If you are seeking an Elite Level Farm that will continue to hold value through multiple generations, then register to bid on this Online Only Land Auction! Buyers can bid with confidence knowing that they have the opportunity to own a farm that is among the best!
With a County-wide average CSR2 rating of 91.4, O'Brien County Iowa offers some of the most productive cropland in the nation. Take a Look at the CSR2 ratings for these farms being offered and it is very easy to see that the quality of this land speaks for itself. The Soils on these tracts include Galva Silty Clay Loam, Primghar Silty Clay Loam and Marcus Silty Clay Loam.
O'Brien County, Iowa Online Only Land Auction
Offered in 2 Separate Tracts
Online Bidding Start Date: Thursday, October 1, 2026 at 1:00 (Central)
Online Bidding End Date: Tuesday, October 6, 2026 at 1:00 (Central)
*Please Register 48 Hours ahead of the Auction end date and provide a "Letter of Good Standing" with the
name of your financial institution, and contact information of your banker
A bank letter of good standing is a document confirming your account is active, has a positive balance, and adheres to the bank's terms. It is typically requested from your bank's customer service or a bank officer to verify financial responsibility for business, visa applications, or loan purposes
We cannot guarantee your registration the DAY OF the auction. (Email Letter to: office@landmarketers.com)
O’Brien County, Iowa Online Only Land Auction Offered in 2 Tracts
Bidding to Open: Thursday, October 1, 2026 at 1:00 pm (Central)
Bidding Set to Close: Tuesday, October 6, 2026 at 1:00 pm (Central)
General Property Location
Tract #1: From Granville, IA: Travel 2.5 miles East on Highway 10, then .75 miles South on Nest Avenue to the eastern border of the property.
Tract #2: From Paullina, IA: Travel 2.5 miles West on Highway 10, then 2 miles North on Oriole Avenue to the Southeastern Corner of the property.
*Please Register 48 Hours ahead of the Auction end date and provide a “Letter of Good Standing” with the name of your financial institution, and contact information of your banker.
A bank letter of good standing is a document confirming your account is active, has a positive balance, and adheres to the bank’s terms. It is typically requested from your bank’s customer service or a bank officer to verify financial responsibility for business, visa applications, or loan purposes
We cannot guarantee your registration approval the DAY OF the auction.
(Email Letter to: office@landmarketers.com)
Tract #1 Legal Description:
PID’S 0013084100 & 0013084200
N1/2 SE1/4 Section 08, Twp. 94, Range 42 WEST OF THE 5TH PM Excluding an 8 Acre Tract
(73.68 to be used for Purchase Contract)
Tract #2 Legal Description:
PID’S 0012254300 & 0012254400 S1/2 SE1/4 Section 25, Twp. 95, Range 42 WEST OF THE 5TH PM
(76.13 to be used for Purchase Contract)
All Land Located in O’Brien County, Iowa
Exact legal descriptions to be further described by Abstract of Title
Abstract and Title: Seller shall promptly obtain an Abstract of title to the property continued through the date of the execution of the purchase agreement. The Updated Abstract shall be delivered to the Buyers Attorney for examination. It shall show merchantable title in conformity with this agreement and Iowa Law. Property to be sold subject to existing roads; established easements and rights-of-way; any prior mineral reservations; and other matters affected by title documents shown within the abstract; and any zoning, building, subdivision, and other restrictions and regulations of record.
Deed: Upon Full Payment of the Purchase Price, Seller Shall transfer Title of the Property to the Buyer by a Warranty Deed, free and clear of all encumbrances, liens and restrictions, except as provided in the purchase contract.
Updating of the Abstract and Closing Shall be handled by:
O’Brien County Abstract
150 1st St NE
P.O. Box 250
Primghar, IA 51245
phone: 712-957-3113
info@obriencountyabstract.com
Mineral, Carbon, Water, Wind, Solar Rights Seller to convey all Mineral, Water, Carbon Wind and Solar rights, if any, to Buyer(s) at closing.
Property Condition
The prospective Buyer(s) have verified all information. All prospective bidders have been urged to fully inspect the property, its condition, and to rely on their own conclusions, and the property is being sold AS IS-WHERE IS, without warranty, representation or recourse to Seller or Seller’s Agent.
Leases
The Following Leases are present on the property: The Land is being operated under a Verbal Lease for the 2026 Crop Year. The Seller has Notified the Tenant, in writing, with a Lease Termination notice, which terminates the Farm Lease after the 2026 Crop year. The Buyer shall receive Full Possession for the 2027 Crop Year. Seller shall retain all 2026 Lease income from the Tenant.
Buyer Shall Receive Full Possession on March 1, 2027
Farm Service Agency Information
All Base Acres or any other Governmental Entitlements associated with the legal description of each tract shall be transferred to the Buyer at closing. After Closing it shall be the Buyers Responsibility to report to the Farm Service Agency with a copy of the Filed Deed to transfer any Base Acres or other Government Programs to the Buyer. Parties acknowledge that the final tillable acres are determined by the Farm Service Agency. Any Adjustments on FSA cropland or base acres will not have any effect on the Purchase Price of the land. If Applicable, the new owners shall follow all requirements of conservation plans or practices that are required by the Farm Service Agency.
Property Condition
The prospective Buyer(s) have verified all information. All prospective bidders have been urged to fully inspect the property, its condition, and to rely on their own conclusions, and the property is being sold AS IS-WHERE IS, without warranty, representation or recourse to Seller or Seller’s Agent.
Purchase Agreement
Immediately following the closing of the bidding process, the successful bidder(s) will sign Brokerage Agency Disclosure, which States that the Broker is Representing the Seller as an Agent of the Seller throughout the entire Sale Process. Buyer will also sign a Contract to Buy Real Estate for the amount bid times the surveyed acres. (Contract Price) Required non-refundable earnest money deposit to be in the form of a personal, business, or corporate check or electronic funds transfer for an amount equal to10% of the contract price which is due upon the signing of the Purchase Agreement and to be deposited into the O’Brien County Abstract Trust Account. The Purchase Agreement will not be contingent upon financing or any other Buyer Contingencies. The terms and conditions of the online auction shall be incorporated and made a part of the contract.
Closing Expenses
At Closing, Buyer(s) shall pay in electronic transfer funds or certified funds, the full balance of purchase price along with the added closing costs, and sign and complete all required documents at closing on or before November 5, 2026
The Buyer will be responsible for the following costs associated with this transaction.
Buyer’s Attorney Fees
One-Half ½ Escrow Closing Fees
Recording Fee for Deed and/or Mortgage, if any
Loan Origination Fee, credit report, appraisal, inspections, or any certifications.
Any costs incurred to secure financing.
2027 and Future Real Estate Taxes
The Seller will be responsible for the following costs associated with this transaction.
Seller’s Attorney Fees, if any
One-Half ½ Escrow Closing Fees
Abstract of Title and any expenses incurred to provide marketable title, if any Legal Survey
All Broker Commissions for the Sellers Broker
2026 and Prior Years Real Estate Taxes
Deed Preparation and State Transfer tax
Closing Date and Possession
Closing Shall be on November 5, 2026
Buyer Shall Receive Full Possession on March 1, 2027
Sale Procedure
To ensure the timeliness of activation on the online auction platform Bidders should register to bid at least 48 hours prior to the auction. The property will be offered for sale as 2 separate tracts in O’Brien County, Iowa. The contract sale price shall be determined by multiplying the surveyed acres in each tract times the amount bid.
Bidding is scheduled to end Tuesday, October 6, 2026, at 1:00 p.m. (CDT). Closing time of the bidding is subject to the 5-minute rule at the end of the auction. There must be a 5-minute lapse between ALL bids before the bidding on any of the tracts closes.
The successful Bidders will be contacted by a Land Marketers Realty Agent at the conclusion of the auction to execute all required documents and make arrangements to deposit the required non-refundable earnest money into the Trust Account of the Abstract company/Closing Agent.
Default and Remedies
In the event this transaction fails to close by default of the Seller, under the terms and conditions stated on the purchase agreement, the successful bidders sole remedy will be the return of the earnest deposit and any other money submitted. In the event the transaction fails to close on account of a default by the successful bidder, the seller’s sole remedy will be to retain the entire earnest deposit as liquidated damages.
Additional Disclosures:
Land Marketers Realty and all other agents of Broker are acting as a Sellers Agent and will be representing the Seller throughout the ENTIRE Sale Process. The information contained herein has been obtained from sources that Land Marketers Realty deems reliable, although neither the Seller nor the Sellers Agent Guarantees the accuracy of any of the information contained in any advertising. Sellers Agent and the Seller assume no responsibility for the omissions, corrections, or withdrawals. Any Aerial mapping is not intended as a survey and is intended for visual aid purposes only. The prospective Buyer(s) should verify all information contained herein. All Bidders acknowledge and represent that they have had the opportunity to assess the size, layout, utilities, legal access, any irrigation equipment, certified irrigated acres, environmentally sensitive areas, permitted use, and title condition, including all easements, covenants, restrictions, or reservations which affect the property or any portion thereof. The fully executed purchase agreement for each transaction shall supersede any other advertising or announcements and shall become the governing or controlling document for the transaction. In the event of an internet outage or other unplanned technical difficulties on the day of the sale, the Seller or Sellers agent reserves the right to adjust these terms and conditions to complete the sale of the property or to postpone the closing of the bidding process to a different time. Said changes to be at the sole discretion of the Seller or the Sellers Agent.
Undisclosed Seller Reserve
The Final Sale of each Tract is Subject to the Approval of the Seller.
Property Condition: The prospective Buyer(s) have verified all information. All prospective bidders have been urged to fully inspect the property, its condition, and to rely on their own conclusions. The property is being sold AS IS-WHERE IS, without warranty, representation or recourse to Seller or Sellers Agent.
Agency Disclosure Land Marketers Realty and all agents affiliated with Land Marketers Realty are representing the Seller as a Sellers Agent throughout the entire sale process.
Contact Listing Agent: Travis Dougherty (402) 336-4444 office OR (402) 336-7612 mobile
Email: Travis@LandMarketers.com
Land Marketers Realty has obtained this information from sources we have deemed reliable. All boundary lines contained in any advertising are for visual aid only and do not represent the location of any existing fence or legal property lines. Land Marketers Realty makes no guarantees, warranty or representation about the accuracy of this information. This information is submitted subject to the possibility of errors, omissions, price changes, or any other conditions. All prospective buyers are urged to consult with their own tax and legal counsel and conduct their own investigation of the property or transaction. Copyright © 2026 Land Marketers Realty. All rights reserved. No part of this publication may be reproduced, distributed, or transmitted in any form or by any means, including photocopying, recording, or other electronic or mechanical methods, without the prior written permission of Land Marketers Realty.
