Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The broker and Auction Company represent the seller only and do not inspect properties on bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(s). By bidding you agree to all disclosures.

Buyers receive a deed and Title Insurance Policy as provided by the Closer  indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are prorated through the day of closing as is customary. Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

Tracts sold by the acre - The contract will indicate the current acreage , bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that results in a change to acreage, the contract will be adjusted to that acreage prior to closing and purchase price will reflect that change in acreage.

If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine final sales price at closing.  The purchase agreement and sales day announcements will identify the party responsible for survey cost.

Each high bidder must sign a purchase agreement and make a 10%  non-refundable deposit immediately following auction to the Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits.  Wire instructions will be sent with the Purchase Agreement thru DocuSign. The balance of the purchase price and all closing costs are due within 30 days.

Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

For online only sales, click the “Bid Now” button to enter your bid.  Be sure to create an account and sign in early so you do not miss the opportunity to bid.  You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid.  If you cannot log in, feel free to call (217)-922-0811 to reach customer service to register and bid by phone.

Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until Closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are out bid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.

The information contained within is believed to be accurate but seller and Auction Company do not warrant any information contained within the description.  All lines on maps are approximate and buyers should verify the information. All sale day announcements will take precedence over any prior advertising or announcements.

All Tracts Selling Absolute!! An excellent opportunity to invest and/or expand as the Kirsch farm will be offered to the public in 5 different tracts. This Stark County farm is highly productive and offers a great mix of tillable, hay, pasture, as well as a house and farmstead. This farm is located approximately 4 miles Southeast of Gladstone, ND and lies in portions of Sections 2, 3, and 34. The bulk of the acreage is made up of approximately 340.86+/- acres of cropland that boasts an average Productivity Index (PI) of 73.6 and has very gentle terrain and minor hills. There are approximately 271.49+/- acres of tame pasture/rangeland, and approximately 109.63+/- acres of hay land, with the remainder made up of habitat, farmstead, roads and misc. Antelope Creek winds through tract one and around the farmstead making for a very scenic view. Access is great to all 5 tracts via either the driveway off of 99th Ave SW, or directly off of 42nd Street SW. The farm has been well maintained with gates, fences, roads, and most buildings all  in very good condition.

Tract 1 Description:

This 160+/- acre tract contains the house, shop, machine shed, barn, and other buildings. The 1,162SF home was built in the 1930’s with an addition put on in 2016 at which time new shingles, soffit, fascia, siding, and windows were also installed. A new poured concrete foundation was done in 2004, there is some block foundation as well. In 2018 a new septic tank was put in. It has GFA propane heat, central A/C, and a newer 50 gallon water heater. The 28’x80’ shop has 10’ side walls, concrete floor, and in 2015 new siding, shingles, fascia, some new windows, and doors were installed. The 28’x48’ machine shed has 10’ side walls, concrete foundation, and dirt floor. There is also an older 28’x60’ dairy barn. Overall the house and buildings are in good shape. There are approximately 32.35 acres of cropland in the NE corner with a very high Productivity Index (PI) of 80.28 and the pasture has direct access to Antelope Creek. Access is from the West off of 99th Ave SW and after a half mile drive down the well maintained driveway, the farmstead is at the end of the road providing a peaceful and beautiful setting. This tract would make a great home place with a nice mix of land use and acreage, and/or a perfect place for a hired hand to reside.

Tract 2 Description:

This 164.19+/- acre tract consists of approximately 86.93 of relatively flat tillable acres with an average productivity Index (PI) of 64.91.  The remaining acreage is a mix of pasture and low land in the Southwest corner as well as on the North side. There is easy access to this property on the south side off of 42nd Street SW.  This tract would make a great addition to an existing operation with its nearly equal split of cropland and pasture acreage.

Tract 3 Description:

This 158.12 +/- acre tract consists of approximately 77.91 acres of income producing cropland with a Productivity Index (PI) of 73.81. The tillable acres are flat with a gentle hill towards the South end. The remaining acreage on the West side is pasture and lowland with some water features. Access is in the middle of the tract on the North side off of 42nd Ave SW. This tract has almost an equal amount of cropland and pasture which makes it a great addition for any farmer.

Tract 4 Description:

This 156.62+/- acre tract has approximately 97.14+/- cropland acres and has an impressive average Productivity Index (PI) of  78.63. The remaining acreage in the middle of the property is grass with low lands and water features including a couple small ponds. There is more than ample access with locations off of 42nd Street SW in the NW and NE corners, and off of 98th Ave SW in the SW corner of the tract. With the majority of the acreage being income producing along with its high PI, this tract will be an excellent addition for anyone.

Tract 5 Description:

This 156.7 +/- acre tract has 45.69+/- acres of tillable cropland with an outstanding Productivity Index (PI) of 74.69. There are 109.63+/- acres of grass and hay with a Productivity Index (PI) or 50.05. There is access along the entire North side via 42nd Street SW. Anyone looking to put up more hay and acquire additional cropland in the process will benefit from this tract.