Premier Iowa Farmland Opportunity – 173± Acres | Mills & Montgomery Co.

KILOTERRA is proud to present 173± Acres of high-quality farmland located on the Mills/Montgomery County line, just northeast of Emerson, Iowa. With strong soils and proven productivity; this farm is a prime investment for producers or land investors alike.

Section 13, Indian Creek TWP, Mills County & Section 18, Garfield TWP, Montgomery County.

Location & Access:

• Situated just over ½ mile east of Hwy 59 and ¼ mile north of Hwy 34
• Located northeast of Emerson
• Excellent access to grain markets in every direction

Property Overview:

• Gross Taxable Acres: 173.32
• FSA Acres: 161.2
• CSR2: 77.21
• Terraced: 2015
• Soil Types: Marshall, Shelby, Kennebec, Ackmore-Colo-Judson Complex, Judson, Exira (0-14% slopes)
• Detailed soil map available in property documents

FSA & Base Acres Breakdown:

Mills County – 91.2 FSA Acres

• 71.70 Corn Base Acres | PLC Yield: 145
• 15.20 Oats Base Acres | PLC Yield: 43

Montgomery County – 70.0 FSA Acres

• 55.20 Corn Base Acres | PLC Yield: 145
• 11.70 Oats Base Acres | PLC Yield: 43

Tenancy & Ownership:

• Current Owner and Tenant retain the 2025 crop
• Open tenancy for 2026 crop year
• Possession March 1, 2026
• Wind Farm Easement in place (no turbines currently built)

Taxes & Legal:

• 2024 Mills County Taxes: $3,630
• 2023 Montgomery County Taxes: $2,992
• Total Annual Taxes: $6,622

Parcel Numbers:

Mills County: 094430000000000, 094440000000000, 094450000000000, 094460000000000

Montgomery County: 240518100003000, 240518300001000

Legal Description: To be taken from abstract

Directions:

From Oakland go South on Hwy 59 19 miles, then go East on Hwy 34 just over ½ mile, then go North on 415^th St ¼ mile.

From Glenwood go east on Hwy 34 19 miles, then go North on 415^th St ¼ mile.

From Red Oak go west on Hwy 34 8 miles, then go North on 415^th St ¼ mile.

From Emerson go North just over ½ mile on Hwy 59, then go East on Hwy 34 just over ½ mile, then go North on 415^th St ¼ mile.

From Shenandoah go North on Hwy 59 18 miles, then go East on Hwy 34 just over ½ mile, then go North on 415^th St ¼ mile.