February 17th, 2026 at 1:00pm – FOR SALE
PROPERTY DESCRIPTION
Iowa Land Company is honored to represent the Donna F Westphal Estate Farm sale in far east central Cherokee County, Iowa. The farm consists of 82.25 +/- acres, located just 1 miles north of Aurelia, Iowa and is situated in Section 35 of Afton Township. This is a great opportunity for local farmers to expand their current farming operation and to give investors the ability to purchase quality farmland acres, in an area where farmland does not come available to the public often. The farm will be offered on public auction on February 17th, 2026 at 1:00PM at the Aurelia Community Center located in Aurelia, Iowa. The farm consists of 82.25 +/- acres, with 77.28 +/- acres considered cropland acres. The CSR2 weighted average is above county average rated 89.9, with Galva silty clay loam making up the majority of the farm. Excellent grain sale outlets are present in Aurelia, Alta, and Storm Lake, IA. The farm will be an open lease for the 2026 crop year full possession at closing.
Call Land Broker/Auctioneer Luke Skinner at 515-468-3610 or Land Broker Matt Skinner at 515-443-5004 for more information on this excellent Cherokee County offering.
Farm Information
- 82.25 +/- Acres
- 77.28 +/- Cropland Acres
- 89.9 CSR2
- Productive Farmland
- Strong Farming Area
- Highly Tillable Farmland
- Additional Acres Possible
Base Acres
Corn – 38.5
Soybeans – 37.6
PLC Yield
163 – Corn
49 – Soybeans
Auction Date: February 17th, 2026
Auction Time: 1:00PM
Auction Location: Aurelia, IA – Aurelia Community Center
Auction Address: 235 Main St, Aurelia, IA 51005
Sale Method: The farm will be sold at live public auction with online and phone bidding opportunities for all buyers.
Farm Lease: The farm is currently an open lease for 2026.
Survey: No survey will be completed.
Purchase Agreement: Immediately upon conclusion of the auction, the high bidder will enter into a real estate sales contract and deposit with the seller’s attorney the required earnest money payment. The Seller will provide a current abstract at their expense. Sale is not contingent upon Buyer obtaining financing.
Earnest Money: 10% earnest money payment is required on the day of the auction. All funds will be held in the sellers’ attorney trust account. The remaining balance will be due at closing.
Farm Possession: Buyer will receive real estate possession at closing subject to tenants rights.
Farm Closing: April 2nd, 2026.
FSA Information: Call Land Broker Matt Skinner or Land Broker/Auctioneer Luke Skinner for any FSA information questions prior to the auction. Note all FSA information is estimated to the best of seller and Iowa Land Company ability. All information is subject to change. The farm will be subject to a new FSA conservation plan.
Mineral Rights: All mineral rights will be conveyed to the buyer if any.
Bidder Registration: All active bidders must be registered prior to bidding on the farm. All bidders must have a bid card to bid on the farm. Call Land Broker Luke Skinner or Land Broker Matt Skinner prior to the sale if you are unable to attend the sale but have an interest in the farm. We do have online bidding available or phone bidding.
Terms and Conditions: This sale is subject to all easements, covenants, restrictions of record, and leases. Each Bidder is responsible for conducting, at their own risk, their own inspections, inquiries, and due diligence concerning the property. All property is sold “AS IS-WHERE IS” basis with no warranties or guarantees, either expressed or implied by the Seller or Iowa Land Company.
Announcements: Information provided herein was obtained from sources deemed reliable, but neither Iowa Land Company nor the Seller make any guarantees or warranties as to its accuracy. All potential bidders are urged to inspect the property, it’s condition, and to rely on their own conclusions. All sketches, dimensions, and acreage figures are approximate or “more or less”. Any announcements made auction day by Iowa Land Company will take precedence over any previously printed materials or oral statements. Iowa Land Company and Seller reserve the right to preclude any person from bidding if there are any questions as to the person’s credentials or fitness to bid.
Brief Legal Description
82.25 +/- acres located in Cherokee County, Iowa Afton Township, Section 35. Exact legal description will come from the deed.
Taxes – $2,442 +/- Annually Estimated. Taxes to be prorated on the date of closing.
1 mile north of Aurelia, IA east of County M 21 hard top.
PROPERTY AERIAL
LAND AGENT
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