Absolute Land Auction in Dallas County, Iowa

  • $1
Dallas County, Iowa
Pending Sale Central Iowa
Dallas County, Iowa
  • $1


ABSOLUTE Land Auction – Live & Online – Dallas County, Iowa 143 m/l Acres

Mark your calendar for Saturday, July 15th, 2023, at 10:00 am 

KILOTERRA is proud to represent the Stebbins and O’Brien Family in the sale of 143.16 m/l gross acres just Southwest of Perry in Dallas County, Iowa.  This is the first time this property has been available to the open market in several decades, and through the Absolute Land Auction, this farm will sell to the highest bidder. Don’t miss this unique opportunity to expand your farm operations or investment portfolio with a highly productive, investment grade, farm in Dallas County, Iowa.  The Auction will occur both Live and Online, so if you cannot attend in person, be sure to register well in advance of the auction.

This farm features 143.16 gross acres, of which 138.04 are FSA farmable.  The top soils on the farm include Canisteo clay loam, Clarion loam, and Webster clay loam.  The soil data maps show a staggering 87.3 CSR2 rating for this highly productive farm. 

Several improvements have been made to the property under the current ownership.  Three (3) terraces are located near the Northeast corner of the farm.  Inlets at the terraces carry the surface water down to the ditch on the neighboring property to the East, for which an easement is granted for drainage and maintenance.  Two (2) other inlets are located near the center of the property which can be seen in the photos, where grass buffers exist.  These tie into the tile lines which are strategically located across the farm.  In total, there are over 6,500 feet of tile throughout the property, shown in the included documents.  The farm entrance is conveniently located off the well-maintained gravel road at the SW corner of the farm.

Demand for grain is strong in this area with (3) Three ethanol plants inside approximately 30 minutes of the farm.  Several grain marketing opportunities exist nearby including Landus Cooperative(s) or Heartland Co-Op(s) in most of the nearby towns including Dallas Center, Panora, Dawson, and Minburn.

This property has been in the Stebbins family for several decades, and the current tenant has taken exceptional care of the property.  The Stebbins family speaks very highly of the operator.  Should the high bidder wish to cash rent the farm, the Stebbins family will gladly share their experience working with the current tenant. 

Don’t miss this Live and Online KILOTERRA Land Auction for your chance at some highly productive Iowa Land.  For the high bidder’s benefit, the sellers are allowing closing to be delayed up until November 15th, 2023, at buyer’s discretion.  Don’t forget, this is an Absolute Auction, and the farm will sell.  Come ready to bid! 

For assistance registering for online bidding, or for questions regarding this property, contact Land Broker, Chuck Johnson at (515) 993-7979

USDA Information:

Farm 2207 – 143.16 acres m/l

  • Farmland Acres: 139.9
  • Cropland Acres: 138.04
  • DCP Crop Data (Corn): 69.77 Base Acres, PLC Yield 170 bu/ac
  • DCP Crop Data (Soybeans): 68.27 Base Acres, PLC Yield 47 bu/ac


General Summary:

  • Auction Date & Time: Saturday, July 15th, 2023, at 10:00 am
  • Auction Location: Perry Elks Lodge: 2823 Willis Ave. Perry, Iowa 50220
  • Online Bidding: YES (prior registration required)
  • Auction Method: ABSOLUTE Land Auction, selling in (1) One Tract.
  • Gross Acres: 143.16
  • FSA Acres: 138.04
  • Soils: 87.3 CSR2
  • Location: Southwest of Perry, Iowa in Section 25, Dallas Twp.
  • Sign on Property: YES
  • School District: Perry Schools
  • Closing: Closing delayed to November 15th, 2023 at buyer’s discretion.
  • Terms: Cash/Conventional, not subject to buyer financing. 5% Earnest Deposit Due day of Auction. See full terms and conditions below.
  • Abstract: Seller(s) will provide an abstract continued to the date of purchase, at Seller’s Expense.
  • Survey: If desired, buyer shall perform survey at their expense.
  • Possession: Possession of Land is immediate upon closing, Subject to Tenant’s Rights.
  • Parcel Numbers: 0125400001, 0125400003, 0125400005, 0125400007
  • Abbreviated Legal: SE ¼, SE ¼ Section 25-T81N-R29W, excluding Parcel A.
  • Taxes: $4,474
  • MLS#: 674917

Driving Directions:

From Perry, IA:

Head West on 141 for 3 miles.  Turn South (left) on F Ave.  Travel South 3 miles to 170th Street.  Turn East (left) onto 170th St.  Travel approximately 1/2 mile to farm.  Property is on North side of the road.

From Intersection of Hwy 169 & Hwy 44:

Travel West on Hwy 44 for 4.3 miles.  Turn North (right) onto J Ave.  Travel 6.1 miles to 180th St.  Turn West (left) onto 180th St and travel 3 miles.  Turn North (right) onto G Ave.  Travel 1 mile North and then turn back West (left) onto 170th Street.  Travel approximately ½ mile to farm entrance on SW corner of property.


ABSOLUTE Land Auction – Live and Online

143.16 Acres M/L in Dallas County, Iowa, offered in (1) One Tract


Mary Julia O’Brien, Robert Alan Stebbins, and Laura Joan Stebbins

Auction Time & Location:

Saturday, July 15th, 2023, at 10:00 am 

Perry Elks Lodge

2823 Willis Ave.

Perry, Iowa 50220


Online Bidding: Online bidding is available via the KILOTERRA bidding app.  Register to bid at www.kiloterra.bidwrangler.com

Seller Attorney:

Agency Disclosure: KILOTERRA and its agents are exclusive representatives of the seller.  Successful bidder(s) acknowledge they are representing themselves in the transaction and are responsible to complete the transaction if identified as the winning bidder.

Auction Method: All tracts will be sold via the Live Public and Simultaneous Online Auction on July 15th, 2023, 10 AM, at the Perry Elks Lodge. 

The Auction will consist of (1) One Tract of 143.16 gross acre sold on an Absolute basis.  

Bidder Registration: All bidders must register with KILOTERRA and obtain a bidder number prior to the start of the auction to place a bid at the Auction. Online bidders must register with KILOTERRA and receive authorization 24 hours prior to the auction to participate. 

Online bidder registration is located at this web address: https://kiloterra.bidwrangler.com/ui

For assistance registering for online bidding, or for questions regarding this property, contact Land Broker, Chuck Johnson at (515) 993-7979

Online Bidding Disclaimer: The use of online bidding does exhibit a risk due to internet outages, load time issues, responsiveness and other delays that can cause a problem with your ability to bid competitively with the live auction participants.  KILOTERRA is not liable for any interruption or other technology related issue that prevents a bidder’s ability to bid on this auction.

Earnest Money Deposit: A deposit in the amount of 5% of the gross sale price is required on the day of auction.  Earnest money must be made in the form of cash or check, payable to KILOTERRA Trust and will be held by KILOTERRA’s Trust Account until the day of closing.

Farm Lease and Payments: 

This property is leased for the 2023 crop growing season.

Closing and Possession: The sellers are offering the high bidder the option for a delayed closing.  Closing shall occur between August 15th, 2023 and November 15th, 2023, with the exact date to be determined between buyer and seller at the close of the auction.

The balance of the purchase price is due at closing, in the form of cash, certified check or electronic wire transfer.  Closing will be performed by the Seller(s) Attorney. 

The winning bidder will have immediate possession upon closing, subject to tenant’s rights.

Agency Acknowledgement & Purchase Agreement: Immediately upon conclusion of the Auction, Winning Bidder(s) will sign an Agency Disclosure and Acknowledgement which indicates KILOTERRA is representing the Seller(s) and Winning Bidder is representing themselves. 

Contract and Title: Winning Bidder(s) will enter a Real Estate Sales Contract with the seller(s), which detail the terms of the sale as outlined herein.  Winning Bidder(s) will also deposit with KILOTERRA the Earnest Money deposit.  This sale is not contingent upon Buyer Financing Approval and will be considered a Cash Transaction. The seller will provide a current abstract at their expense.

Full legal descriptions will come from the abstract.  Gross sale prices will be calculated based on 143.16 gross acres.

Improvements: Improvements, such as but not limited to fences, buildings, terraces, tiling, grain bins, homes, structures, etc. are in “as-is condition” and will not be further improved, updated, or replaced by the sellers prior to closing.  Note that fence lines may not be directly on the legal boundary and any desire to relocate, replace, or improve fencing or buildings shall be the responsibility of the Buyer. 

Disclosures: This sale is subject to all easements and servient estates appurtenant thereto and subject to any zoning restrictions, restrictive covenants, easements, leases, mineral reservations, and restrictions of record, if any exist.  All property is sold on an “As is – Where is” basis with no warranties expressed or implied by the Auctioneer, KILOTERRA, KILOTERRA’s agents, or the Seller.  Any announcements made day of Auction by the Auctioneer or Listing Agent(s) will take precedence over any previously published public marketing information.  Bidding increments are at the discretion of the Auctioneer and all decisions of the Auctioneer are final.

Disclaimers: Farm Program Information is provided by the United States Department of Agriculture (USDA) offices.  All field boundaries are taken from these and other sources believed by the seller and KILOTERRA to be accurate.  Values included in statements and or published marketing including but not limited to the conservation plan, gross acres, total crop acres, FSA acres, base acres, and CSR2 ratings, are believed to be reliable and are estimates by the seller and KILOTERRA.  However, it is expressed that this information is subject to change if/when the farm is reconstituted by the Dallas County FSA and NRCS offices and prospective bidders acknowledge that these values may vary from figures stated within marketing material or day of auction.

Prospective Bidders shall perform their own inspection of the property prior to bidding at the auction.  

Property Documents

Aerial Map_
Sec 25 FSA
Sec 25 Soils
Stebbins O'brien Tile Map


  • Property ID: DC143
  • Price: $1
  • Property Size: 143 Acres
  • Property Type: Farms & Ranches
  • Property Status: Pending Sale


  • Address G Ave, Perry, IA, USA
  • County Dallas County
  • State Iowa
  • Zip/Postal Code 50220


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Chuck Johnson
  • Chuck Johnson