 Taxable Acres

FSA Farmland Acres: 146.71

Soil Types: Monona silty clay loam, Judson silty clay loam, Liston-Burchard complex

Soil PI/NCCPI/CSR2: 51.9 CSR2

CRP Acres/Payment: 146.71 paying $287.69/acre or $42,206.00 annually, expiring 9/30/2027

Taxes: $25.61/acre

Lease Status: CRP

Possession: Immediate possession at closing

Survey Needed?: Yes, survey needed, seller is paying for

Brief Legal: 164.38 acres located pt SE and pt SE NE S32 T84N R39W Crawford Co, IA final TBD by survey

PIDs: 0832400003, 0832400004, 0832400001, pt 0832400002, pt 0832200006, pt 0832200003

Lat/Lon: 42.0419, -95.4064

Zip Code: 51442

Representing Attorney:

Jennifer L. Harrington (Buchanan, Bibler, Gabor & Meis)

111 N. Dodge St. Algona, IA 50511

515.295.3565