BLE FARMS LLC
434 Acres - Carroll Co.

Missouri River Bottom Tillable Land Auction
Offered in 4 High-Quality Tracts

Pre-bidding Opens: December 23, 2025
Online Auction Closes: December 29, 2025 – 6:00 PM (CST)

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AUCTIONEER’S NOTES

BLE Farms LLC presents a rare opportunity to invest in top-tier Missouri River bottomland—ground known for its productivity, stability, and long-term appreciation.

Outstanding Access & Infrastructure
The property features excellent road frontage and well-maintained county roads, providing reliable ingress/egress for large machinery and efficient crop hauling. This ease of access reduces equipment wear, increases farm efficiency, and enhances tenant appeal.

Exceptional Local Grain Markets
Located just 5–20 miles from multiple high-capacity grain outlets—including ethanol plants, rail terminals, and river terminals—this farm enjoys some of the best basis opportunities in the region. Local markets regularly offer strong cash basis bids, allowing farmers premium prices with minimal transportation expense. The farm is also under an hour from Kansas City, home to additional end-users and multiple rail and river facilities.

Premium Investment Characteristics
High-quality farmland has historically been the backbone of agricultural portfolios—often the first asset class to rise in value and the last to decline. With today’s market conditions and the scarcity of top-shelf bottomland, this farm represents a compelling long-term investment with strong income potential.

Acreage figures provided by Missouri Land and Farm are estimates and not guaranteed. All farming and hunting leases will be terminated at closing, giving buyers full control of farming and recreational rights. The current farmer has done a great job and is willing to pay top dollar to stay on as the farming tenant.

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TRACT DETAILS

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TRACT 1

Approx. 97 Acres (Survey to Govern)
Approx. 93.69 Tillable Acres (estimate; FSA reconstitution required)
Soils: Predominantly Class II Bremer and Norborne
Estimated Real Estate Taxes: $1,336.95

This 95.6% tillable, all upper-bench bottom farm is as “top shelf” as they come, with 99% Class II soils. Well-drained and highly productive, this tract includes excellent road frontage on the south side. A strong standalone producer or an ideal addition to an expanding operation.

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TRACT 2

Approx. 130 Acres (Survey to Govern)
Approx. 117 Tillable Acres (estimate; FSA reconstitution required)
Soils: Class I Cotter Silt Loam, Class II Bremer & Parkville, Class III Waldron
Estimated Real Estate Taxes: $1,773.51

A premier 90% tillable upper-bench bottom farm with significant improvements and expansion potential. Recent clean-up work has opened additional acreage (tillable acres estimated via satellite).

Improvements include:

• 60' × 120' Morton machine shed w/ oversized doors for large equipment

• 40' × 60' shop with concrete floor

• 500,000-gallon 1982 Harvestore Slurrystore

• Three (3) 1970s Harvestore silos

• Approx. 40,000 bu grain storage (one bin needs roof and ring repairs)

• Eight small obsolete grain bins (potential resale/recreational value)

• 4 BR / 1.5 BA two-story farmhouse (~3,000 sq. ft., needs significant repair)

• Drilled water well located in the central tillable area

These improvements offer substantial utility and depreciation benefits. Road frontage is excellent along the south and east boundaries.

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TRACT 3

86.08± Total Acres
78.84 FSA Tillable Acres
Soils: Predominantly Class II Bremer, Norborne, Landes, Parkville
Estimated Real Estate Taxes: $1,098.42

A 92% tillable tract consisting of 62% upper bench and 38% lower bottom, with 97% Class II soils—productive and well-balanced. Strong gravel/dirt road frontage on three sides. Drainage ditch and levee maintenance are handled by their respective districts.

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TRACT 4

120.92± Total Acres (Survey to Govern)
115.74 FSA Tillable Acres
Soils: Primarily Class II Haynie, Parkville, Leta
Estimated Real Estate Taxes: $1,403.43

This 95.7% tillable, high-fertility farm is extremely well-protected with consistent production history. Road access on the west (gravel) and east (dirt). Levee and major drainage ditch maintenance is district-managed; the small interior ditch is owner-maintained.

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TERMS & CONDITIONS

• No Buyer’s Premium — What you bid is what you pay.

• 10% down required within 24 hours of auction close (unless otherwise arranged).

• Closing on or before January 29, 2026 at Linn Co. Title.

• Immediate hunting possession upon receipt of down payment.

• All bidders must sign a bidder’s agreement and secure financing prior to bidding.

• Internet bidding assistance available—contact us for support.

• Announcements made up to and on auction day take precedence over printed material.

• Broker cooperation available.

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AUCTION FORMAT — ONLINE ONLY

Bidding Opens: December 23, 2025
Bidding Begins Closing: December 29, 2025 at 6:00 PM

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BIDDING INSTRUCTIONS

• Interval, Jump, and Max Bids accepted

• Jump Bid: Submit a bid above the next increment

• Max Bid: System bids automatically in your favor

• Push Bid: Advances Max Bids to next interval; earliest Max Bid wins ties

• TIMED EXTENSIONS: Any bid placed in the last 5 minutes will extend bidding on all 4 tracts by 5 min until bidding ceases.

PROPERTY SELLS SUBJECT TO SELLER APPROVAL
SELLER RESERVES THE RIGHT TO SELL PRIOR TO AUCTION

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CONTACT

Missouri Land and Farm Auctions
Dave Atkinson, Auctioneer – 660-788-3333
Jeff Quinn, Broker – 660-734-3925

 

Taxes: Approx $5612.31