Wednesday, November 8, 2023 - 1:00 PM Central

Auction to be conducted as a virtual, online auction. If you need assistance with internet bidding, please contact our office at


Wapello County, Iowa

The Phyllis M. Bottger farm is located 5 miles west of Packwood, IA on H17. The land is further described as being located in Section 13, T73N-R12W, Competine Township, Wapello County, Iowa.

From the Highway 1 Exit (Exit 212) at Fairfield, go west 8 miles on Highway 34 to V63 (also known as the Packwood Road), then turn right (north) on V63 and travel 8 miles north on V63 to H17 (at the southern edge of Packwood). Then turn left (west) on H17 and travel west on H17 5 miles to the farm.


Phyllis M. Bottger


Rick Shafer (515) 313-5508


158.95 surveyed acres • 2 tracts

The property contains a total of 158.95 surveyed acres and will be sold in 2 tracts. Farmers and investors, be sure to check out this well-maintained Wapello County, Iowa property.


TRACT 1 - $6,000.00 PER ACRE

TRACT 2 - $11,400.00 PER ACRE

TOTAL - $1,323,006.00


Tract 1 – 90.56 surveyed acres

  • FSA figures indicate 37.55 cropland acres
  • CSR2 rating of 54.2 (on the cropland acres)
  • The balance of this tract is pasture and timber areas
  • Soil types include Adair, Otley-Nira, Colo-Ely, and Otley
  • There is an older home and outbuildings on this tract
  • Access along the south from gravel road known as 165th Street

Tract 2 – 68.39 surveyed acres

  • FSA figures indicate 64.24 cropland acres
  • CSR2 rating of 77.8 (on the cropland acres)
  • Soil types include Otley-Nira, Otley, Mahaska, Clarinda, Nira, and Adair
  • Access along the south from gravel road known as 165th Street


The Phyllis M. Bottger farm will be sold on a price per acre basis, based upon a survey currently in progress. Surveyed acres will be used to constitute the final settlement price. Both tracts will be offered through the marketing method of “Buyer’s Choice”, whereas the high bidder can elect either or both tracts for their high bid. If the high bidder does not elect both tracts, then the remaining tract will be sold. The tracts will NOT be offered in their entirety at the conclusion of the auction.

Immediately following the auction, the successful buyer(s) 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 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 Friday, December 22, 2023 upon delivery of a merchantable abstract and deed. Real estate taxes will be prorated to date of closing. Possession will be given at the time of closing subject to the existing lease for the 2023 crop year.

Seller will retain all of the 2023 income. Farm sells free and clear for the 2024 crop year.

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, LLC pertaining to this property. Real estate is being sold “AS IS”.





Tract 1

Tract 2


Phyllis M. Bottger

Representing Attorney:

Box and Box Attorneys

304 North Court Street | Ottumwa, IA 52501

Phone: (641) 682-4512

Auction Manager:

Rick Shafer (515) 313-5508