• INVESTMENT QUALITY ACREAGE • 2027 CROP RIGHTS TO THE BUYER • HIGHLY PRODUCTIVE, ALL TILLABLE OPEN CROPLAND • EXCELLENT SOILS INCLUDING CYCLONE, BROOKSTON AND CROSBY • STONEY CREEK OPEN DITCH & 24" COUNTY DRAIN IN PLACE • EXCELLENT ACCESS WITH FRONTAGE ON FOUR ROADS
LAND AUCTION - 269.6+/-ACRES OFFERED IN 5 TRACTS IN MADISON COUNTY, INDIANA
N 825 W, Anderson, Indiana 46011- Madison County, Indiana
Owner: Eleanor Talwar Estate Wed, Nov 18, 6:00 PM EASTERN
OPEN HOUSE/INSPECTION DATES
Wednesday October 21, 2026 from 9-10am
Saturday October 31, 2026 from 9-10am
Saturday November 7, 2026 from 9-10am
Meet a Schrader Representative at Tract 2
PROPERTY LOCATION
Tract 1: From Anderson: Travel west on SR 32 approximately 4 1/4 miles to CR 825 West, then south. The farm lies at the intersection of SR 32 and S. CR 825 West.
Tracts 2-5: From Anderson: Travel west on SR 32 1 mile to CR 500 West, then south 1/2 mile to the farm on both sides of S. CR 500 West.
AUCTION LOCATION
The Crystal Coop Reception and Event Center
3400 W. 53rd St., Anderson, IN 46011
PROPERTY DESCRIPTION
This is a one of a kind all tillable acres with excellent soils, that are in the open and with road frontage on four roads.
TRACT DESCRIPTIONS
Tract 1: 64± ac All tillable parcel with frontage along both CR 825W and SR 32. With Cyclone, Brookston and Crosby soils, this is prime, productive acreage with convenient road frontage. A versatile tract that would be an excellent addition to your land base.
Tract 2: 63± ac Highly productive, all tillable tract featuring an exceptional 170 Weighted Average Production Index with primarily Cyclone and Brookston soils. The property provides excellent access with frontage along both CR 500W and CR 100S. A 24-inch county drain crosses the property, offering an outstanding drainage outlet. Very few parcels offer this combination of productivity, accessibility, and drainage. This is a rare opportunity to acquire a high-quality agricultural property
Tract 3: 82.5± ac Nearly all tillable tract with excellent Cyclone, Crosby and Miami soils. A 24-inch county drain that crosses the tract and Stoney Creek along the west border provide an excellent drainage outlet. Approximately 1/4 mile of frontage along CR 500W. This is an excellent tract to add to your land base.
Tract 4: 45± ac Highly productive, mostly tillable tract featuring an exceptional 171 Weighted Average Production Index with primarily Cyclone and Brookston soils. Stoney Creek along the northern border provides for a good drainage outlet. Good access along CR 100S. Consider combining with Tract 3 for a larger holding.
Tract 5: 15± ac Productive, mostly tillable tract with excellent Cyclone and Crosby soils and frontage along CR 100S. Stoney Creek borders the west side, offering an excellent drainage outlet. Consider combining with Tracts 3 and 4 for greater investment potential.
AREA MAP
TRACT MAP(S)
Tract Map 1
Tract Map 2-5
AREA MAP(S)
PROCEDURE: The property will be offered in 5 individual tracts, any combination of tracts and as a total 269.6+/- acre unit. There will be open bidding on all tracts and combinations during the auction as determined by the Auctioneer. Bids on tracts, tract combinations and the total property may compete.
DOWN PAYMENT: 10% down payment on the day of auction for individual tracts or combinations of tracts. The down payment may be made in the form of cashier's check, personal check, or corporate check. YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING, so be sure you have arranged financing, if needed, and are capable of paying cash at closing.
ACCEPTANCE OF BID PRICES: All successful bidders will be required to enter into Purchase Agreements at the auction site immediately following the close of the auction. All final bid prices are subject to the Sellers' acceptance or rejection.
EVIDENCE OF TITLE: Seller shall provide an owner's title insurance policy in the amount of the purchase price.
DEED: Seller shall provide a Personal Representative's Deed(s).
CLOSING: The targeted closing date will be approximately 30 days after the auction.
POSSESSION: Possession is at closing subject to the tenant's 2026 crop rights. The 2027 crop rights transfer to the new owner(s).
REAL ESTATE TAXES: Real estate taxes will be estimated 2026 due 2027 RE taxes paid by seller via credit at closing. Buyer assumes all taxes thereafter. Real estate taxes estimated at approximately $50/acre paid for 2025 due 2026.
FARM PROGRAM INFO: Please contact Sales Managers for Farm Service Agency Information.
PROPERTY INSPECTION: Each potential Bidder is responsible for conducting, at their own risk, their own independent inspections, investigations, inquiries and due diligence concerning the property. Inspection dates have been scheduled and will be staffed with auction personnel. Further, Seller disclaims any and all responsibility for Bidder's safety during any physical inspection of the property. No party shall be deemed an invitee of the property by virtue of the offering of the property for sale.
ACREAGE: All tract acreages, dimensions, and proposed boundaries are approximate and have been estimated based on current legal descriptions and/or aerial photos.
SURVEY: The Seller shall provide a new survey where there is no existing legal description or where new boundaries are created by the tract divisions in this auction. Any need for a new survey shall be determined solely by the Seller. Seller and successful bidder shall each pay half (50:50) of the cost of the survey. The type of survey performed shall be at the Seller's option and sufficient for providing title insurance. Combination purchases will receive a perimeter survey only.
AGENCY: Schrader Real Estate & Auction Company, Inc. and its representatives are exclusive agents of the Seller.
DISCLAIMER AND ABSENCE OF WARRANTIES: All information contained in this brochure and all related materials are subject to the terms and conditions outlined in the Purchase Agreement. The property is being sold on an "AS IS, WHERE IS" basis, and no warranty or representation, either expressed or implied, concerning the property is made by the Seller or the Auction Company. All sketches and dimensions in the brochure are approximate. Each potential bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning the property. The information contained in this brochure is subject to verification by all parties relying on it. No liability for its accuracy, errors, or omissions is assumed by the Seller or the Auction Company. Conduct of the auction and increments of bidding are at the direction and discretion of the Auctioneer. The Seller and Selling Agents reserve the right to preclude any person from bidding if there is any question as to the person's credentials, fitness, etc. All decisions of the Auctioneer are final.
ANY ANNOUNCEMENTS MADE THE DAY OF THE SALE TAKE PRECEDENCE OVER PRINTED MATERIAL OR ANY OTHER ORAL STATEMENTS MADE.
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