Soil Composition: The primary soil types on these tracts include the highly productive Wiota Silty Loam as well as Shelby, Colo, & Nevin Silty Clay Loam, making the land ideal for continued agricultural use or future residential development.

Zoning: According to the City of West Des Moines’ comprehensive plan, this property is designated for Detached Residential use, allowing for the development of single-family homes with a density of up to 10 units per acre. It’s perfect for creating walkable neighborhoods, conventional subdivisions, and diverse lot sizes with proximity to parks and green spaces.

Utilities:

Sewer – currently located on the edge of West Des Moines city limits on F-90 about 1 mile East of Booneville. A second sewer line is currently terminated approximately 1.6 miles East of the subject properties on the South side of the river. Water – a 4” water service from the Warren Water District running along Tabor Road up to 360th/F90.

Fiber internet is at the road.

Power – Mid American 161KV & 345KV overhead high-voltage lines run along the northern boundary of the farm to a substation about ½ mile West of the subject property. Power is also available at the road for residential use.

Future Growth Potential: The West Des Moines 2022 transportation master plan highlights a future freeway near the property, enhancing its accessibility and appeal for residential development.

Development Considerations: A water service study will be required for future subdividing to ensure resource allocation meets development needs. Microsoft Corp has recently purchased over 400 acres about a half mile West of the tracts on the North and South sides of 365th street.

Planning & Oversight: While adjoining the City Limits of Van Meter, there is a moratorium agreement in place between Van Meter and West Des Moines, stipulating that all subdivision plats and plats of survey for this parcel will be reviewed by the City of West Des Moines. This ensures a streamlined development process and alignment with West Des Moines’ growth plan

Why Invest in Van Meter and West Des Moines?

Van Meter: As one of Iowa’s charming and growing small towns, Van Meter combines the appeal of rural living with the convenience of proximity to major urban areas. Known for its community spirit and quality schools, Van Meter is attracting families and professionals seeking a balance between work and lifestyle. With easy access to Interstate 80 and its close proximity to Des Moines, Van Meter is positioned for future growth, making it an attractive location for residential development.

West Des Moines: A recognized hub of economic growth, West Des Moines has consistently ranked as one of the fastest-growing cities in Iowa. It boasts a thriving economy, low unemployment, and a strong commercial presence with major employers like Wells Fargo, Hy-Vee, and Microsoft. The city offers excellent schools, top-tier amenities, and vibrant retail centers, including Jordan Creek Town Center—one of the largest shopping malls in the Midwest. With a strategic location near Des Moines and robust infrastructure plans, West Des Moines continues to be a prime destination for developers and investors alike.

Absentee bidding will be available via online bidding. Online Bidders must register 24 hours prior to the day of auction.

For assistance registering for online bidding, or for questions regarding this property, contact Listing Agent, Chris Wearmouth at (515) 993-7732

USDA Information:

Farmland Acres: 118.02

Cropland Acres: 98.8

DCP Crop Data (Corn): 52.96 Base Acres, PLC Yield 123 bu/ac

DCP Crop Data (Beans): 41.9 Base Acres, PLC Yield 41 bu/ac

***Exact acreage amount may change when reconstituted by the FSA

General Summary:

Sign on Property: YES

General Farm Location: 2.5 miles East of Van Meter

Brief Legal Description: SE ¼ of the NW ¼ and the North ½ of the SW ¼ of SEC 36 –TWN 78 – RNG 27. Exact Legal to come from abstract.

Parcel Numbers: 1536200004; 1536400003; and 1536400008.

Gross Acres: 113.25 acres

Annual Taxes 2024 (Paid 2025-2026) – $2,562.19

Online Bidding: YES (24 hrs prior registration required)

Closing: March 26th , 2026

Possession: Immediately upon Closing, Subject to Tenants Rights.

Terms: Cash/Conventional, not subject to buyer financing. 10% Earnest Deposit Due day of Auction.

Abstract: Seller will provide an abstract continued to the date of purchase, at Seller’s Expense.

AUCTION DETAILS

Dallas County, Iowa Land Auction

113.25 Gross Acres

Thursday, January 29th, 2026 at 11:00 AM

Auction Location:

Veterans Reception Center

910 Main St

Van Meter, IA 50261

Online Bidding: Contact us to register.

Seller’s Attorney: Megan Regennitter – Simpson, Jensen, Abels, Fischer & Bouslog, P.C.

Agency Disclosure: KILOTERRA and its agents are exclusive representatives of the seller.

Successful bidder(s) acknowledge they are representing themselves in the transaction and are responsible to complete the transaction if identified as the winning bidder.

Auction Method: The property will be offered in two tracts and sold using the “Buyer’s Choice” auction method on a price-per-acre basis. Tracts will not be combined or offered in their entirety at the conclusion of the auction. Participants may view the auction in our Virtual platform, where Online bidding will be available.

Bidder Registration: All bidders must register with KILOTERRA and obtain a bidder number prior to the start of the auction to place a bid at the Auction. Online bidders must register with KILOTERRA and receive prior authorization 24 hours prior to the auction in order to participate.

Earnest Money Deposit: A deposit in the amount of 10% of the gross sale price is required on the day of auction. Earnest money must be made in form of cash or check, payable to KILOTERRA Trust and will be held by KILOTERRA’s Trust Account until the day of closing.

Farm Lease and Possession: The land was leased for 2025, with 85 acres leased at $250 per acre for a total rent of $21,250 in 2025. The Seller (Daniel C Adams & Vicki C Adams Grandchildren Trust) will retain the 2025 cash rent. The winning bidder(s) will have immediate possession, upon closing of the property, subject to tenant’s rights.

Closing and Possession: Closing will occur on or before March 26th , 2026, as agreed by the buyer and seller. The balance of the purchase price is due at closing, in the form of cash, certified check or electronic wire transfer. Closing will be performed by Seller’s Attorney. Possession will be immediate upon closing, subject to tenant’s rights.

Agency Acknowledgement & Purchase Agreement: Immediately upon conclusion of the Auction, Winning Bidder(s) will sign an Agency Disclosure and Acknowledgement which indicates KILOTERRA is representing the Seller’s and Winning Bidder is representing themselves.

Contract and Title: Winning Bidder(s) will enter a Real Estate Sales Contract with the seller, which detail the terms of the sale as outlined herein. Winning Bidder(s) will also deposit with KILOTERRA the Earnest Money deposit. This sale is not contingent upon Buyer Financing Approval and will be considered a Cash Transaction. The seller will provide a current abstract at their expense.

Full legal descriptions will come from the abstract, and gross sales prices will be calculated based on surveyed acres, or in the case a single bidder purchases both tracts, then the sale price will be calculated on Price Per Acre X 113.25 Gross Taxable Acres.

Improvements: Improvements, such as but not limited to fences, buildings, terraces, tiling, etc. are in “as-is condition” and will not be further improved, updated, or replaced by the sellers prior to closing. Note that fence lines may not be directly on the legal boundary and any desire to relocate, replace, or improve fencing or buildings shall be the responsibility of the Buyer.

Disclosures: This sale is subject to all easements and servient estates appurtenant thereto and subject to any zoning restrictions, restrictive covenants, easements, leases, mineral reservations, and restrictions of record, if any exist. All property is sold on an “As is – Where is” basis with no warranties expressed or implied by the Auctioneer, KILOTERRA, KILOTERRA’s agents, or the Seller. Any announcements made day of Auction by the Auctioneer or Listing Agent(s) will take precedence over any previously published public marketing information. Bidding increments are at the discretion of the Auctioneer and all decisions of the Auctioneer are final.

Disclaimers: Farm Program Information is provided by the United States Department of Agriculture (USDA) offices. All field boundaries are taken from these and other sources believed by the seller and KILOTERRA to be accurate. Values included in statements and or published marketing including but not limited to the conservation plan, gross acres, total crop acres, FSA acres, base acres, and CSR2 ratings, are believed to be reliable and are estimates by the seller and KILOTERRA. However, it is expressed that this information are subject to change if/when the farm is reconstituted by the Dallas County FSA and NRCS offices and prospective bidders acknowledge that these values may vary from figures stated within marketing material or day of auction.

Prospective Bidders shall perform their own inspection of the property prior to bidding at the auction.