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.

Over 2 miles of Illinois River frontage, Over a mile owned on both sides of the Sangamon river, During much of the year home to over 170 acres of backwater sloughs and lakes.

Just on the edge of Beardstown Illinois sets this expansive waterfowl and whitetail property. Welcome to Knoxville Hunting Club, 790.09 approximate acres of islands, sloughs, backwater lakes and timber. This hunting club was established in 1954 by likeminded individuals that saw the reward in owning a huge piece of property with great access in the heart of the Illinois flyway for ducks and geese. The southern point of this property beings at the west edge of the Beardstown marina. The property proceeds to run over two miles up the Illinois River. As you travel north along the river the property is primarily relatively thick timber. You begin realizing that not only are you viewing an amazing waterfowl property, but you are also looking at fantastic whitetail habitat. Just before the far northern tip you can pull into the armored shoreline and walk up to the site of the old cabin. As you stand there marveling as the ruins you can’t help but be amazed at he work that went into constructing a structure on an island. If you stay long enough, I promise the smell of late night whiskey or early morning bacon and eggs will tickle your nose. You will find yourself smiling as you ponder the thousands of ducks that have been plucked under the old roof and the uncountable hunting stories that found their beginning on this property. This area quickly drives home how special this property truly is. Heading west through the soft maple and ash trees you will see lots of deer sign and multiple places to put in food plots and put up stands. You will then run into the backwater lakes and sloughs where the serious duck hunter will feel at home. There are over 170 acres of backwater lakes and sloughs on this land. There are plenty of blind locations on points for mallards and back in the coves for teal and divers. Heading back south there is a slough that when the water is up allows access from the Sangamon River all the way to the backwater lake. This property takes in both sides of the Sangamon River for over a mile. This river is smaller and full of structure which makes for great summer fishing. There truly is something for everyone and during all times of the year on this land. Whether its waterfowl or whitetails, camping or boating, fishing or hiking, this is a once in a lifetime opportunity to own a unique piece of land.

Tract 1 – 226.09 +/- acres

Tract one is the far north end of the property. It is home to the old cabin site and has some of the best backwater lake blind locations. Approximately 120 acres of backwater lakes and sloughs are present on this parcel. This parcel gives prime locations for mallards, teal and wood ducks. During spring and fall high water events, the backwater lake can become an excellent crappie fishery.

Tract 2 – 314.24 +/- acres

Tract two is in the heart of the full property. This tract has approximately 60 acres of backwater lake and slough areas. The sloughs are bigger in this tract and make great timber hunting areas for waterfowl and whitetails. The Sangamon River also runs through the southern edge of this parcel. This asset really opens multiple recreational activities. Summer catfishing is great and the goose hunting on this sandbar riddled river is top notch.

Tract 3 – 249.76 +/- acres

Tract 3 is the southern portion of the property. This parcel gets you closest to the access point at the Beardstown marina. By the time you unload your boat and fire up the motor you are probably already floating over the property. This tract takes in a both sides of the Sangamon River for nearly one-half mile. A good portion of Meyers Pond is on this parcel which makes for great fishing and water fowling opportunities. This is the most heavily timbered parcel and it is littered with deer sign. The timber on this tract is contiguous with neighboring blocks of timber that run east all the way to the thousands of acres of bottom cropland fields. Deer, especially reclusive big bucks use these island properties as their safe haven and make them frequent checkpoints during the rut.