234.7 Acres± Livingston County, MO Land Auction

234.7 ACRES± LIVINGSTON COUNTY, MO
LAND AUCTION

Sale Date: Friday, November 21, 2025

Sale Time: 1:00 PM CST

Auction Venue: Sale to be held at the Chillicothe Veterans Building - Physical Address: 909 North Washington, Chillicothe, MO

Auction to be conducted as a live onsite auction with live online bidding.

LOCATION

The Kara L. Austin farms are located approximately 3.5 miles south of Utica, MO or 3 miles north of the small community of Dawn, MO. The land is further described as being located in Section 1, T56N-R25W, Monroe Township, and Section 5, T56N-R24W, Blue Mound Township, Livingston County, MO.

From Chillicothe, travel west on US Highway 36 for 6 miles to State Highway C (Utica Junction), then turn south on Highway C for 3.5 miles to Liv 418 and farms.

AUCTION MANAGER

Josh Teter (660) 734-2111

SELLER

Kara L. Austin Estate

LIVE ONLINE BIDDING

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GENERAL INFORMATION

Selling 234.7 Acres± (Subject to Survey) • 4 Tracts

Farmers, Investors or anyone looking for rural living – Mark your calendars now as we are pleased to offer the sale of approximately 234.7 acres± (subject to survey) ideally located in Livingston County, MO. Tracts 1 & 2 consist of highly productive combination farmland. Tract 3 is a rural home with outbuildings on small acreage. Tract 4 features highly productive, nearly all-tillable, leveed bottom farmland situated along Shoal Creek.

The Austin farm will be offered in 4 tracts at 1:00 PM on Friday, November 21, 2025 at the Chillicothe Veterans Building. These tracts present excellent opportunities as additions to existing farming operations or as rare investment prospects for those looking to build a land portfolio in the area. The farms will sell free and clear for the 2026 farming season. Make plans now to attend this exceptional land auction!

Rarely does tillable tracts of land become available in this area!

This is a live onsite auction with live online bidding!

Property Features:

Tract 1 - 78.9 acres± (subject to survey)

FSA figures should indicate approximately 69.63 cropland acres with 24.68 of those acres currently in row crop production
Predominant soil type: Lagonda, Vesser, Grundy
Land represents a nice combination of highly productive tillable cropland with a high percentage of the tract in improved open pasture allowing grazing/haying opportunities
Rural water and electric at the road
Full farming rights for the 2026 crop year
Access from the north by county road LIV 418 - Please Note: An entrance off LIV 418 may require installation and will be the new buyer’s responsibility.

Tract 2 - 72.8 acres± (subject to survey)

FSA figures should indicate approximately 64.39 cropland acres with 24.27 of those acres currently in row crop production
Predominant soil type: Lagonda, Vesser, Grundy
Land represents a nice combination of highly productive tillable cropland with a high percentage of the tract in improved pasture allowing grazing/haying opportunities
Rural water and electric at the road
Full farming rights for the 2026 crop year
Access from the north by county road LIV 418

Tract 3 - Home & 5 acres± (subject to survey)

Physical Address: 6971 LIV 418, Ludlow, MO 64656
This 5-acre corner tract features a 1930-built, two-bedroom, one-bath farmhouse offering plenty of country charm. The home includes a spacious living room, eat-in kitchen, covered front porch, full unfinished basement, central heat and air, and rural water. Beautiful hardwood floors run throughout the entire farmhouse, adding character to the living spaces. The property boasts excellent access with both highway and county road frontage. Improvements include an older 12’ x 20’ shed and a 24’ x 60’ open-face barn—ideal for equipment or livestock. The acreage provides mature shade trees and open ground suitable for gardening or a few head of livestock. While the home would benefit from some updates, it offers a solid structure, attractive original features, and great potential for a comfortable country residence.

Tract 4 - 78 acres± (subject to survey)

FSA information indicates 73.75 tillable acres of cropland
Predominant soil type: Zook
Land represents highly productive tillable cropland with the balance in hardwood timber
Nearly all tillable Shoal Creek bottom farm
Levee protected
Full farming rights for the 2026 crop year
Access from the north by county road LIV 418

Note: Click on image to enlarge.

METHOD & TERMS

Sale Method: Acreages in this advertisement are estimated. A survey will be completed prior to the sale on all 4 tracts. Tracts 1, 2 & 4 will be sold on a price per acre basis, based on the acreages obtained from the completed survey. Tracts 1 & 2 will be offered through the "Buyers Choice" auction method, whereas the high bidder can purchase either or both (in any order) Tracts 1-2 for their high bid. Auctioning will continue in that manner until both tracts have been sold. Following the sale of Tracts 1-2, Tract 3 will sell for a "lump sum" or total dollar amount. Then, Tract 4 will be sold individually. The tracts will NOT be offered together or any combination at the conclusion of the auction. Property will be sold in as-is condition and is NOT contingent upon buyer's financing, condition of property, appraisal, inspection, or any other contingencies.

Purchase Agreement: At the conclusion of the auction, the successful bidder will be required to enter into a written purchase agreement with the seller and pay ten percent (10%) of the bid price as a non-refundable down payment, payable to Harvest & Home Title, which shall hold the money in escrow until closing.

Closing: The balance of the bid price will be due at the time of closing on Friday, January 16, 2026, which will take place at Harvest & Home Title. Title insurance in the full amount of the purchase price will be provided by the seller. The 2025 real estate taxes will be paid by the seller. All subsequent real estate taxes to be paid by the new buyer. Title company closing costs will be divided equally between buyer(s) & seller. Possession will be transferred to buyer at the time of closing. Farm sells free and clear for the 2026 crop year.

Announcements: This sale is subject to all easements, covenants, leases, and restrictions of record. Any announcements made auction day by Teter Auction Company will take precedence over any previously printed materials or oral statements. Bidding increments are at the sole discretion of the Auctioneer. Online bidders must pre-register and have prior approval of the Auctioneer. All decisions of the Auctioneer are final.

Disclaimer: All information and dimensions were derived from sources believed to be correct, but are not guaranteed. Buyers shall rely on their own information, judgment, and inspection of the property. All lines drawn on maps, photographs, etc. are approximate. There are no expressed or implied warranties pertaining to the property.