Thursday, October 12, 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


Adair County, Missouri

The Joyce Hammons Estate farm is located just north of Novinger on Hwy 149. The farm is further described as being located in Section 20, T63N-R16W, Nineveh Township, Adair County, Missouri.

Physical Address: 19885 Gasperi Road, Novinger, MO 63559


Joyce Hammons Estate

Glenna Daniels Young, Personal Representative


Louie Zinn (319) 795-2314


Tuesday, October 3rd • 4:00 PM - 6:00 PM


236.64 surveyed acres • 3 tracts

The tracts represent tillable cropland, pastureland, timber/recreational land, potential building sites, and a home.


TRACT 1 - $3,300.00 PER ACRE

TRACT 2 - $2,650.00 PER ACRE

TRACT 3 - $72,000.00 LUMP SUM

TOTAL - $772,256.00


Tract 1- 151.57 surveyed acres

  • FSA records indicate 27.68 NHEL cropland acres
  • NCCPI Overall Rating: 79
  • Soil types include Vesser, Gifford, Dockery/Tice, and Vanmeter
  • Berms in place to protect tillable acres; the remaining acres represent pasture/hay, tall grasses/forbs, and timber
  • Davis Creek runs through the property
  • Improved with a pond and fences in place
  • Excellent whitetail deer and other wildlife habitat
  • Access along east side via Gasperi Rd off Hwy 149
  • Red shed included

Tract 2 – 75.50 surveyed acres

  • Acreage represents pasture/hay and timber
  • All utilities present on Hwy 149; excellent potential building site
  • Improved with a barn, silo, grain bin, a pond and fences in place
  • Excellent whitetail deer and other wildlife habitat
  • Access along the northeast corner off Hwy 149 and along the south on Gasperi Rd

Tract 3 – 9.57 surveyed acres

  • Acreage represents pasture/hay and timber with a 5 bed, 1 bath, two-story farmhouse (approx.1,800 square feet)
  • All utilities present with home
  • New propane furnace (2020)
  • Septic for home will need updated and rerouted if the buyer of tract 3 is different than the buyer of tract 2. Contact Auction Manager for details.
  • Improved with two outbuildings, a pond, and fences in place
  • Excellent potential building sites
  • Excellent whitetail deer and other wildlife habitat
  • Located on Hwy 149


Tracts 1 and 2 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. Tract 3 will then be sold for a lump sum total dollar amount. 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 Pickell Abstract 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 November 10, 2023.

The seller will provide title insurance in the full amount of the purchase price. Seller will retain all of the 2023 crop income and the 2023 real estate taxes will be prorated to the date of closing. Buyer(s) will be responsible for all subsequent real estate taxes. Open lease for 2024 crop year and beyond. No hunting lease in place. Possession at closing, subject to removal of crops by the current tenant. Buyer(s) will be allowed on property to hunt and/or prepare for hunting season prior to closing, with proof of liability insurance.

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”.



2022 Property Taxes $718.07




Tract 1

Tract 2

Tract 3

Tract 1 - Tillable Only

Tract 2 - Tillable Only


Joyce Hammons Estate

Glenna Daniels Young, Personal Representative

Representing Attorney:

Wallace Trosen | Wallace W. Trosen, Attorney At Law LLC

1 Crown Dr # 102, Kirksville, MO 63501 | (660) 665-4070

Title Work:

Pickell Abstract Company

115 S Franklin St, Kirksville, MO 63501 | (660) 665-8324

Auction Manager:

Louie Zinn (319) 795-2314