We are offering this amazing 2000 contiguous acres that will handle 750 mother cows, with fully ready to go facilities and housing for three families, in a state that has the lowest land investment and the lowest taxes per cow unit in the nation. Nestled in the rolling green hills of north Missouri with a hard surface state highway running through it, this ranch is turn key ready and in excellent condition. Much of the perimeter fence is brand new and the ranch is cross fenced into 20+ different pastures with water everywhere. The pastures have been maintained and are in excellent condition and fertility. The ranch comes complete with multiple working pens, chutes and corrals, machine sheds, a commodity shed, fence line bunks, a horse barn, a huge calving barn, and a sale facility. There are three very high quality homes for your family or ranch managers. Your operation can be either purebred or commercial with the facilities on this ranch. In addition to top notch cattle facilities and grazing land, about 900 + FSA acres currently in grass and hay could be farmed for grain or silage production. The property has great deer hunting and other recreational opportunities. This ranch needs nothing and is ready to go. If you are serious about the cattle business, this is the ranch for you and your family.
The ranch is located in northeast Missouri in the heart of cattle country, with a number of very active cattle auction markets within a 50 mile radius. The property is 15 miles southwest of Kirksville, Missouri on State Highway 11. Kirksville is a progressive community of 20,000 boasting two universities and all the amenities that come with educational institutions that produce medical doctors. In addition, the ranch is located in the highly regarded Kirksville public school district. Kirksville is only 90 miles of four lane driving from Columbia and the University of Missouri. Kirksville Regional Airport is just 4 miles south of the city and has three commercial flights to St. Louis seven days a week.
The Auction Method:
The entire ranch, and the residences, will be offered in 11 individual tracts ranging in size from 5 acres to 814 acres. Individual grazing land tracts will be offered from 62 acres up to 814 acres or in combinations that a buyer desires to put together. All potential buyers will have the opportunity to put together and bid on the tracts that they want to buy, be it one tract or more. Bids will be taken on individual tracts and on combinations of tracts until the highest possible dollar amount is attained for the entire property. We believe this method gives all bidders a fair chance to purchase the property they desire. The sellers are highly motivated to sell, but reserve the right to accept or deny final bids on any tract or tracts. All acreages are estimates to the best of our ability and are not guaranteed. Bids will be taken in total dollars, not by the acre.
Tract 1 – 814 acre Headquarters Unit – 325 Cow unit capacity
This approximately 814 acre unit is presently all in grass and hay. Bordered by Highway 11 on the west, this tract will easily carry 325 cow/calf units in a normal year. This tract has extensive improvements including a 6300 sq. ft. home with 7 bedrooms and 6 baths. An 84’x 184’ calving/loafing barn has a vet office with ½ bath, a squeeze chute with electronic scales, steel corral cow nursery, calf hot box, and sucker-rod panels provides a great place to work and sort cattle under roof. The shop building is 42’ x 73’ with concrete floor. There is an outside sorting and loading corral system with Carson tub and W-W loading chute and 2 loafing sheds. For feed storage there is a 40’ x 75’ five bay commodity building, a 3000 bu. grain bin and 3 bulk bins. There is plenty of storage room in the four stall 58’ x 62’ horse barn located within easy walking distance from the home. With all these improvements, there is a huge amount of depreciation that can be utilized by the new owner.
The land is divided and cross fenced into multiple lots with 6 cattle traps, six ponds, and 12 Ritchie and concrete waterers fed by pond and/or rural water. The fences are in excellent condition with a considerable amount near new woven wire topped by barb. The pastures have been well maintained for fertility and have virtually no brush except in the timbered areas.
The 7 bedroom home has an attached large two car garage, mudroom, office/bedroom, 6 bathrooms, living room, family room, a large rec room on lower level, large sleeping area for extra guests or hunters and a wet bar and fireplace. The home is in excellent condition with many recent upgrades and many yards of nearly new carpet. Heating and cooling is provided by 2 ground source heat pumps and one is nearly new. This home, framed by a many feet of white vinyl fence, is truly a show place.
Tract lies in Sections 15, 16, 21, & 22 of 61N-17W, Adair County. The address is 12639 Highway 11, Novinger, Missouri. Real estate taxes are estimated at $4500 annually on this parcel. Seller will be retaining possession of the home until June 1st. See Terms for other possession announcements. To make a 400 cow unit look at adding Tract 2 in combination with this tract.
Tract #2 - 202 acres - Pasture
Approximately 202 A. of upland pasture with some being tillable and a nice piece of bottomland that is currently in grass. There is all new woven wire fence along Highway 11. This parcel is cross fenced into five (5) different paddocks. Also included is a 53’ X 57’ building for cattle loafing or equipment storage. There are three (3) ponds, with a Ritchie Water and concrete water tanks. Bordered by a creek on the east, this tract has a great Highway location and great deer hunting. This tract adjoins Tract 1 and surrounds Tract 11. Tract lies in Section 15-61N-17W, Adair County. Real estate taxes are estimated at $350 annually.
Tract #3 – 62 acres – Hay and Pasture
Approximately 62A. of pasture with some tillable bottom located on the very east side of the ranch. There is one pond with a concrete freeze proof tank and NEW woven wire fence along Hwy 149 frontage. An easement may be needed to Tract #4 via the driveway through this tract. This tract is easily accessible from Highway 149. This is high producing pasture or hay tract. Tract lies in Section 14 – 61-17, Adair County. Real estate taxes are estimated at $100 annually.
Tract #4 – 67 acres – Combination tract
Approximately 67 acres in this combination tract. This parcel has approximately 40 + acres tillable of which about half is bottom along creek and the balance gently rolling. There is one recently cleaned out farm pond. There is electricity also available on this tract near the pond. Approximately 15 acres of timber on the south and west border makes this an excellent hunter with income type tract. There is some marketable timber on the ridge. With electricity available, a pond, and much wildlife, and rentable crop land, this is a hunter’s dream tract. Access is via easement through Tract 3. Tract lies in Section 14-61-17, Adair County. Real estate taxes are estimated at $100 annually. Add Tracts 6 & 7 to this one for an even bigger hunting and income purchase.
Tract #5 – 83 acres – Combination tract
Approximately 83 acres that consists of pasture and hay ground with tillable upland and about 20 bottom land acres. Electricity and rural water are already on this site in the northeast corner of the property. The Southeast half has been completely cleared off (the maps DO NOT show this). It’s still a great hunting tract, with heavy deer population. This tract is accessible by taking Old Nind gravel road off of Highway 149. This property is bordered by Tract 1 on the west and Tract 7 on the north. Tract lies in SW ¼ of 23-61-17, Adair County. Estimated real estate taxes of $122 annually.
Tract #6 – 80 acres – Combination tract
Approximately 58 acres of upland pasture that could be partially tilled and 22 acres of good bottom land. There is easy access off of Nind gravel road from Highway 149. Another nice highly tillable tract with hunting, this parcel fits in nicely with Tracts 3, 4, 5 & 7. Tract lies in E1/2 NW ¼ of 23-61-17, Adair County. Real estate taxes are estimated at $120 annually.
Tract #7 – 80 acres – Combination tract
Approximately 80 A. combination of pasture and tillable upland with marketable Walnut and White Oak timber and a new 3 acre pond. A great hunting tract, with income potential. Access is off of gravel road “Nind”. One (1) pond with hydrant, one (1) new 3-acre pond with pipe and shut off valve. Rural water and electricity could be added. This tract lies directly west of Tract 6 and its west border adjoins Tract 1. Tract lies in W1/2 NW ¼ of 23-61-17. Adair County. Estimated real estate taxes are $120 annually.
Tract #8 – 480 acres – Open Pasture and Corral
This tract is approximately 480 acres of very productive grass. Located on the west side of Highway 11 directly west of the Headquarters unit Tract 1, in 2013 this tract carried 275 pairs during the severe summer 2013 drought and had plenty of grass left over. This land is 95% open with just enough trees for shade and protection. It is cross fenced into six (6) different paddocks, boasts six (6) ponds, five (5) concrete waters (underground lines to some tanks). There is rural water at the working and sorting facilities. These facilities include numerous pipe panels, a circular tub, and new squeeze chute with palp cage. All described amenities are included. This is a very productive, well located (Highway 11 and Highway Y frontage), mid-sized unit with everything you need for a summer operation. Put it in combination with Tract 1 and you have a 600 cow operation. Tract lies in Sections 9 & 16 of 61N-17W, Adair County. Estimated annual taxes are $800.
Tract #9 – Sale Barn and 75 acres
This tract consists of approximately 75 A. that features a complete sale barn, office, and working facilities. Its interior is cross fenced into ten (10) different pasture paddocks along with twenty-three (23) holding pens. Rural water and Ritchie waters are available to all locations. Inside the sale barn a vet room is present for flushing and A.I. Work. The office features LP heat and central air, a manager’s office (office furniture, computers, printers, etc.), his and hers bathrooms, and utility closet. The office could easily be converted into a living quarters for hunters or ranch hands. The area surrounding the sale ring consists of the auctioneer’s booth, balcony, storage closets, and an open concession area (including bar and refrigerator). The auctioneer’s booth has a working PA system, and ample seating is provided by wooden bleachers. The interior working/sorting facilities at this location include a cattle chute with head gate and drop down panels suitable for working or clipping cattle. There are also numerous W-W panels and gates that are set up. In addition to the functionality of this facility, it is beautifully landscaped (flagpole and all). Also a part of this tract is a 12’ X 60’ furnished mobile home, and a very nice building site on the northeast corner with State Highway 11 and Highway Y frontage, circle drive, electricity and rural water. This property is also in the Kirksville R-III school district. This tract will have immediate possession upon payment of escrow. Tract lies in SW ¼ of 16-61N-17W, Adair County. Estimated real estate taxes are $800 annually.
Tract #10 – 3400 sq. ft. home and 52 acres
This tract features a very high quality 3,400 square foot home with 3 bedrooms and 3 baths. The home has a large two (2) car garage, full basement with large carpeted rec room and plenty of room for more bedrooms if needed. There is LP forced air heat, central air, rural water, a gas fireplace, and beautiful views from your kitchen and living room windows. The master suite features a soaking tub, and a walk out to a deck with a fantastic view to the west, north and south. A 48’ X 75’ Morton building has three horse stalls and plenty of room to house vehicles and equipment. This tract has a 1.7 acre stocked pond and two (2) Ritchie waters, this property is adorned with an abundance of white vinyl board fencing. This “Ranchette” is perfect for the horse lover or smaller cow herd operation. It has everything including beauty and location, only 15 miles from Kirksville right on Highway 11. This property is in the Kirksville R-III school district. Address: 12867 Highway 11, Novinger, Missouri. Tract lies in E1/2 NE ¼ of 16-61-17, Adair County. The estimated real estate taxes are $2,200 annually. The property is surrounded on three sides by Tract 1. We estimate the new construction and land cost of a property like this would be in excess of $600,000. It’s one of a kind, hard to find, move in ready, property that you can be proud to own.
Tract #11 – Home and 5 acres
This parcel consists of five (5) surveyed acres with a 3100 sq. ft. two level home that boasts an oversized four (4) car garage, 3 ½ bathrooms, 4 bedrooms, a new furnace, open concept living space (including kitchen appliances: stove, refrigerator, and dishwasher), walk out 6’ x 48’ balcony from the master suite that houses a walk in closet and jetted tub, the lower level contains the maintenance room, open family room, and a walkout to the yard and beyond. The view of the 1.5 acre pond from the 30’x 48’ balcony is breath taking. There have been some huge Large Mouth Bass taken and released from this nice farm pond (see picture). This home has LP heat and central air, in addition to (2) LP fireplaces on both levels. A separate laundry room (including washer and dryer), and mudroom are in the garage. This acreage is outlined with a large abundance of white vinyl board fencing, a paved driveway and Highway 11 frontage inside the Kirksville R-III school district, and is 15 miles to town. Also on the property is a 28’ X 32’ horse barn. The address is 13223 Highway 11, Novinger, Missouri. Tract lies in NW ¼ of 15-61-17, Adair County. The estimated real estate taxes are $1,600 annually. Look at purchasing by itself for a great place to live, or purchase in combination with Tract 2 to have a very nice 75 cow unit. Possession at final closing.
Terms and Settlement:
A letter or statement from your bank/lender that you have the ability to close on purchases will be required prior to the auction. Please call Smith Auctioneers if you have any questions or desire to get pre-approval. Upon confirmation from Seller, Buyer will execute purchase contract that requires 10% of purchase price payable in escrow to Pickell Abstract Company, Kirksville, Missouri. Balance will be due on or before May 1, 2014 at final closing. Escrow is non-refundable should Buyer not be able to perform as per contract. Seller will provide Owner’s Title policy with ability to transfer clear title. Pickell Abstract Company will be the closing agent. Real estate taxes will be prorated to closing. Mineral rights held by the Seller will be transferred to the Buyer. All announcements day of auction take precedence over any written material. All acreages are estimates. All representations will be as represented to the Auction Company with no warranties implied. The sellers are highly motivated to sell, but reserve the right to accept or deny final bids on any tract or tracts.
Possession Rights and Other Terms:
Possession of pasture land will be given upon payment of escrow, except those lots and barns needed by Seller to hold cattle and horses until they are moved on or before April 15th.
Seller will retain possession of shops and other buildings until April 15th.
Seller will retain possession of the home on Tract 1, 12639 Highway 11, until June 1, 2014. All other possessions will be granted at final closing.
In the spirit of ease of transition for any Buyer, Seller will entertain reasonable offers for their cattle inventory from any Buyer who desires to leave these cattle on the farm. The current cow inventory is Commercial Angus and Black White Face. Seller also acknowledges that hay inventory is available at a reasonable price to any Buyer.
Some of the legal descriptions are quite lengthy. Complete legal descriptions will be available auction day and be a part of the Purchase contract.
Real Estate Broker Participation:
Any real estate broker who represents a Buyer who completes final closing on a purchase will be entitled to a 2.0% commission. Broker and Buyer must sign a participation form prior to the commencement of the auction. Please contact Smith Auctioneers, LLC to make these arrangements prior to the auction.
Open House and Ranch Tour:
There will be an Open House on March 8th from 10:00 a.m. - 4:00 p.m. Note that it takes a good two hours to tour the Ranch so plan accordingly. We will have guides and transportation to assist in touring the tracts. There will be a representative present in each of the three executive homes to answer any questions you might have regarding the property. For more information contact Mark or Becky Smith, Smith Auctioneers LLC 660-258-7351 or Larry Bishop, Bishop & Associates 573-443-1611
Larry Bishop, Bishop and Associates 573-819-1711
Mark Amer, Great Western Bank 660-734-2054
Travis Howell, First Missouri Bank 660-258-3311
By selecting the Documents catagory you will have access to a complete downloadable, printable catalog of the property. COMING SOON!
Additional pictures can be viewed by selecting the Albums of your choice in the photo Gallery.
For Hotel, Airport and Financial Assistance select the Terms/Directions tab.
Please feel free to call any of the numbers below with your inquiries.
Smith Auctioneeers LLC Office 660-258-7351
Mark Smith 660-734-1762
Becky Smith 660-373-1300
Bishop & Associates Office 573-443-1611
Larry Bishop 573-819-1771
Brokers wishing to register a potential Buyer should call Smith Auctioneers, LLC 660-258-7351 PRIOR to April 1st, 2014