Jefferson County, Iowa Land Auction

Tuesday, October 05, 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


TRACT 1 – $13,800 PER ACRE

TRACT 2 – $13,200 PER ACRE

TRACT 3 –  $62,500 LUMP SUM


TOTAL – $1,405,624.00


Jefferson County, Iowa

The McNiel Trust land is located in Section 31, Locust Grove Township & Section 6, Des Moines Township, Jefferson County, Iowa (Just outside of Batavia, Iowa or 15 miles east of Ottumwa, Iowa). In Batavia, IA on Davis St. (Old Hwy. 34) proceed west a short distance to Tract 1. To access Tracts 2 & 3 go to 4th St. (Ash Ave.) turn left or south and proceed 1¼ miles to the property. (Be watching for presale directional signs).


The James McNiel Trust

Melva Dahl – Trustee

Managed By

Jim Huff (319) 931-9292

Jeff Hoyer (319) 759-4320

General Information

102.76 Acres± • 3 Tracts

Make plans now for this upcoming Jefferson County, Iowa land auction. These farms offer outstanding tillable farmland with productive Haig & Grundy soils. Tract 3 features a single story berm style brick home situated on 2 acres. These tracts will sell with full farming rights for the 2022 crop year. We look forward to your participating in this upcoming auction!

Open House: Tues., Sept. 21st 4:00 – 5:00 p.m.

Aerial Tour

Tract Information

Tract 1 • 21.82± Taxable Acres

  • Estimated Real Estate Taxes: $764.00
  • FSA information indicates 21.34 acres tillable
  • Highly productive Haig soil.
  • CSR2 is 83!
  • Access is on the south by Davis St. (Old Hwy. 34)


Tract 2 • 78.94± Surveyed Acres

  • Estimated Real Estate Taxes: $2,648.00
  • FSA information indicates 75.01 acres tillable with the balance in a waterway.
  • Productive Haig & Grundy soils.
  • CSR2 is 71.2.
  • This tract is improved with terraces with drainage tile inlets.
  • Access is on the east by Ash Ave.


Tract 3 • Country Home & 2± Surveyed Acres

Physical Address: 2244 Ash Ave. Batavia, IA 52533

  • Estimated Real Estate Taxes: $770.00
  • This parcel is improved with an all brick front berm style home that was constructed in 1993. This home offers a single bath and a one car attached garage. There is ample room for a storage building and Rathbun Rural Water is located on the property.
  • We urge you to take a look at this attractive property located on a hard surfaced road just south of Batavia, IA.
  • Access is on the east by Ash Ave.

Method & Terms

The McNiel Trust farm will be sold based on the advertised acres found in this brochure. Tract 1 will be sold based on taxable acres, Tract 2 will be sold based on a survey that has recently been completed. Said taxable & surveyed acres will be used to constitute the final settlement price. Both tracts will be sold on a price per acre basis through the marketing method of “Buyer’s Choice”, whereas the high bidder can  take either or both tracts for their high bid. Tract 3 will be sold last for a lump sum total dollar amount. The farm will not be combined at the conclusion of the auction. Bidding is not contingent upon financing.

Ten (10%) percent of the bid price to be due on the day of sale with the balance due in approximately 30 days, on or before Friday, November 5th, 2021 upon delivery of a merchantable abstract and deed. Immediately following the auction, the successful bidder(s) shall enter into a written agreement with the seller. The real estate taxes will be prorated to the date of closing. Possession will be given at the time of closing subject to a farm lease with the tenant on Tracts 1 & 2. Farm sells with full farming rights for the 2022 crop season. Full possession will be given at the time of closing on Tract 3. Subject to the Iowa Septic System Law the septic system on Tract 3 is exempt from any system testing or upgrades. Any future septic system testing or upgrades will be at the buyer’s expense.

All announcements sale day shall take precedence over any prior advertising either written or oral. The information in this brochure is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties pertaining to the property. This real estate is being sold “as is”.

Plat Map

McNiel Plat

Aerial Map



The James McNiel Trust

Melva Dahl - Trustee


Representing Attorney:

Tim Kuiken

Foss, Kuiken, Cochran, Helling & William P.C.

First National Bank Building, Suite 201

100 E. Burlington Ave., PO Box 30

Fairfield, Iowa 52556


Auction Managers: Jim Huff (319) 931-9292 & Jeff Hoyer (319) 759-4320