Land for Auction in Marshalltown, Iowa

United Country Hawkeye Farm Mgmt

& Real Estate is honored to represent the Annette F. Williams Revocable

Trust in the sale of 88.80 +/- acres of highly productive Marshall County farmland at live public auction on Thursday, August 6, 2026.

Located in Section 34 of LeGrand Township, just Northeast of Ferguson, Iowa, this exceptional farm will be offered as a single tract through a live public auction with online bidding available for those unable to attend in person.

Situated in a highly regarded farming area of Marshall County, this farm presents a rare opportunity to acquire nearly 100% tillable farmland with outstanding productivity. The property boasts an impressive 95 CSR2 average, reflecting the exceptional quality of the soils and the long-term agricultural value of the tract. The two predominant soil types are Muscatine Silty Clay Loam and Tama Silty Clay Loam, both widely recognized among Iowa producers for their productivity and strong yield potential.

In addition to its strong agricultural fundamentals, the farm includes a wind option lease agreement, providing potential for additional future income and long-term investment upside. The successful buyer will also receive a credit at closing equal to one-half of the 2026 cash rent, offering immediate financial benefit and enhancing the overall value of the acquisition.

High-quality farmland with this level of productivity seldom becomes available in the area, making this offering a unique opportunity to secure a premier tract in a strong agricultural region. Whether your objective is to expand an existing operation, diversify an investment portfolio, or preserve wealth through land ownership, this farm offers the characteristics buyers seek in a top-tier Iowa Farmland Investment.

The auction will be held at 11:00

A.M. at the LeGrand Community

Center, located at 206 North Vine Street, LeGrand, Iowa 50142. Live online bidding will also be available through our Virtual Online Auction platform, allowing bidders to participate from anywhere. For additional information, property details, or to schedule a farm visit, please contact Luke Nissen, ALC at 712-304-4827 or luke@uciowa.com.

Farm Information

88.80 +/- Net Surveyed Tax Acres

88 +/- Tillable Acres

95 CSR2 Average

Primary Soils – Muscatine Silty Clay Loam &

Tama Silty Clay Loam

Full Possession March 1, 2027

Taxes: 4 Parcels | $3,829 Estimated Annual Taxes

Key Features

• Outstanding Soil Quality & Productivity

This 88.80 ± acre tract features an impressive 95 CSR2 average, highlighting its exceptional agricultural productivity. Dominated by

Muscatine Silty Clay Loam and Tama Silty Clay Loam soils, the farm is well-suited for consistent high-yield crop production in Central Iowa.

• Strong Income & Investment Potential

In addition to strong crop production capabilities, the farm includes a wind option lease agreement, providing an opportunity for future supplemental income. The buyer will also receive a credit at closing equal to one-half of the 2026 cash rent, adding immediate financial value to the purchase.

• Highly Tillable, Efficient Farming Layout

The property is nearly 100% tillable, offering efficient field configuration and excellent operational convenience for modern farming practices. Located in a highly regarded agricultural area of Marshall

County, this tract presents a rare opportunity to acquire quality farmland in a strong production region.

Directions

From Ferguson,

IA – Leave

Ferguson, IA heading East on 290th Street. Continue on 290th

Street for two miles. Turn left heading North on Dillon Road. Continue on

Dillon Road for two miles. Turn right heading East on 270th Street.

Continue East on 270th Street for ½ mile. Farm is located on the right-hand side of the road.

From

LeGrand, IA –

Leave LeGrand, IA heading South on Zeller Avenue. Continue on Zeller Avenue for three miles. Turn right heading West on 270th Street. Continue West on 270th Street for 1 ½ miles farm is located on the left-hand side of the road.

Seller: Annette

F. Williams Revocable Living Trust

Representing

Attorney: Gary Schmit – Phelan Tucker Law, LLP.

Sale

Date:

Auction will be held Thursday, August 6, 2026 at 11:00 AM at the Le Grand

Community Center 206 North Vine Street, Le Grand, IA 50142

Approval of Bids: Seller is serious about selling this property at auction but does reserve the right to accept or reject the final bid. Each bid shall constitute an offer to purchase, and the final bid, if accepted by the Seller, shall constitute a binding contract between the Buyer and Seller.

Conduction of the auction and increments of bidding are at the direction and discretion of United Country Hawkeye Farm Mgmt & Real Estate and/or the auctioneers.

Tracts:

Farm will be sold in one individual tract. 88.80 +/- Net Surveyed Tax Acres

Auction

Method: The property will be sold on a price per acre basis based on net surveyed tax acres. The auction can also be viewed through a

Virtual Online Auction option and online bidding will be available.

Online

Bidding Process: To participate in the bidding process, please register at http://uciowa.bidwrangler.com/. Interested bidders can access the real time auction through our brokerage’s auction platform via the

Internet. By using this online auction platform, bidders recognize that internet performance can be unpredictable and may occasionally affect access, result in downtime, or lead to slow connections to the platform. Bidders agree that United Country Hawkeye Farm Mgmt & Real Estate, along with its affiliates, members, officers, shareholders, agents, or contractors, cannot be held responsible for any connectivity issues or disruptions that bidders may encounter while using the online auction platform.

Bidder

Registration: Prospective bidders must register with

United Country Hawkeye Farm Management & Real Estate and receive a bidder number to bid at the auction. All online bidders must be approved prior to the auction starting. Be sure to allow ample time for registration approval. United

Country Hawkeye Farm Mgmt & Real Estate and its representatives act as agents for the Seller. Winning bidder(s) acknowledge that they are representing themselves in completing the auction sale transaction.

FSA:

All FSA information, maps, field boundaries and acres are presumed accurate based on the best available information and knowledge of the seller and United

Country Hawkeye Farm Mgmt & Real Estate.

Mineral

Rights: All mineral rights, if any, owned by the Seller will be conveyed to the Buyer.

Wind

Rights: Seller has entered into a binding wind option lease agreement with Invenergy Wind Development, LLC., which will be conveyed to the buyer. Buyer should do their own due diligence prior to the auction to understand terms of the lease. Seller will assign rights to any & all payments beginning January 1, 2027.

As is-where is: Property is sold “AS IS-WHERE IS” and the Buyer should take time to examine this property thoroughly and rely on their own judgement. The only guarantee from the Seller is a valid, good, and marketable title to the property. Neither the Seller, United County Hawkeye Farm Mgmt

& Real Estate, or the Auctioneers are giving any warranties other than a clear title. Buyer must conduct their own inspections at their own expense prior to bidding at the auction. The winning bidder may obtain financing or use

1031 exchange funds to complete the purchase; however, the final purchase is

NOT contingent upon the buyer’s ability to secure financing, obtain an appraisal, or complete a 1031 exchange. Auctioneers, United Country Hawkeye

Farm Mgmt & Real Estate, or its agents are not responsible for any representation made by Seller or their employees and are not responsible for accidents on the sale property should any occur.

Contact

United Country Hawkeye Farm Mgmt & Real Estate at 641-932-7796 or Luke

Nissen, ALC at 712-304-4827 for a private showing prior to day of sale.

Taxes: Taxes will be pro-rated to the date of closing and based on tax estimates as provided per Marshall County Treasurer.

Possession: Possession will be given on March 1, 2027. Buyer will receive credit at closing for ½ the

2026 cash rent payment in the amount of $14,080.

Subject to: The sale of this property is subject to any and all easements of record, covenants, restrictions of record and leases.

Contract and Earnest Payment: Buyer and Seller will enter a standard format Contract for the Sale of Real Estate on the day of auction. Contract will call for 10% earnest money on the day of sale to be held in Hawkeye Farm

Mgmt & Real Estate Trust in the form of a personal, corporate or cashier’s check with the balance of the purchase price due, in certified funds, at closing on or before September 8, 2026. Contracts will contain no financing or inspection contingencies and Buyer must have their own financing and make their own inspections prior to bidding at this auction. Seller will provide abstract continued through date of sale to Buyer’s attorney for title opinion and deliver title by General Warranty Deed. Buyer will be responsible for their own mortgage policies of title insurance (if applicable). The 2025-2026 Property taxes will be prorated. Exact legal to come from survey and abstract. Buyer is responsible for their own investigation of property and/or zoning for their intended use.

Day of Auction: Announcements made by the United Country Hawkeye Farm

Mgmt & Real Estate and Auctioneers ahead of or during the time of sale take precedence over any previously printed materials or any oral statements made.

The sale will be controlled by the auctioneer. United Country Hawkeye Farm Mgmt

& Real Estate and Auctioneers represent the Seller only. If a tie or dispute occurs between two or more bidders, the Auctioneer may re-open the bidding at the Auctioneer’s sole discretion and shall serve as the sole arbiter as to who is or is not allowed to bid. Auctioneer reserves the right to reject any bid that is only a fraction advance over the preceding bid, to regulate bidding and to accept or reject any or all bids. Auctioneer reserves the right to enter bids on behalf of absentee/phone bidders as well as the Seller. Any and all decisions of Auctioneer regarding the conduct of the auction shall be final without liability to any party.

Agency:

Auction Company, United Country Hawkeye Farm Mgmt & Real Estate, Auctioneer and their representatives are exclusive agents of the Seller. Listing Agent is distant relation to one of the Sellers. Jon Hjelm with the Acre Company acts as the Auctioneer.

THE

BIDDING WILL ONLY LAST A FEW MINUTES, AND THE AUCITONEER HAS FINAL SAY.