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 by July 22, 2026.
Flat Bidding – Not eBay style.
Minimum opening bid $80,000. Bid increments of $1000, or more, per bid.
BIDDING opens Thursday, May 28, until 8:00 PM CST THURSDAY, July 23, 2026, 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 Buyer’s 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.
CRP CONTRACTS: CRP income will be pro-rated to day of closing by FSA at time of payment. Buyer will be required to assume CRP contact at closing.
REAL ESTATE TAXES: Pro-rated to day of closing.
SURVEY: No survey will be provided. North and South lines have been surveyed by adjoining property owners.
MINERAL: Any mineral owned will transfer, if any. None believed to be owned.
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, Title Policy and a Deed conveying merchantable title to the real estate and tax transfer stamps to the Buyer(s). Buyer will pay the deed recording, and fees associated with mortgage/financing. Title companies closing fee will be split equally by Buyer and Seller. 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.
CLOSING: Closing shall occur within 45 days or as soon thereafter as applicable closing documents are completed.
POSSESSION: Day of 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: Wayne Keller, IL Lic #441.002475, 618-407-1679.

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