Bid Increments
Tract 5 will be sold in "Total Dollars"
Tracts 1, 2, 3, 4 & 6 will be sold on a PER ACRE basis from the beginning of the auction to the end.
Tract 5 – 4.28+/- Surveyed Acres with Brick Farmhouse with Metal Machine Shed, Traditional Barns,…
Tract 5 – 4.28+/- Surveyed Acres with Brick Farmhouse with Metal Machine Shed, Traditional Barns, Brooder House & Grazing Pasture
Enjoy Evening views sitting atop Hill overlooking Clearview Road from your covered Front Porch!
Latitude: 38.596364 Longitude: -87.462792
Brief Legal: Part of Survey 2, Johnson Township, Knox Co., IN. T2N-R9W.
Access: Direct Access to E. Clearview Road via lane. Please Note: this lane will be owned by the homeowner and they will have exclusive rights to the lane.
Real Estate Highlights: 3, Possibly 4 Bedroom, 1 bath home with open concept kitchen and dining room, living room, 1 main level bedroom, additional main level room for extra bedroom, home office or family room, main level full bath with tub/shower combination & linen closet, rear utility room, rear sun room, 2 large bedrooms upstairs plus 2 car attached garage with insulated garage doors with automatic openers, finished with metal! 200 Amp Service to the home, Central Heat & Air, Recent Paint to the Machine Shed (Summer 2026)
Outbuildings & Sheds
44' x 98' Machine Shed with Front Shop Area (26' 9” x 44' 7”)with Concrete floor, 220V outlets & 10' 10”T x 17' 6” Wide Sliding door -plus- rear equipment area measuring 44' 7” x 53' 5” with 20' 6” W x 14'3”T Sliding Rear Door
Traditional barn with enclosed lean to on North with overhead door, South lean to with open sided covered stroage, livestock stalls & hay loft. This barn has been covered in metal and will provide years of dry storage for livestock and equipment.
Brooder House and 2 Smaller Grain Bins are also on the property
Please Note: The real estate is being sold “As-Is”, however, SELLAFARM will allow any and all inspections the buyer(s) deem necessary to be completed at buyer's expense. Those are to be completed prior to auction date. Total Contract Price will fixed and not adjusted for any reason.
Farm Rights: Current Tenant to complete 2026 Farm Rights. Buyer(s) to have 2027 Farm Rights. Copy of Served Tenancy Termination Letter will be provided to all buyers date of closing.
Mineral Rights: Buyer to receive all interest in all oil, gas, hydrocarbons & any other minerals owned by sellers, if any.
Possession: Possession date of closing, subject to the rights of the existing farm tenant.
Real Estate Taxes: 2026 taxes, due & payable 2027 to be paid by SELLAFARM to buyer(s) as estimated credit on date of closing, Buyer(s) thereafter. See digital copy of real estate tax bills that are posted to www.sellafarm.com for tax bills, view anytime.
Water Management: This farm utilizes various water management techniques to effectively control water on the farm. These include grass water ways, terraces and subterranean field tile. Please note: each buyer agrees to a Water Management “easement” on all tracts to benefit all parties involved in case repairs/maintenance needs to be performed, additional practices need to be installed,or other. SELLAFARM to post wo www.sellafarm.com once available under “Documents Tab” once available.
Acreage: Advertised acres are gathered from recently completed survey (June 2026), county/tax records, Farm Service Agency Mapping & Records, and other digital mapping systems. Digital copies of all are posted to www.sellafarm.com, view anytime.
Survey: All Advertised acreages are based on new Survey by licensed surveyor Jason Waggoner of Stone & Waggoner, Robinson, IL completed July of 2026. Digital Copy of Survey is posted to www.sellafarm.com under the “Documents” tab. Total Contract Price and Total acres will remain fixed regardless of future surveys.
Survey Cost Breakdown: The survey cost has been predetermined and allocated as outlined below. SELLAFARM will pay 50% of the total survey expense, and the remaining 50% will be paid by the buyer(s). Each buyer's share is fixed and will not be adjusted.
Total Survey Cost: $12,834.24
SELLAFARM (50%): $6,417.12
Buyer's Portion (50%): $6,417.12
Buyer's Share Per Tract (50% ÷ 8 Tracts): $802.14 per tract
The Knox County survey expense is being shared among a total of eight (8) tracts, consisting of the five (5) auction tracts being offered for sale and three (3) additional tracts not included in the auction. The additional tracts are being surveyed to square up adjoining property boundaries. Accordingly, each auction tract purchaser will be responsible for one-eighth (1/8) of the buyers' 50% share.
Crawford County, IL Survey Cost Allocation
Total Survey Cost: $1,931.14
SELLAFARM (50%): $965.57
Buyer's Portion (50%): $965.57
Purchase Agreement: Immediately following the completion of the auction, successful bidders will be required to enter in a purchase agreement and place non-refundable escrow. SELLAFARM will post Draft Purchase Agreement to www.sellafarm.com once available under “Documents Tab”.
Total Contract Price Calculation & Non-Refundable Escrow: Bid Price Per Ace times advertised acres to arrive at bid price. 6% Buyer's Premium will be added to the total bid price to arrive at the total contract price. Successful bidders will be required to 10% down day of sale non-refundable escrow of total contract price. Have financial arrangements made prior to auction as sale is not contingent upon Buyer(s) ability to obtain financing.
Buyer's Premium: a 6% Buyer's Premium will be added to the total bid price to arrive at the total contract price.
Title: Plan to Close in 45 days or less at the title companies listed below. Seller shall furnish the buyer(s) at SELLAFARM'S expense an Owners Policy of Title Insurance in the amount of the purchase price for surface rights only, and agrees to provide and execute a proper deed conveying merchantable title to the real estate to the buyer(s). SELLAFARM will post Preliminary Title Commitment to www.sellafarm.com once available under “Documents Tab”.
Title Insurance Agent & Insured Closing Agents:
All closings will be “Insured” and will take place at the title company listed below (depending on the land location):
Knox County, IN Land (Tracts 1-5): Hedden Abstract, 214 N. 7th Street, Vincenns, IN 47591
Crawford County, IL Land (Tract 6): Crawford County Title, 302 E. Main Street, Robinson, IL 62454
Preliminary Title Commitment will be posted to our website www.sellafarm.com once available under the “Documents” Tab.
Deed Preparation: Mr. Daniel Siewers of Hart Bell, attorney for Seller(s) to prepare Deed and Transfer Tax Declaration.
Agency: SELLAFARM and its representatives are acting as Agents for the Seller.
Approval of Bids: Being sold subject to owner confirmation.
Other Announcements: All information provided is from sources deemed reliable however not guaranteed. Parties relying on such are urged to perform due diligence and base their decisions upon that information. Announcements made from podium day of auction take precedence over any previous information.
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