Auction Date:
March 13, 2026 | 10:00 am Auction Location / Nearest City:
23925 HWY CC, Houstonia, MO 65333Featured items:
- Tract 1 – 71.5 Acres
- Tract 2 – 94.44 Acres
- 4 bedroom home
- 54’ x 96’ Morton building
- 20’ x 24’ Pole barn
- Tract 3 – 72.91 Acres
view full listing info & Photos
Auction Description:
Land for Sale in Pettis County
Live and Online Auction
Auction Date/Time: March 13th, 2026 – 10:00am
Location: 23925 HWY CC, Houstonia, MO 65333
238.85 Surveyed Acres T48N – R21W – Sections 20 & 21
Tract 1 – 71.5 Acres with FSA Tillable @ 65.13 Acres
Tract 2 – 94.44 Acres with FSA Tillable @ 73.41 Acres
Tract 3 – 72.91 Acres with FSA tillable @ 60.44 Acres
FARM LOCATION
2 Miles south of the I-70 and HWY 65 Junction, Then 1 ½ Mile West on HWY CC.
Farm lays on the Saline and Pettis County Line being 12 miles South of Marshall, MO and 17 Miles North of Sedalia
PROPERTY VIEWING
Feel free to drive this property when the ground is dry or frozen.
Auctioneer Note
Wheeler Auctions is proud to represent the Arnold’s and present this high-quality Pettis County Farm located just 2 miles off Hwy 65 and bordered on 2 sides by blacktop HWY CC and Hwy RB.
As a row crop farm or a cattle haven, it does not disappoint with the way it lays, or its convenience and location. Many of you will remember this as the old “Young Farm”, with its standing tradition of quality management and versatile capabilities. The Arnolds have improved on that, and regardless of your motive to purchase land, this farm warrants consideration.
The sellers are motivated, the process is straightforward and the opportunity is real. We invite you to be with us on Friday, March 13 to exercise your option to buy all or any part of this farm.
Auction Notes, Terms and Conditions
Pettis County T48N – R21W – Sections 20 & 21
Sale Date: Friday, March 13, 2026 at 10 A.M.
Sale and Farm Location: 23925 HWY CC, Houstonia, MO 65333
2 miles South of the I-70 and HWY 65 Marshall Junction, then 1 ½ mile West on HWY CC.
Method of Auction: The farm will sell by the acre in 3 surveyed tracts using the “Buyers Choice” method of sale with the winning bidder’s option to choose any one tract, multiple tracts or the entire offering at the bid price. If only one tract is chosen, then we will open the bidding on the remaining tracts until all are sold. Property sells with the confirmation of bid price by the sellers. This will be a live onsite auction with internet bidding available through WheelerLive. Internet bidders must be preapproved 24 hours prior to the auction.
Contract: Immediately following the conclusion of the land sale, we will write the sale contracts and receive the escrow/earnest money of 10% down payment. Payment check is non-refundable and payable to Truman Title Company Inc.
Closing: The closing will be on or before, Friday, April 17, 2026 at the office of Truman Title Inc., 120 W 5th St., Sedalia, MO 65301. Buyers are asked to adhere to the closing time frame as part of the timeliness for disposition of assets.
Possession: Possession will be immediate once the contracts are signed and escrow down payment is received following the auction.
Tenant: There is no tenant agreement in place for any of the ground in 2026. A number of area farmers and cattlemen are interested in submitting a rental proposal for various tracts in the event a non-farming or investor group purchases the land.
Taxes: The 2025 taxes are paid and were in the amount of: Tract 1 @ $188.97, Tract 2 @ $890.02, and Tract 3 @ $86.45. The 2026 Taxes and beyond will be the responsibility of the new owners.
Viewing: Feel free to drive this property when the ground is dry or frozen.
The Home: This two Story 4 bedroom home will not be shown except on sale day. Built in 1915, it is approximately 1680 square feet and could very much be refurbished to live in or as a rental. It will require extensive renovation including new water lines and some woodworking. We offer the home on tract two “as-is, where-is”, with your option to decide whether to demolish it or refurbish it to its once grand picturesque manor. For more information on the home call Mike Williams, 816-797-5450.
Notable Information:
The Tract 2 machine shed which is a 54’ x 96’ Morton building is in good condition. The north ¼ is enclosed for a shop and has skylight panels in the roof. The floor is gravel.
Steel corral pens for sorting and loading are new and easily accessed off the driveway of Tract 2
An older 20’ x 24’ pole barn for cattle loafing shed or machinery storage is on Tract 2
The Tract 2 home, stock water, and machine shed hydrant are serviced by a deep well. The pump, pressure tank and valves are in the basement of the house, however, water is currently shut off as the line needs repair.
All three tracts have pond water availability
Tract Access: Tract 1 may be accessed on the East side along Reid Rd. Site distance are good along HWY CC should you like to acquire permission from MODOT for a farm entrance along HWY CC. It’s also bordered on the North along Reid Rd.
Tract 2 is accessed up the farm lane leading to the house, machine shed and pasture. It too is bordered on the North by Reid Rd.
Tract 3 is accessed on the curve at the corner of HWY CC and Hwy RB. Note, per the survey, the farm entrance for Tract 3 is in place and owned by Tract 3, however, for years it has also been one of the accesses for Tract 2 and permission from the buyer of Tract 3 will need to be granted for use as a Tract 2 access.
Utilities & Water: West Central Electric Utilities services Tract 2. There are no utility or water services on either Tract 1 or Tract 3.
Schools: Farm sets in the Pettis County R-5 School District/Hughesville High School, 16215 HWY H, Hughesville, MO 65334 (recently implemented a 4 day school week)
Down Payment: Ten percent (10%) nonrefundable down payment the day of auction, upon signing a purchase agreement immediately following the close of bidding. The down payment may be paid in the form of personal check, business check, or cashier’s check. The remainder of the purchase price is payable at closing. YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING. Be sure you have arranged financing, if needed, and are capable of paying the balance at Closing.
Title: Seller shall provide and execute a proper deed conveying the real estate to the Purchaser. Seller to pay for title insurance premium including title search and examination fees. Purchaser to pay any lender fees, search premiums, or appraisals necessary to secure buyers funds for closing. Purchaser and Seller will split (half) the closing costs.
Mineral Rights: The sale shall include 100% of the mineral rights owned by the Seller.
Easements: Sale of the property is subject to any and all easements of record.
Acreage/Survey: The property will sell by the acre value and all acres are documented with the survey.
Agency: Wheeler Auctions & Real Estate and its representatives are Exclusive Agents for the Seller.
Disclaimer: The property is being sold on an “as is, where is” basis, and no warranty or representation, either express or implied, concerning the property is made by either the Seller or the Auction Company. Each bidder is responsible for conducting its own independent inspections, investigations, and all due diligence concerning the property and the auction. Information contained in this brochure is subject to verification by all parties relying on it. Diagrams/dimensions in this brochure are approximate. Acreage is estimated or confirmed by survey when available. All information contained in this brochure and any related materials are subject to the terms and conditions of sale outlined in the purchase contract. Auction conduct and bidding increments are at the sole direction and discretion of the auctioneer. All decisions of the auctioneer are final. The Seller and the Auction Company reserve the right to preclude anyone from bidding if there is a question as to the person’s credentials, fitness, intent, etc.
New Data, Corrections and Changes: Please arrive prior to scheduled auction time to inspect any changes, corrections, or additions to the property information. ALL ANNOUNCEMENTS AND INFORMATION GIVEN FROM THE AUCTION PODIUM SHALL TAKE PRECEDENCE OVER PREVIOUSLY PRINTED OR STATED ADVERTISEMENT.
NO BUYERS PREMIUM FOR ONSITE BUYERS AT THIS AUCTION – what you bid is what you pay. Additional internet bidding fees apply for online buyers.
Visit WheelerLive.com or call Paige Sayre 308-760-4333 for information regarding added online purchasing fees or registration questions.
SELLER:
Jared S. Arnold and Shela M. Arnold
FOR MORE INFORMATION:
Mike Williams
CALL NOW 816-797-5450
EMAIL MIKE: MWAUCTIONS@CTCIS.NET
Auction Location / Nearest City:
23925 HWY CC, Houstonia, MO 65333Share this on:
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