McLean County, IL Land Auction – Bedford Falls Farms LLC

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Saturday, November 13, 2021 - 10:00 am Central

Auction to be conducted as a virtual, online auction. If you need assistance with internet bidding, please contact our office at (844) 847-2161


179.158 Surveyed Acres • 1 Tract

Inspection Date: Sat., November 6, 2021 • 9-11 AM

The Bedford Falls Farms LLC real estate is located 3 miles west of Danvers, IL along Route 9, or 13 miles west of Bloomington, IL. The land is further described as being located in the Southeast Quarter of Section 17 and the Northeast Quarter of Section 20, all in T24N-R1W, Danvers Township, McLean County, IL.

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Bedford Falls Farms LLC

Robert & Victoria Varney

Managed By

Kevin Haas (309) 264-7767

General Information

  • Productive Tillable Farmland
  • Recreational Deer & Turkey Hunting
  • Morel mushrooms
  • Spring fed creek
  • Extensive conservation work
  • Machinery storage building
The farm contains a total of 179.158 surveyed acres, will be sold in 1-tract and offers productive cropland with extensive conservation improvements, CRP acres, outdoor recreational and hunting land, a finished storage building and several nice home building sites.

Tract Information

  • 179.158 total surveyed acres
  • FSA records indicate 156.6 cropland acres which includes:
    • 83.96 tillable acres that are currently in row crop production
    • 72.64 acres of CRP with an annual payment of $16,829.00
      • 3.40 CRP acres with an annual payment of $677 which expires on 9-30-2022
      • 11.80 CRP acres with an annual payment of $2751 which expires on 9-30-2022
      • 41.40 CRP acres with an annual payment of $8051 which expires on 9-30-2022
      • 16.04 CRP acres with an annual payment of $5350 which expires on 9-30-2031
    • Balance of the acres is grass and wooded waterways which offers very nice outdoor recreational and hunting opportunities
  • Extensive conservation work has been completed
  • Improved with a 30' x 70' x 14' tall pole barn with:
    • concrete floor
    • finished interior insulated walls
    • 2-overhead doors
    • LP forced air furnaces
    • onsite well
    • generator hookup
    • attached lean-to
  • Several very nice home building sites
  • Road access along the south side by Route 9, the west side from N150 East Rd, and the east side by N200 East Rd
  • This property has it all!

Method & Terms

The real estate will be sold on a price per acre basis, based on the surveyed acres.

Immediately following the auction, the successful buyer will be required to sign a real estate sales contract and pay ten percent (10%) of the purchase price as a non-refundable down payment which will be held in escrow until closing. The balance of the purchase price will be due at closing which will take place on or before December 13, 2021. The seller will provide title insurance in the full amount of the purchase price and pay the 2021 real estate taxes, due and payable in 2022. Possession at closing subject to any remaining crop tenancy for the 2021 crop year. The farm sells free and clear of tenancy for 2022.

Bidding is NOT subject to the following contingencies, including but not limited to financing, an appraisal or inspection of the property.

All announcements made sale day take precedence over prior advertising either written or oral. The information in our brochure, in our advertisements and on our website is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines drawn on maps, photographs, drone video, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties made by the seller or Sullivan Auctioneers, LLC pertaining to this property. Real estate is being sold “AS IS”.

well information

Plat map

Aerial Map

Soil Map


Bedford Falls Farms LLC

Robert & Victoria Varney


Representing Attorney:

Samuel J. Witsman

Hart, Southworth & Witsman

One North Old State Capitol Plaza, Suite 501

Springfield, Il 62701-1323

(217) 753-0055


Auction Manager:

Kevin Haas (309) 264-7767