United Country Hawkeye Real Estate is honored to represent A. R. Kusel, LTD. at a live public auction on Tuesday, January 13, 2026. This 119.36 +/- acre Carroll County farm, located in Ewoldt Township just Northwest of Manning, Iowa, will be offered in two separate tracts using the buyers choice auction method. For those unable to attend in person, live online bidding will be available through our Virtual Online Auction platform. Situated in Southwest Carroll County, this property exemplifies the high-quality farmland found throughout the region. It features productive tillable acres, well-maintained waterways, tile line improvements, and strong soil types. The farm carries a 75 CSR2 average and has been managed by a quality long-term tenant utilizing no-till contour farming practices to minimize soil erosion. Following the completion of the 2025 farm lease, full possession will be transferred to the buyer on March 1, 2026. We invite you to join us at 11:00 AM at the Kerkhoff Shelter House in Manning, Iowa. Representing Attorney: Barry Bruner - Bruner, Bruner, Reinhart & Morton, LLP.

Farm Information

119.36 +/- Deeded Acres

115.96 DCP Cropland Acres (Including Waterways)

75 CSR2 Average

Corn Base: 61.20 Acres PLC Yield 154

Bean Base: 53.60 Acres PLC Yield 47

Full Possession March 1, 2026

Primary Soil Types: Marshall, Colo-Judson, & Exira

Taxes: 3 Parcels | $3,318 Annual

Tract #1 Information

39.60 +/- Deeded Acres

35.8 +/- Tillable Acres

75.3 CSR2 Average

S18-T82N-R36W

Taxes: 1 Parcel | $1,078 Annual

Tract #2 Information

79.76 +/- Deeded Acres

75.05 +/- Tillable Acres

74.9 CSR2 Average

S18-T82N-R36W

Taxes: 2 Parcels | $2,240 Annual

Key Features

High-Quality Carroll County Farmland

This 119.36 acre farm in Ewoldt Township offers productive tillable acres supported by strong soil types and a 75 CSR2 average. The property reflects the consistent quality of farmland found throughout southwest Carroll County, making it an attractive long-term investment opportunity.

Offered in Two Tracts with Flexible Bidding Options

The farm will be presented in two separate tracts using the buyers choice auction method, allowing the high bidder to select any or all tracts in no particular order. Buyers may participate in person or through the Virtual Online Auction platform, which provides real-time online bidding for added convenience.

Well-Maintained and Improved Farmland

The property includes well-kept waterways, tile line improvements, and has been managed by a reputable long-term tenant. No-till contour farming practices have been actively implemented, contributing to reduced soil erosion and long-term land stewardship.

Terms & Conditions

Seller: A. R. Kusel, LTD.

Representing Attorney: Barry Bruner Bruner, Bruner, Reinhart, & Morton, LLP.

Sale Date: Auction will be held Tuesday, January 13, 2025 at 11:00 AM at the Kerkhoff Shelter House 619 Julia Street, Manning, IA 51455

Approval of Bids: Seller is serious about selling this property at auction but does reserve the right to accept or reject the final bid. Each bid shall constitute an offer to purchase, and the final bid, if accepted by the Seller, shall constitute a binding contract between the Buyer and Seller. Conduction of the auction and increments of bidding are at the direction and discretion of United Country Hawkeye Farm Mgmt & Real Estate and/or the auctioneers.

Tracts: Farm will be sold in two tracts. Tract 1 39.60 +/- Deeded Acres. Tract 2 79.76 +/- Deeded Acres

Auction Method: The property will be sold on a price per acre basis based on deeded acres obtained from the Carroll County Treasurer. All tracts will be offered through the marketing method of Buyer's Choice" whereas the high bidder can purchase (in any order) any or all tracts for their high bid. The tracts will not be offered in their entirety at the conclusion of the auction. The auction can also be viewed through a Virtual Online Auction option and online bidding will be available.

Online Bidding Process: Interested bidders can access the real time auction through our brokerages auction platform via the Internet. By using this online auction platform, bidders recognize that internet performance can be unpredictable and may occasionally affect access, result in downtime, or lead to slow connections to the platform. Bidders agree that United Country Hawkeye Farm Mgmt & Real Estate, along with its affiliates, members, officers, shareholders, agents, or contractors, cannot be held responsible for any connectivity issues or disruptions that bidders may encounter while using the online auction platform.

Bidder Registration: Prospective bidders must register with United Country Hawkeye Farm Management & Real Estate and receive a bidder number to bid at the auction. All online bidders must be approved prior to the auction starting. Be sure to allow ample time for registration approval. United Country Hawkeye Farm Mgmt & Real Estate and its representatives act as agents for the Seller. Winning bidder(s) acknowledge that they are representing themselves in completing the auction sale transaction.

FSA: All FSA information, maps, field boundaries and acres are presumed accurate based on the best available information and knowledge of the seller and United Country Hawkeye Farm Mgmt & Real Estate.

Mineral Rights: All mineral rights, if any, owned by the Seller will be conveyed to the Buyer.

As is-where is: Property is sold AS IS-WHERE IS and the Buyer should take time to examine this property thoroughly and rely on their own judgement. The only guarantee from the Seller is a valid, good, and marketable title to the property. Neither the Seller, United County Hawkeye Farm Mgmt & Real Estate, or the Auctioneers are giving any warranties other than a clear title. Buyer must conduct their own inspections at their own expense prior to bidding at the auction. The winning bidder may obtain financing or use 1031 exchange funds to complete the purchase; however, the final purchase is NOT contingent upon the buyers ability to secure financing, obtain an appraisal, or complete a 1031 exchange. Auctioneers, United Country Hawkeye Farm Mgmt & Real Estate, or its agents are not responsible for any representation made by Seller or their employees and are not responsible for accidents on the sale property should any occur.

Contact United Country Hawkeye Farm Mgmt & Real Estate at 641-932-7796 or Luke Nissen, ALC at 712-304-4827 for a private showing prior to day of sale.

Taxes: Taxes will be pro-rated to the date of closing and based on tax estimates as provided per Carroll County Treasurer.

Possession: Possession will be given on March 1, 2026.

Subject to: The sale of this property is subject to any and all easements of record, covenants, restrictions of record and leases.

Contract and Earnest Payment: Buyer and Seller will enter a standard format Contract for the Sale of Real Estate on the day of auction. Contract will call for 10% earnest money on the day of sale to be held in Hawkeye Farm Mgmt & Real Estate Trust in the form of a personal, corporate or cashiers check with the balance of the purchase price due, in certified funds, at closing on or before February 12, 2026. Contracts will contain no financing or inspection contingencies and Buyer must have their own financing and make their own inspections prior to bidding at this auction. Seller will provide abstract continued through date of sale to Buyers attorney for title opinion and deliver title by General Warranty Deed. Buyer will be responsible for their own mortgage policies of title insurance (if applicable). The 2025-2026 Property taxes will be prorated. Exact legal to come from deed and abstract. Buyer is responsible for their own investigation of property and/or zoning for their intended use.

Day of Auction: Announcements made by the United Country Hawkeye Farm Mgmt & Real Estate and Auctioneers ahead of or during the time of sale take precedence over any previously printed materials or any oral statements made. The sale will be controlled by the auctioneer. United Country Hawkeye Farm Mgmt & Real Estate and Auctioneers represent the Seller only. If a tie or dispute occurs between two or more bidders, the Auctioneer may re-open the bidding at the Auctioneers sole discretion and shall serve as the sole arbiter as to who is or is not allowed to bid. Auctioneer reserves the right to reject any bid that is only a fraction advance over the preceding bid, to regulate bidding and to accept or reject any or all bids. Auctioneer reserves the right to enter bids on behalf of absentee/phone bidders as well as the Seller. Any and all decisions of Auctioneer regarding the conduct of the auction shall be final without liability to any party.

Agency: Auction Company, United Country Hawkeye Farm Mgmt & Real Estate, Auctioneer and their representatives are exclusive agents of the Seller. Listing Agent is distant relation to one of the Sellers. Jon Hjelm with the Acre Company acts as the Auctioneer.

THE BIDDING WILL ONLY LAST A FEW MINUTES, AND THE AUCITONEER HAS FINAL SAY.