State Highway 127 , Alto Pass, IL 62905(Jackson County)

Income: There is a Conservation Reserve Program (CRP) that will continue with new owners. There are 37 acres in the program that will continue through 2034. The annual payment is $7,349 ($199/acre). And, if the new owner(s) are not hunters, the property hosts some prime deer and turkey hunting that can produce additional income with hunting leases.

Recreation & Hunting: As you can see from some of the photos, there have been some respectable bucks harvested. There is also an abundance of turkey, and occasionally bobcats are seen on the property. There are over 85 acres of timber. Several ATV trails meander through the timber area(s).

Topography: This is an attractive property with rolling hills and a perfect mix of open grass land that pierces in and out mature hardwoods producing a park-like view. And from the high ground, there are views looking across miles of neighboring forest covered hills. There are several nice building sites on the property.

PROPERTY IS OFFERED IN 3 TRACTS

Tract 1 - 43+- Acres with 14+- Acres CRP

Includes a 30 ft. x 40 ft. pole barn with 10 ft. lean-to, built in 2021. Electricity is run to the barn and water is located at the highway. With some added amenities, this structure will make a great hunting lodge.

Starting Bid - $180,000

Tract 2 - 40+- Acres with 17+- Acres CRP

Starting Bid - $160,000

Tract 3 - 42+- Acres with 6+- Acres CRP

Starting Bid - $160,000

PROCEDURE

Registration: Proper registration is required to bid. All bidders must provide name, address, phone number and email address to register. By registering, all bidders acknowledge having read and agree to be bound by the Auction Terms and Conditions. Auctioneer reserves the right to refuse to register or admit Buyer at his/her sole discretion.

Note: If you are unable to bid Online or are unsure about the reliability of your internet connection, call the Auctioneer and make alternative bidding arrangements at least 24 hours before close of auction.

Bidding will be on a PER TRACT BASIS (e-bay style/max bid) with a minimum opening bid as follows: Tract 1 - $180,000 / Tract 2 - $160,000 / Tract 3 - $160,000 / Minimum bid increments of $1,000 per bid.

Bidding opens MONDAY, AUGUST 18, 2025 and will be available until 8:00 PM CST on THURSDAY, SEPTEMBER 18, 2025 subject to bid extensions (Soft Close).

TERMS & CONDITIONS

NO BUYER'S PREMIUM.

SALE SUBJECT TO CONFIRMATION OF SELLER(S).

NO CONTINGENCIES: This Real Estate contract is not contingent on or subject to Buyers financing, appraisal, survey or inspections of any kind or any other contingencies as agreed to by bidders at registration prior to bidding.

ZONING AND EASEMENTS: Property is being sold subject to any and all easements of record. Property is subject to all state and local zoning ordinances.

REAL ESTATE TAXES: Pro-rated to day of closing.

SURVEY: No survey.

MINERAL: All owned with transfer, if any.

CONTRACT AND DOWN PAYMENT: Contract for purchase to be signed within 24 hours of close of auction. A 10% down payment of the total contract purchase price will be due immediately after being declared the winning bidder. The down payment may be paid in the form of personal check, wire transfer, business check or cashier's check and received within 3 business days. Earnest check to be made to Buy A Farm Land & Auction Co Trust Account. The balance of the contract purchase price is due at closing. Any stop payment order of a check or giving a check which is returned marked insufficient funds, shall be deemed by the parties to be evidence of fraud existing at the time the transaction was consummated and shall be construed by the parties as intent to defraud.

TITLE: Sellers shall furnish the Buyer(s) at Seller's expense marketable title in the form of Title Commitment, a proper deed conveying merchantable title to the real estate to the Buyer(s) and tax transfer stamps. Buyer will pay the deed recording, Title Policy and fees associated with mortgage/financing. Title company's closing fee will be split equally by Buyer and Seller.

CLOSING: Closing shall occur within 45 days or as soon thereafter as applicable closing documents are completed. Seller shall pay for recording release from any mortgage. Buyer shall pay for recording the deed of conveyance from Seller and any mortgage title insurance charges. Any closing costs not herein provided for shall be borne by Buyer. Seller shall cause the Closing Statement to be delivered to Buyer at or before the closing.

POSSESSION: At closing.

AGENCY: Buy A Farm Land & Auction Co LLC is the Agent and Representative of the Seller.

The information is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed the owners or Buy A Farm Land & Auction Co LLC. All lines drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties made by the Seller(s) or Buy A Farm Land & Auction Co LLC pertaining to this property. Real estate is being sold "As Is, Where Is".

AUCTIONEER: Mark Kennedy, IL Lic #440.000202, 618-924-1747.