69± Acres of Highly Productive Nodaway County, Missouri Farmland
Offered Ultimate choice, Bid on it how you would like to purchase land.
Tract 1-23 Acres+/-
Tract 2- 46 Acres+/-
Or as a whole 69 Acres+/-
Bidding is open now!
Bidding Ends Tuesday, September 8, 2026, at approximately 12:30 PM
Online Bidding Only Through West Central Auction Company
Take advantage of this opportunity to purchase 23 +/-, 46+/- separate tracts or the total 69 taxable acres of productive Nodaway County farmland. Located along Iris Trail, this well-maintained farm offers quality soils, excellent access, and a proven history of agricultural production in one of northwest Missouri's premier farming regions. 23 acre tract would be a nice setting for building a new home. Look hard at this property.
The property includes 64.78 FSA cropland acres with productive, well-configured fields suited for today's farming operations.
Additional improvements include a 3,000-bushel grain storage bin, providing convenient on-site grain storage. The property is also subject to a water well/waterline easement and a pipeline right-of-way, which will transfer with the property.
Whether you're expanding an existing farming operation, investing in high-quality agricultural land, or completing a 1031 exchange, this farm offers an outstanding combination of productive acreage, convenient access, and long-term value.
Quality farmland of this size and caliber is increasingly difficult to find in Nodaway County. Don't miss this opportunity to bid on a productive northwest Missouri farm.
Selling by online public auction. The final high bid is subject to seller confirmation.
Property Highlights
Approximately 69 taxable total acres
64.78 FSA cropland acres
Productive soils with an overall 75.4 NCCPI
Predominantly Zook and Sharpsburg silty clay loam soils
3,000-bushel grain storage bin
Excellent road frontage and access from Iris Trail
Approximately 0.3 mile west of U.S. Highway 71
Approximately 15 miles south of Maryville, Missouri(White cloud Bottom)
Active USDA conservation practices in place
Well-configured fields for efficient farming operations
Subject to a water well/waterline easement and pipeline right-of-way
Excellent opportunity for owner-operators, investors, or 1031 exchange buyers
Bid on either individual tract or as a combination of both tracts. Its your choice.
Auction Terms
Online bidding ends: Tuesday, September 8, 2026, at approximately 12:30 PM
Buyer's Premium: 10%
Contract Price: Final bid plus the 10% buyer's premium
Earnest Money Deposit: 10% of the contract price due upon execution of the purchase agreement,
A 10% non-refundable earnest money deposit is due immediately following execution of the purchase agreement.
Current Lease: Property is leased for the 2026 crop season
Possession: Buyer shall receive possession at closing, subject to any existing farm tenancy or lease agreements. If possession is subject to a current farm tenancy, possession of the leased acreage shall be delivered on or before December 1, 2026,
Estimated 2026 Property Taxes: Approximately $339.96 (69± acres)
Closing: 30–45 days following execution of the purchase agreement
Closing Costs: Split equally between Buyer and Seller
Private Showings: By appointment only. Contact Jeff to schedule a showing.
Sold with legal descriptions only, No survey will be completed if sold separately or as a whole.
Lines, Boundaries, Easements and Right of Way lines on the maps are a estimated/location area only, Not exact.
Contact information:
Auctioneer: Jeff Pittman CAI, AMM Contact info: 816-262-8753 or [email protected]
PROPERTY ADDRESS: Located on Iris Trail Rd. Barnard, MO. 64423, Just west of US 71 Hwy, North of the Bolckow turn off. White Cloud Bottom area. Watch for signs.
PROPERTY IS OFFERED UNDER THE SPECIFIC TERMS PROVIDED. PLEASE READ AND REVIEW THE TERMS THOROUGHLY PRIOR TO BIDDING ON ANY PROPERTY. IF YOU HAVE NOT READ AND REVIEWED THE TERMS FOR SALE OF REAL ESTATE, DO NOT BID.
AUCTION END TIMES: West Central Auction Company Online Auctions are timed events and all bidding will close at specified time West Central Auction Company, Online Auctions also have an auto extend feature. Any bid placed in the final 5 minutes of an auction, the auction ending will be automatically extended 5 minutes from the time the bid was placed. Example: if an auction scheduled to close at 6:00 receives a bid at 5:59, the close time will automatically extend 6:04.The auto extend feature remains active until no further bids are received within a 5 minute time frame.
ORDER OF SALE: Offering - The real estate will be offered in two separate tracts and, as a whole by the dollar. Bid price + 10% Buyer's Premium = Contract price.
RESTRICTIONS: Subject only to all Nodaway County and Missouri State of laws, ordinances and regulations. Also selling to all easements of record. Seller is placing no restrictions on the property. The owner does warrant that they have good merchantable title to the real estate and that they will convey the same with a warranty deed, free from all encumbrances, liens or judgments at the time of closing.
AUCTION CONTRACT: Please note that the Auction Contract will be executed at the close of the auction and will be drawn up based on the manner in which you bid. You will be closing on property on which you are the successful bidder in the final manner in which you bid at the auction.
WEST CENTRAL AUCTION CO. INVOLVEMENT IN THIS CONTRACT: The seller and buyer hereby agree that West Central Auction Co. is a part of this contract and shall receive compensation as stated in agreement hereto or as stated in listing agreement hereby made a part of.
SPECIAL NOTES: All property is being sold As Is, Where Is with no warranty written or implied by West Central Auction Co. or by the sellers. Lines, Boundaries, Easements and Right of Way lines on the maps are a estimated/location area only, Not exact.
SPECIAL INSTRUCTIONS: Any special instructions must be written on sales contract today.
CLOSING COST: Seller will prepare a warranty deed. Seller agrees to furnish at Sellers expense an Owner's Policy of Title Insurance in the amount of the purchase price. Seller and Buyer shall pay their share of the costs of closing.
CLOSING LOCATION/AGENT: Closing will take place at First American Title Company, St Joseph, MO.
TAXES: Taxes will be prorated to the day of closing.
BUYER'S PREMIUM: A 10% Buyer's Premium will be added to your final bid to equal the contract price.
Successful bidder not executing and returning the contract with earnest money deposit within 24 hours of the conclusion of the auction will be considered in default. In the event a winning bidder fails to submit the signed Contract for Sale of Real Estate and 10% of High Bid Price in earnest money deposit, the winning bidder will be charged a penalty fee of $2,500.00 on the credit card provided at auction registration. Additional default remedies are reserved by West Central Auction Company and the Seller as provided in the Auction Terms and Conditions and the Contract for Sale of Real Estate. West Central Auction Company reserves the right to sell to the second-highest bidder in the event the successful high bidder does not comply with the terms of the sale.
LIQUIDATED DAMAGES: If buyer chooses not to close within stated time herein and no written extension has been granted by the seller, the buyer will forfeit all the deposit. If such action occurs, West Central Auction Co. hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement.
POSSESSION: Buyer shall receive possession at closing, subject to any existing farm tenancy or lease agreements. If possession is subject to a current farm tenancy, possession of the leased acreage shall be delivered on or before December 1, 2026,
CONFIRMATION: Selling subject to owner's confirmation.
All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal on site inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public information such as easements, restrictions, zoning, right-of-ways, or any other information that can be obtained as public record in the County Court House and the City of concerning subject properties
West Central Auction Co. is the agent of the seller and their fiduciary duties of loyalty and faithfulness are owed to their client (the seller).
SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction-related technologies, West Central Auction Company, reserve the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor WEST CENTRAL AUCTION COMPANY SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by West Central Auction Company.
