BRUMMER WILLOW FARM LLC
REAL ESTATE AUCTION

478.56 ACRES - 3 TRACTS PARTS OF SECTIONS 27 & 34 WILLOW TOWNSHIP MONONA CO., IA,
SATURDAY, DECEMEBER 6TH, 2025 @ 11:00AM
SALE LOCATION: DUNLAP LIVESTOCK AUCTION - 701 W HWY 30, DUNLAP, IA
SIMULCAST ONLINE BIDDING AVAILABLE DURING LIVE AUCTION

Please go to www.schabenre.com for details.

 

TRACT INFO:

TRACT 1: 253.56* ACRES CSR2 77
*253.56 Acres Sections 27 & 34 Willow Township (Subject to Survey)
FARM LOCATION: From the intersection of E54 and Teak Avenue go South 1 3/4 miles on Teak Avenue then 3/4 mile West on 325th. Farm is on the South side of 325th.
PHYSICAL DESCRIPTION: A nearly level tract of highly productive upland Willow creek farmland with a small percentage of hill ground.
SOIL TYPES: Napier, Rawles, Kennebec, Ida Silt Loam, and smaller amounts of Colo, Monona, and Ackmore Silt Loam
BUILDINGS: 54’X81’ Steel sided building and 24’X40’ steel sided building.

BINS: Three 30’X18’ storage bins at 11,144 bushel each

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TRACT 2: 189* ACRES CSR2 70.8
*189 Acres Sections 27 & 34 Willow Township (Subject to Survey)
FARM LOCATION: From the intersection of E54 and Teak Avenue go South 3 1/4 miles on Teak Avenue then 1/2 mile West on 340th. There is a deeded lane going North which will bring you to the Southeast corner of Tract 2.
PHYSICAL DESCRIPTION: A nearly level tract of highly productive upland Willow creek farmland with a small percentage of hill ground.
SOIL TYPES: Rawles, Napier, Colo, Ida Silt Loam and smaller amounts of Monona and Kennebec.

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TRACT 3: 36* ACRES CSR2 83.4

*36 Acres Sections 27 Willow Township (Subject to Survey)
FARM LOCATION: From the intersection of E54 and Teak Avenue go South 1 3/4 miles on Teak then 1/8 mile West on 325th. Farm is on the South side on 325th.
PHYSICAL DESCRIPTION: A nearly level tract of highly productive upland Willow farmland.
SOIL TYPES: Kennebec, McPaul, Colo, Ida, Monona, and Ackmore silt loams.

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FSA INFORMATION ON ALL TRACTS
FSA INFORMATION ON ALL TRACTS COMBINED: Farm #6746 Tract #8193

Tracts 1, 2 & 3 have been farmed as one unit. It will be up to the FSA to split and prorate the cropland and corn base. The following is FSA information before any splits or proration.
Farmland: 477.97 Acres
Cropland: 413.4 Acres
Corn Base: 263.73 Acres PLC Corn Yield: 170 Bu.
Soybean Base: 128.67 Acres PLC Soybean Yield: 49 Bu.

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Possession
Landlords possession at time of closing. Buyers will assume the current lease for the next two crop years (2026 and 2027). Current lease is $400 per acre with breakdown per tract as follows:
Tract 1: $91,040/year for 2 years
Tract 2: $63,500/year for 2 years
Tract 3: $12,260/year for 2 years
Annual rent payments due and payable 3/1/26 and 3/1/27

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TERMS & CONDITIONS

TERMS: At the conclusion of the auction the buyer(s) will be asked to sign a Real Estate Contract putting 15% of the sale price in escrow with Adam Ullrich, Attorney. Balance of the funds will be due and payable on or before closing on January 29th, 2026. Sellers will furnish buyer(s) with abstract show-ing marketable title and deed. Taxes will be prorated to closing date and paid by Sellers. A survey will be completed before closing to determine taxable acres on each tract. Taxable acres will be used multiplied by the per price to determine total dollars on each tract. Taxes on all tracts were $19296.00
CLOSING DATE: On or before January 29th, 2026
ADDITIONAL CONDITIONS: Property is being sold “as is” subject to any current right-of-ways or easements. All information has been gathered from sources deemed reliable, however neither Brummer Willow Farm LLC nor Schaben Real Estate, LLC make any guarantees, either expressed or implied, as to their accuracy. It is the responsibility of the buyer(s) to exercise due diligence to verify any and all figures. Any announcements made day of sale take precedence over printed material. All bidding increments are at the discretion of Schaben Real Estate, LLC. Successful bidder(s) will enter into a purchase agreement contract at the conclusion of the auction. Sale is not contingent on Buyer(s) financing. AGENCY DISCLOSURE: Schaben Real Estate, LLC represents the seller in this transaction. Adam Ullrich, closing attorney.
LEGAL DESCRIPTION: Please contact Schaben Real Estate for legal description.
SALE MANAGERS NOTES: Whether you have interest in one tract or multiple tracts you need to take a close look and imagine what these high producing Willow Creek farm(s) could do for your operation. Please take a look and call if you have any questions.
For more info contact Jim Schaben at 712-263-9449.