165 Acres± Livingston County, MO Land & Estate Auction

165 ACRES± LIVINGSTON COUNTY, MO
LAND & ESTATE AUCTION

Sale Date: Saturday, May 9, 2026

Sale Time: Personal Property sells at 10:00 AM - Land sells at 12:00 PM

Auction Venue: Sale to be held onsite

Physical Address: 18676 LIV 437, Chillicothe, MO

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

LOCATION

The Brown farm is located approximately 8 miles southwest of Chillicothe, MO and is further described as being located in Section 35, T57N-R24W and Section 3, T56N-R24W, Blue Mound Township, Livingston County, MO. From Chillicothe, head south on Highway 65 for 6 miles to Hwy Z, continue south on Hwy Z for one-half mile to LIV 418. Turn right or west on LIV 418 for 1.3 miles to LIV 437, then turn north a short distance to the farm.

AUCTION MANAGER

Josh Teter (660) 734-2111

David May (660) 973-9523

SELLER

Gary & Joann Brown Estate

LIVE ONLINE BIDDING CATALOG - LAND ONLY

Teter Auction Company Button - COMING SOON.jpg

GENERAL INFORMATION

Selling 165 Acres± (subject to survey) • 3 Tracts

Make plans to view this highly desirable Livingston County, Missouri property. Opportunities like this are rare—featuring three sizable tracts with a strong mix of residential comfort and productive farmland, just minutes from Chillicothe.

This auction offering includes a well-maintained 3-bedroom, 2.5-bath ranch-style home with outbuildings, ideal for country living or farm use. The land is currently in improved pasture and hay production, offering immediate agricultural value and income potential.

The land auction will be conducted live onsite, with live online bidding available for those who prefer to participate remotely. Farmers and investors alike—make plans now to attend this exceptional offering.

Property Features:

Tract 1 - Home & 20 acres± (subject to survey)

Rural homes with acreage this close to Chillicothe are hard to find—especially ones set up and ready for livestock.

This 20-acre tract offers the ideal combination of country living and functionality, featuring a 3-bedroom, 2.5-bath brick ranch with a metal roof and 1,652 sq. ft. of living space. The attached two-car garage opens into a mudroom with half bath and main floor laundry—built for everyday farm life.

The home is well-equipped with Goodman propane forced-air HVAC, central air, and two 50-gallon electric water heaters. An approximately 80% finished basement adds valuable space, including a second kitchen, pantry, family room with fireplace, full bath, and a non-conforming fourth bedroom, along with additional storage and exterior access.

While the home could benefit from some cosmetic updates, it provides a solid foundation and an excellent opportunity to add your own improvements over time.

Outside, the property is ready to go. Open pasture lies just south of the home, complemented by rural water, fenced lots, and a pond with an established waterer—ideal for cattle or hobby farming.

Improvements include:

58’ x 80’ pole barn (partial concrete)
70’ x 67’ lean-to shed
30’ x 52’ barn
Three grain bins and bulk bin

If you’ve been searching for a manageable acreage with a solid home, functional outbuildings, and a location just minutes from town—this is a property worth your attention.

Tract 2 - 107 acres± (subject to survey)

FSA information indicates approximately 87 cropland acres, currently in improved pastureland. The balance of the tract is in wooded draws
Predominant soil type: Lagonda
This tract also features a pond with an established waterer, average fencing with cross-fencing on the southern half, and access to rural water and electric service at the road.
Access from the south by county road LIV 418 and the west by county road LIV 437

Tract 3 - 38 acres± (subject to survey)

FSA information indicates approximately 29.17 cropland acres, currently in improved pastureland. The balance of the tract is in hardwood timber in the northern portion
Predominant soil type: Lagonda
This tract is improved with a nice pond with an established waterer, average fencing and access to rural water and electric service at the road.
Access from the north by county road LIV 418
Note: A cemetery is located on the tract and will be included with the property. The deed does not exclude this area.

For more information or inspection of property, contact auction managers for viewing of the property.

Note: Click on image to enlarge.

FARM & SHOP RELATED

• Hesston 1095 mower conditioner, 540 pto

• Allis Chalmers 5’ pull type brush cutter

• Allis Chalmers 303 square baler, 540 pto

• 3-pt Allis Chalmers 2000 4 bottom plow

• Allis Chalmers 12’ tandem disc

• John Deere model H series 50 manure spreader

• Gehl 100 grinder mixer, 540 pto

• Allis Chalmers side delivery rake

• Gravity wagon

• Powder river self-catch head gate

• Homemade pickup bed trailer (title)

• 100 gal. fuel tank (hand pump)

• 250 gal. fuel tank (hand pump)

Allis Chalmers suit case weights (x8+); combination wrench set; hammers; screw drivers; grease guns; clevis; cyl. stops; bolt cutters; ratchets and sockets; punches/chisels; Poulan chain saw; live cage; 2T floor jack; alum. ext. ladder; 8’ wooden step ladder; jumper cables (x2); air pig; buzz saw blade; yard tools (jobbers, shovels, rake, etc.); log chains; Lincoln 225 amp welder; misc. scrap iron; galv. trash cans; troy built power washer; metal wheel barrow; garden hose; lawn mower jack; elec. fencers; more!

ANTIQUES, COLLECTIBLES, HOUSEHOLD

Unusual Pyrex “Barbed Wire” divided casserole; Pyrex “Black Snowflake” “Blue Snowflake” oval casseroles; Corning ware (x6, Blue Corn Flower); Iris and Herringbone carnival bowl (fluted, 12”); marigold carnival glass Windmill pitcher (6”); marigold carnival glass Beaded Jewel sugar bowl; Northwood carnival glass Three Fruits bowl (9”); blue carnival “Quilted Pansy” nappy; Jeanette Adam pink depression glass; clear pressed glass; green swung glass vase (23”); pink swung glass vase (8”); stone cheese crocks (x2); quilts (x5); piggy banks; china pigs; tin-type photo album (x15 pics); pocket knives (x25, Old Timer, Case, Colonial, Kabar, Queen steel, Hautkopf, others); 5g glass jug; kerosene lamps (x5); “BO Plenty” tin windup toy; wood rocking chairs (x3); walnut fern table (28”); oak parlor table; oval side table; copper boiler; concrete rabbit; wood carved eagle (14”); Danbury “Farm Collection” plates (x7); costume jewelry (some sterling, necklaces, bracelets, brooches, etc); Harring, Hall, Marvin safe (HEAVY!, 24x24x32); glass store display cases (x6, 24x30x60); galv. watering can; wrought iron glider;

Maytag Epic Z washing machine (front load); Whirlpool electric clothes dryer; Frigidaire 16.5cf refrigerator (top freezer, white); Whirlpool chest freezer; dining table (6 chairs) matching hutch; pier mirror; LazyBoy recliners (x3); lift chair; end tables (x2); gun cabinet (6 gun); Electone F35 organ; lamps; three drawer chest; afghans, blankets, misc bedding; books; sewing supplies (thread, scissors, machine, etc); yarn; vacuums (x3, Shark, Bissell, etc); camping chairs(x2); invalid items(shower chair, walker, etc); Zoomer electric chair, adjustable hospital bedframe(no mattress); Coleman coolers; misc cleaning supplies; Sears 10x50 binoculars; kitchen appliances (hand blender, can opener, mixer, blender, juicer, crock pots, more); Tupperware; utensils; flatware; Corelle (48pcs, plates, cups, saucers, bowls); kitchen knives (butcher including CaseXX, Ontario, etc, plus paring, steak, others); usual run of pots, pans, and related; cookbooks; pie plates; bake ware; cast iron skillets (x6); Currier and Ives dish set; seasonal decorations; CD’s, 8tracks; and much more to be added by sale day! Come see!

LAND METHOD & TERMS

Sale Method: Acreages in this advertisement are estimated. A survey will be completed prior to the sale on all 3 tracts. Tract 1 will be sold for a lump sum total dollar amount. Tracts 2 & 3 will be sold on a price per acre basis and offered through the "Buyers Choice" auction method, whereas the high bidder can purchase, in any order, any or all of the Tracts 2-3 for their high bid. Auctioning will continue in that manner until both tracts have been sold. The tracts will NOT be offered together 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 Tuesday, June 9, 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 2026 real estate taxes will be prorated to the date of closing. 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 of any tenancy.

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.