Pocahontas High Quality Farm Land *Auction*

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Auction Details

Description

Set your calendar for Nov 12th 2026! Rare Multi-Tract Pocahontas County Portfolio Auction. Iowa Land Man, in collaboration with Whitaker Marketing Group, is honored to present this 293.02 +/- acre 3 tracts of land for sale in Pocahontas County. These properties contain highly productive farmland with a great CSR, tile drainage across all three tracts. This is a once-in-several-generation opportunity to acquire 293.02± acres across three premier Pocahontas County farm tracts in Bellville Township. With deep agricultural roots in the area; including farmland held proudly by the same family for over 60 years. Legacy farmland of this caliber rarely becomes available. Offered individually or as a combined package, these high-yielding farms feature rich Webster, Nicollet, and Clarion soils and excellent equipment accessibility. • Tract 1 An ultra-efficient 76.01± gross acre parcel offering 75.00± tillable acres with a stellar 85.34 CSR2 average. It includes an active wind turbine providing an additional $8,271 in annual income to maximize your return on investment. • Tract 2-Highly accessible 83.01± gross acres offering 75.07± tillable acres with a strong 84.90 CSR2 rating. Situated directly on paved County Road N57 south of Palmer, this tract features a wire easement generating an additional $2,757 per year. • Tract 3-Flagship 134.00± gross acre tract boasting 123.24± tillable acres with an elite 87.23 CSR2 average. Features long field runs and a 2 large older steel buildings for storage. A 40’x140 building and a 40’x100′ quonset. Auction 11-12-26 10:00AM Pocahontas Expo Center, 310 NE 1st St, Pocahontas, IA 50574

Highlights:
-Great CSR
-Tile on All 3 Tracts
-Wind Turbine Income on Tract 1. Wire easement income on Tract 2.

Auction Date: Thursday, November 12th, 2026 at 10AM

Auction Location: Pocahontas Expo Center, 310 NE 1^st St, Pocahontas, IA 50574

Location of Land:
Tract 1: 1.5 miles Southeast of Palmer
Tract 2: 2.5 miles South of Palmer
Tract 3: 4.2 miles Southeast of Palmer

Legal Description:
Tract 1: Sec 12-90N-32W, Parcel ID: (1512300002, 1512300005)
Tract 2: Sec 22-90N-32W, Parcel ID: (1522200007, 1522200005, 1522400010, 1522400013, 1522400011, 1522400012)
Tract 3: Sec 20, 25-90N-32W, Parcel ID: (1525200015, 1525401002, 1525451002, 1525401005, 1525451003, 1525426005, 1525476001, 1525476004)

Selling Multiplier (Total): 293.02 Acres
Tract 1: 76.01
Tract 2: 83.01
Tract 3: 134

Taxable Acres (Total): 279.4 Acres
Tract 1: 75.34
Tract 2: 78.68
Tract 3: 125.38

Taxes: $11,078.00 Estimated Total
Tract 1: $2,460.00
Tract 2: $3,958.00
Tract 3: $4,660.00

Tillable Acres (Total): 262.23 Acres
Tract 1: 76.59
Tract 2: 75.07
Tract 3: 114.12

CSR (Average): 85.7
Tract 1: 84.3
Tract 2: 85.3
Tract 3: 87.5

Zoning: Ag (All Tracts)

Farm Tenancy: The farms will be open for the 2027 crop season.

CRP Payment: The buyer will receive the 2027 CRP payment.  

Wind Turbine Income: Tract 1 $8271.06/yr (increasing annually appx 2.5%)

Wire Easement Income: Tract 2 $2757.52/yr (increasing annually appx 2.5%)

CRP Information:
Total CRP Acres: 10.43 -Total $3,129 Annually
Tract 2 Acres: 3.40 -Estimated Annual Payment: $1,020
Tract 3 Acres: 7.03 -Estimated Annual Payment: $2,109

Contract #	Acres	$/ AC	Annual Payment	Start Date	End Date	Years Left
12172	3.40	$300	$1,020	10-01-2023	09-30-2038	12
12173	6.12	$300	$1,836	10-01-2023	09-30-2038	12
12174	0.91	$300	$273	10-01-2023	09-30-2038	12

FSA Information (156 Farm Record):
Description: Sec 12, 20, 22, 25-90N-32W
FSA Number: #6670
FSA Tract Number: #11735 (Tract 1), #13386 (Tract 2), #11361, #13390 (Tract 3)
FSA Farmland Acres: 81.12 +/- (Tract 1), 84.60 +/- (Tract 2), 128.79 +/- (Tract 3)
FSA Cropland Acres: 76.31+/- (Tract 1), 75.07 +/- (Tract 2), 125.5 +/- (Tract 3)
HEL WETLANDS: NHEL
Total Base Acres: 76.30 +/- (Tract 1), 74.42 +/- (Tract 2), 116.78 +/- (Tract 3)
Corn Base: 39.10 +/- (Tract 1), 41.90 +/- (Tract 2), 60.5 +/- (Tract 3)
PLC Yield: 159 (Tract 1), 159 (Tract 2), 159 (Tract 3)
Bean Base: 37.20 +/- (Tract 1), 32.52 +/- (Tract 2), 56.28 +/- (Tract 3)
PLC Yield: 45 (Tract 1), 45 (Tract 2), 45 (Tract 3)

Tract 3 Building Information:
Machine Shed: 40×140 (1958)
Quonset: 40×100 (1960)

Directions:

Tract 1: From Palmer, head South on Henrietta Ave/260^th Ave for 0.9 miles. Then turn left onto 600^th St and continue for 1.3 miles. The farm will be on left side of the road (North).
Tract 2: From Palmer, head South on Henrietta Ave/260^th Ave for 2.2 miles. The farm will be on the right side of the road (West).
Tract 3: From Palmer, head South on Henrietta Ave/260^th Ave for 2.8 miles. Then turn left onto 620th St and continue for 2 miles. Turn right onto 280th Ave and continue for 0.8 miles. The farm will be on the right side of the road (West).