MONROE COUNTY, MO LAND AUCTION - WINDRIVER RANCH

Monroe County, Missouri

The WindRiver Ranch, L.L.C. land is located approximately 5.5 miles south of Monroe City, MO and is further described as being located in Sections 6, 7, & 18, T55N-R7W, Monroe Township, Monroe County, MO. Tracts 1 & 2 have access from the east off Hwy N. Tract 3 has access from the west off Hwy N and from the north of County Road 584. Tract 4 has access from the north off County Road 584. Tracts 5, 6, 7, & 8 have access from the west off Hwy N. Tract 9 has access from the south off County Road 595. Tract 10 has access from the north off County Road 595.

723.9 surveyed acres • 10 tracts

WindRiver Ranch is an exceptional large-tract land offering located in Monroe County, Missouri, approximately 5½ miles south of Monroe City and just minutes from Mark Twain Lake. Encompassing 723.9 surveyed acres, the property is thoughtfully divided into 10 tracts, providing flexibility for a wide range of buyers and future uses. The ranch offers a diverse blend of income-producing CRP land, scenic recreational acreage, and attractive building sites suitable for homes or weekend retreats. Rolling terrain, open fields, and wooded areas combine to create outstanding wildlife habitat, making the property ideal for hunting, outdoor recreation, and long-term land investment. Several areas are well-suited for campsites, with privacy and picturesque views throughout the ranch. A key highlight of WindRiver Ranch is its proximity to Mark Twain Lake, with a public boat ramp located approximately three miles away, offering quick and convenient access to boating, fishing, and lake recreation. Whether you’re seeking steady CRP income, recreational enjoyment, future homesites, or a legacy land investment, WindRiver Ranch presents a rare opportunity to acquire a sizable and versatile property in a highly desirable northeast Missouri location.

Tract 1 - 71.0 surveyed acres

• FSA records indicate approximately 39.9 HEL acres
• NCCPI Rating: 61.6
• Soil types include Armstrong and Mexico
• Land represents productive tillable cropland currently in CRP with the remainder in timber draws
• CRP contract expires 2033, annual payment of $6,708.00 (est.), see posted CRP contracts
• CRP contract expires 2031, annual payment of $3,004.00 (est.), see posted CRP contracts
• Cannon Water Supply District on the east side of Highway N
• Electric along Highway N
• 2.9 miles from Mark Twain Lake boat ramp
• Access is from the east off Highway N

Tract 2 - 68.0 surveyed acres

• Land represents a timber tract with some open ground
• A well maintained 6-acre lake – approx.
• CRP contract expires 2031, annual payment of $3,366.00 (est.), see posted CRP contracts
• Cannon Water Supply District on the east side of Highway N
• Electric along Highway N
• 2.9 miles from Mark Twain Lake boat ramp
• Access is from the east off Highway N

Tract 3 - 38.7 surveyed acres

• Land represents a young hardwood timber tract
• CRP contract expires 2031, annual payment of $515.00 (est.), see posted CRP contracts
• CRP contract expires 2035, annual payment of $2,598.00 (est.), see posted CRP contracts
• Cannon Water Supply District on north side of County Road 584
• Electric along County Road 584
• 3.2 miles from Mark Twain Lake boat ramp
• Access is from the west off Highway N and from the north off County Road 584

Tract 4 - 40.2 surveyed acres

• NCCPI Rating: 61.4
• Soil types include Armstrong, Calwoods, and Keswick
• Land represents productive hay ground with the remainder in timber
• One older camper trailer under a pole barn style roof
• A barn with stalls
• Cannon Water Supply District water on site
• Electric on site
• Two ponds
• 3.4 miles from Mark Twain Lake boat ramp
• Access is from the north off County Road 584

Tract 5 - 78.2 surveyed acres

• Land represents a timber tract with some open ground
• Creek runs east to west through the tract
• Cannon Water Supply District on the east side of Highway N
• Electric along Highway N
• 2.7 miles from Mark Twain Lake boat ramp
• Access is from the west off Highway N

Tract 6 - 38.3 surveyed acres

• FSA records indicate approximately 8.87 HEL acres
• NCCPI Rating: 59.6
• Soil types include Armstrong & Mexico
• Land represents timber with some open ground
• CRP contract expires 2028, annual payment of $2,340.00 (est.), see posted CRP contracts
• CRP contract expires 2030, annual payment of $1,029.00 (est.), see posted CRP contracts
• Electric along Highway N
• 2.3 miles from Mark Twain Lake boat ramp
• Access is from the west off Highway N

Tract 7 - 118.7 surveyed acres

• FSA records indicate approximately 55.04 HEL acres
• NCCPI Rating: 71.8
• Soil types include Mexico, Gorin, Armstrong, Keswick, and Lindley
• Land represents productive tillable land currently in CRP with the remainder in timber
• CRP contract expires 2030, annual payment of $6,385.00 (est.), see posted CRP contracts
• Electric along Highway N
• 2.2 miles from Mark Twain Lake boat ramp
• Access is from the west off Highway N

Tract 8 - 33.1 surveyed acres

• FSA records indicate approximately 19.81 HEL acres
• NCCPI Rating: 71.3
• Soil types include Mexico, Gorin, Keswick, and Armstrong
• Land represents productive tillable ground with the remainder in timber
• CRP contract expires 2030, annual payment of $2,297.96 (est.), see posted CRP contracts
• Electric along County Road 595
• 1.9 miles from Mark Twain Lake boat ramp
• Access is from the west off County Road 595

Tract 9 - 178.9 surveyed acres

• Land represents a large timber tract with pockets of open ground
• CRP contract expires 2028, annual payment of $478.52 (est.), see posted CRP contracts
• Three small ponds
• Electric along County Road 595
• 1.3 miles from Mark Twain Lake boat ramp
• Access is from the south off County Road 595

Tract 10 - 58.8 surveyed acres

• Land represents a timber tract with small pockets of open ground
• One small pond
• 1.3 miles from Mark Twain Lake boat ramp
• Access from the north off County Road 595

Tracts 1-10 will be sold on a price per acre basis, based on surveyed acres, and will be offered through the marketing method of “Buyer’s Choice”, whereas the high bidder can elect any of the tracts for their high bid. If the high bidder does not elect all offered tracts, then the remaining tract(s) will continue to be offered “Buyer’s Choice” until all tracts have been elected. The tracts will NOT be offered in their entirety at the conclusion of the auction.

Immediately following the auction, the successful buyer will be required to sign a real estate sales contract and pay ten percent (10%) of the purchase price as a non-refundable down payment, payable to St. Louis Title, a division of Fidelity National Title Insurance Company, which will be held in escrow until closing. The balance of the purchase price will be due at closing, which will take place on or before April 3, 2026. Full possession at closing.

The seller will provide title insurance in the full amount of the purchase price. The 2025 real estate taxes will be paid by the seller(s). Buyer(s) will be responsible for all subsequent real estate taxes. Open lease for 2026 crop year and beyond. Please contact auction manager to schedule showing times.

Bidding is NOT subject to any contingencies, including but not limited to financing, an appraisal or inspection of the property.

All announcements made sale day take precedence over prior advertising either written or oral. The information in our brochure, in our advertisements and on our website is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines drawn on maps, photographs, drone video, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties made by the seller or Sullivan Auctioneers pertaining to this property. Real estate is being sold “AS IS”.