Absolute Greene County Land Auction
Thurs. May 8th 6:00PM
Pearl J. Essary Trust, Seller
Held at the Fair Grove United Methodist Church
Auction Location: 83 E Hickory • Fair Grove, MO
Directions To Auction Location: From the intersection of US-65 and Old Mill Rd. in Fair Grove, travel east on Old Mill Rd. approx. ½ mi. to N. Main St. Turn north on N. Main St. and travel a short distance to E. Hickory St. turn east on E. Hickory St. and travel a short distance to the Fair Gove United Methodist Church on the north side of the road. Watch for Diamond S Auction & Real Estate Co. “Auction Today” signs!
Property Location: 9571 State Highway E • Fair Grove, MO
Directions To Property: From the intersection of US-65 & Old Mill Rd. in Fair Grove, travel east on Old Mill Rd approx. 1 mi. until the road turns south and becomes MO-125/Grove Rd. Continue south a short distance to the intersection of MO-125/Grove Rd. and MO-E. Turn east on MO-E and travel approx. 3¼ mi to the property at the corner of MO-E and N. Farm Rd. 247. Watch for Diamond S Auction & Real Estate Co. signs!
Property Overview
This exceptional property offers a fantastic combination of location, beauty, and potential. Ideally situated in a growing area and just minutes from I-44 and Springfield, it features a well-balanced mix of open pasture and mature timber—perfect for a variety of uses including residential development, recreation, or continued agricultural use. With multiple building sites throughout, this land provides an ideal spot for homes with beautiful county views, a private retreat, continued agricultural use or investment.
The property includes an income-producing communications tower lease, offering an immediate return for the new owner. Whether you’re looking for a personal homestead, investment opportunity, or development potential, this property checks all the boxes. The property will be sold ABSOLUTE—to the highest bidder, regardless of price! Don’t miss your chance to bid your price on all or part of this desirable acreage. Contact us today for more information and details or to schedule a private tour of this excellent property!
Auction Tract Descriptions
(Note: All Tracts Feature Beautiful Building Sites & Selph Branch Runs Through the Eastern Side of the Property!)
Tract 1: 14± Acres, Corner Lot w/ Frontage on MO-E & N. Farm Rd. 247, Approx. 40% Open
Tract 2: 14± Acres, Frontage on MO-E, Mostly Open, Small Pond
Tract 3: 25± Acres, Frontage on N. Farm Rd. 247, Mostly Open
Tract 4: 10± Acres, Frontage on N. Farm Rd. 247, Mostly Open, Sells with a Communications Tower Lease (See details below.)
Tract 5: 25± Acres, Frontage on N. Farm Rd. 247, Scattered Timber, Pond & Older Farm Building (Rough Condition)
Tract 6: 25± Acres, Frontage on N. Farm Rd. 247, Scattered Timber
Tract 7: 25± Acres, Frontage on N. Farm Rd. 247, Wooded on West Side, Mostly Open on East Side,
Tract 8: 25± Acres, Frontage on N. Farm Rd. 247, Wooded on West Side, Mostly Open on East Side,
Tract 9: 25± Acres, Frontage on N. Farm Rd. 247, Mostly Wooded, Self Branch Frontage
Communications Tower Lease on Tract 4: The communications tower site located on Tract 4 is presently subject to a lease agreement with American Tower Corporation, headquartered in San Diego, California. The subject lease provides for a total of eight (8) successive five-year lease terms, each renewable at the option of American Tower Corporation or Assigns. The current lease payment in the amount of Seven Hundred Dollars ($700.00) per month shall be payable to the property owner and shall escalate at a rate of 2% annually.
Pursuant to the terms of the lease agreement, American Tower Corporation holds a contractual Right of First Refusal for the purchase of Tract 4. In accordance with this provision, the high bidder of Tract 4 or any combination containing Tract 4, shall be required to execute a binding Real Estate Purchase Agreement immediately following the auction. Said agreement shall be submitted to American Tower Corporation for their review and consideration. American Tower Corporation shall be allowed a period not to exceed thirty (30) days from the date of submission to determine whether to exercise or waive its Right of First Refusal.
In the event American Tower Corporation elects to exercise its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall be released from all obligations under the Real Estate Purchase Agreement and shall receive a full refund of any and all earnest money deposited in escrow. Conversely, should American Tower Corporation elect to waive its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall proceed to close on the purchase in accordance with the terms and conditions of the previously executed Real Estate Purchase Agreement.
TERMS & CONDITIONS OF SALE
BUYER’S PREMIUM: There is no buyer’s premium the amount you bid will be the contract price of the property.
DOWN PAYMENT: A down payment based on the purchase price will be paid at the close of Auction and will be applied to the purchase price at closing. Down payment amounts shall be subject to the following scale:
$300,000 & below: 10% up to $15,000.00 (Capped)
$301,000 – $500,000: $25,000.00 (Flat)
$501,000 – $1 Million: $35,000.00 (Flat)
Above $1 Million: $50,000.00 (Flat)
Purchase of the entire property: 5% (Uncapped)
CLOSING COSTS: The balance of purchase price is due in cash at closing. Closing costs will be shared equally between Buyer(s) and Seller.
CONDITIONS & CONTINGENCIES: The sale of the real estate is not subject to any contingencies nor is it conditional upon financing.
WARRANTY DEED & TITLE INSURANCE: The Seller shall provide a title search and a Warranty Deed. The cost of title insurance shall be at Buyer’s expense if Buyer elects to secure a title insurance policy.
REAL ESTATE TAXES: The Seller shall pay the 2024 and all prior year’s real estate taxes; real estate taxes for 2025 shall be prorated to the date of closing.
SURVEY: If the Seller determines that a boundary survey is required to establish a legal description, then a survey shall be prepared by Shuler Land Surveying of Bolivar, MO. The Seller and Buyer(s) shall share equally in the cost of the survey. Tracts purchased in combination shall receive a perimeter survey only, if any. In the event that an existing legal description is available then no survey will be required and as such, a survey will not be conducted.
TRACT SIGNS: The locations of the tract signs on the farm are approximate. These signs are not survey markers nor are they substitutes for survey markers, there may be a difference of several feet in any direction between the location of the tract sign and the actual location of a boundary line.
ACREAGE ADJUSTMENTS: The acreage estimates for each tract were developed using GIS satellite technology. These are fairly accurate estimates; however, they are only estimates. Therefore, the bid price for unimproved tracts or combinations of unimproved tracts shall be adjusted at closing to reflect the results of any required survey work, if the surveyed acres are different than the estimated acres. It is important to note that this adjustment shall reflect both additions to and subtractions from the estimated acres and subsequently the final purchase price. However, there shall be no prorated price adjustment for any tract or combination of tracts that contain building improvements.
COMMUNICATIONS TOWER LEASE: The communications tower site located on Tract 4 is presently subject to a lease agreement with American Tower Corporation, headquartered in San Diego, California. The subject lease provides for a total of eight (8) successive five-year lease terms, each renewable at the option of American Tower Corporation or Assigns. The current lease payment in the amount of $700.00 Hundred Dollars ($700.00) per month shall be payable to the property owner and shall escalate at a rate of 2% annually.
Pursuant to the terms of the lease agreement, American Tower Corporation holds a contractual Right of First Refusal for the purchase of Tract 4. In accordance with this provision, the high bidder of Tract 4 or any combination containing Tract 4, shall be required to execute a binding Real Estate Purchase Agreement immediately following the auction. Said agreement shall be submitted to American Tower Corporation for their review and consideration. American Tower Corporation shall be allowed a period not to exceed thirty (30) days from the date of submission to determine whether to exercise or waive its Right of First Refusal.
In the event American Tower Corporation elects to exercise its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall be released from all obligations under the Real Estate Purchase Agreement and shall receive a full refund of any and all earnest money deposited in escrow. Conversely, should American Tower Corporation elect to waive its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall proceed to close on the purchase in accordance with the terms and conditions of the previously executed Real Estate Purchase Agreement.
POSSESSION: Possession shall not be granted until closing. No Buyer may make physical changes to any structure or land, stock the farm with cattle or other livestock, harvest any crop nor store any items on the premises. Closing shall take place on or before Monday, June 23, 2025 through Polk County Title Co. located at 1320 W. Broadway in Bolivar, MO.
1031 EXCHANGE: The seller may choose to qualify the sale of the property under Section 1031 of the Internal Revenue Service Code (tax deferred exchange). Buyer(s) shall cooperate with said exchange and shall be held harmless from any and all claims, costs, liabilities, or delays in time resulting from such an exchange. Buyer shall agree to an assignment of this contract by the Seller.
UNINCLUDED ITMES: The sale of the property does not include items that are portable in nature or items that have been specifically advertised separately from the property. This shall include but is not limited to: feeders, portable corral panels, propane tanks, livestock chutes, home appliances, etc.
WATER AND SEPTIC LINES: In the event that the property sells in tracts and water or septic lines happen to cross a boundary line onto an adjacent tract the Buyer(s) of the adjacent tracts(s) shall be required to grant the easements necessary for the operation and maintenance of such systems. Furthermore, Buyers of any and all tracts shall be required to grant the easements required by the local power company to supply electrical service to each tract.
FENCES: There may not be fence lines separating the tracts of each parcel. Neither the Seller nor the auction company shall be responsible for any new fencing. New fencing shall be the sole responsibility of the Buyer(s).
AS-IS SALE: Your bids are to be based solely upon your inspection. All real estate is being sold “as-is” without physical warranty of any kind. The Seller and the agents of Diamond S Auction & Real Estate Co. shall not express nor imply any warranty or guarantee of any specific zoning classifications, location of utilities, and assurance of building permits, water or septic permits. All informational drawings and descriptions are intended as approximations only and should NOT be considered absolute. Confirmation of the accuracy of said informational drawings and descriptions shall be the sole responsibility of the buyer to their own satisfaction. No warranties or guarantees are made by the Seller or Auction Company as to the condition of any well or that may exist on the property. In short, all property is being sold “AS IS” with no guarantees of any kind.
EXISTING EASEMENTS & LEASES: All real estate is being sold subject to any existing recorded easements. Existing recorded leases, if any, will be assigned to the Buyer.
PURCHASE AGREEMENT: At the close of the auction, Buyer(s) will be required to execute an Agreement to Purchase Real Estate and Addendum(s). This agreement is available for your review. The terms of this agreement and addendum(s) are non-negotiable. Please keep in mind that the Agreement to Purchase Real Estate you will be signing at the close of the auction will be drawn up based on the manner in which you bid. You will be closing on the tract or combination of tracts on which you are the successful bidder in the manner in which you bid at the auction.
AGENCY: Diamond S Auction & Real Estate Co, Inc. and their representatives are the exclusive agents of the Seller.
ANNOUNCEMENTS: Any announcements made by the auctioneers during the course of the auction shall take precedence over this and any other printed material.
Absolute Greene County Land Auction Thurs. May 8th 6:00PM
Pearl J. Essary Trust, Seller
Held at the Fair Grove United Methodist Church
Auction Location: 83 E Hickory • Fair Grove, MO
Directions To Auction Location: From the intersection of US-65 and Old Mill Rd. in Fair Grove, travel east on Old Mill Rd. approx. ½ mi. to N. Main St. Turn north on N. Main St. and travel a short distance to E. Hickory St. turn east on E. Hickory St. and travel a short distance to the Fair Gove United Methodist Church on the north side of the road. Watch for Diamond S Auction & Real Estate Co. “Auction Today” signs!
Property Location: 9571 State Highway E • Fair Grove, MO
Directions To Property: From the intersection of US-65 & Old Mill Rd. in Fair Grove, travel east on Old Mill Rd approx. 1 mi. until the road turns south and becomes MO-125/Grove Rd. Continue south a short distance to the intersection of MO-125/Grove Rd. and MO-E. Turn east on MO-E and travel approx. 3¼ mi to the property at the corner of MO-E and N. Farm Rd. 247. Watch for Diamond S Auction & Real Estate Co. signs!
Property Overview
This exceptional property offers a fantastic combination of location, beauty, and potential. Ideally situated in a growing area and just minutes from I-44 and Springfield, it features a well-balanced mix of open pasture and mature timber—perfect for a variety of uses including residential development, recreation, or continued agricultural use. With multiple building sites throughout, this land provides an ideal spot for homes with beautiful county views, a private retreat, continued agricultural use or investment.
The property includes an income-producing communications tower lease, offering an immediate return for the new owner. Whether you’re looking for a personal homestead, investment opportunity, or development potential, this property checks all the boxes. The property will be sold ABSOLUTE—to the highest bidder, regardless of price! Don’t miss your chance to bid your price on all or part of this desirable acreage. Contact us today for more information and details or to schedule a private tour of this excellent property!
Auction Tract Descriptions
(Note: All Tracts Feature Beautiful Building Sites & Selph Branch Runs Through the Eastern Side of the Property!)
Tract 1: 14± Acres, Corner Lot w/ Frontage on MO-E & N. Farm Rd. 247, Approx. 40% Open
Tract 2: 14± Acres, Frontage on MO-E, Mostly Open, Small Pond
Tract 3: 25± Acres, Frontage on N. Farm Rd. 247, Mostly Open
Tract 4: 10± Acres, Frontage on N. Farm Rd. 247, Mostly Open, Sells with a Communications Tower Lease (See details below.)
Tract 5: 25± Acres, Frontage on N. Farm Rd. 247, Scattered Timber, Pond & Older Farm Building (Rough Condition)
Tract 6: 25± Acres, Frontage on N. Farm Rd. 247, Scattered Timber
Tract 7: 25± Acres, Frontage on N. Farm Rd. 247, Wooded on West Side, Mostly Open on East Side,
Tract 8: 25± Acres, Frontage on N. Farm Rd. 247, Wooded on West Side, Mostly Open on East Side,
Tract 9: 25± Acres, Frontage on N. Farm Rd. 247, Mostly Wooded, Self Branch Frontage
Communications Tower Lease on Tract 4: The communications tower site located on Tract 4 is presently subject to a lease agreement with American Tower Corporation, headquartered in San Diego, California. The subject lease provides for a total of eight (8) successive five-year lease terms, each renewable at the option of American Tower Corporation or Assigns. The current lease payment in the amount of Seven Hundred Dollars ($700.00) per month shall be payable to the property owner and shall escalate at a rate of 2% annually.
Pursuant to the terms of the lease agreement, American Tower Corporation holds a contractual Right of First Refusal for the purchase of Tract 4. In accordance with this provision, the high bidder of Tract 4 or any combination containing Tract 4, shall be required to execute a binding Real Estate Purchase Agreement immediately following the auction. Said agreement shall be submitted to American Tower Corporation for their review and consideration. American Tower Corporation shall be allowed a period not to exceed thirty (30) days from the date of submission to determine whether to exercise or waive its Right of First Refusal.
In the event American Tower Corporation elects to exercise its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall be released from all obligations under the Real Estate Purchase Agreement and shall receive a full refund of any and all earnest money deposited in escrow. Conversely, should American Tower Corporation elect to waive its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall proceed to close on the purchase in accordance with the terms and conditions of the previously executed Real Estate Purchase Agreement.
TERMS & CONDITIONS OF SALE
BUYER’S PREMIUM: There is no buyer’s premium the amount you bid will be the contract price of the property.
DOWN PAYMENT: A down payment based on the purchase price will be paid at the close of Auction and will be applied to the purchase price at closing. Down payment amounts shall be subject to the following scale:
CLOSING COSTS: The balance of purchase price is due in cash at closing. Closing costs will be shared equally between Buyer(s) and Seller.
CONDITIONS & CONTINGENCIES: The sale of the real estate is not subject to any contingencies nor is it conditional upon financing.
WARRANTY DEED & TITLE INSURANCE: The Seller shall provide a title search and a Warranty Deed. The cost of title insurance shall be at Buyer’s expense if Buyer elects to secure a title insurance policy.
REAL ESTATE TAXES: The Seller shall pay the 2024 and all prior year’s real estate taxes; real estate taxes for 2025 shall be prorated to the date of closing.
SURVEY: If the Seller determines that a boundary survey is required to establish a legal description, then a survey shall be prepared by Shuler Land Surveying of Bolivar, MO. The Seller and Buyer(s) shall share equally in the cost of the survey. Tracts purchased in combination shall receive a perimeter survey only, if any. In the event that an existing legal description is available then no survey will be required and as such, a survey will not be conducted.
TRACT SIGNS: The locations of the tract signs on the farm are approximate. These signs are not survey markers nor are they substitutes for survey markers, there may be a difference of several feet in any direction between the location of the tract sign and the actual location of a boundary line.
ACREAGE ADJUSTMENTS: The acreage estimates for each tract were developed using GIS satellite technology. These are fairly accurate estimates; however, they are only estimates. Therefore, the bid price for unimproved tracts or combinations of unimproved tracts shall be adjusted at closing to reflect the results of any required survey work, if the surveyed acres are different than the estimated acres. It is important to note that this adjustment shall reflect both additions to and subtractions from the estimated acres and subsequently the final purchase price. However, there shall be no prorated price adjustment for any tract or combination of tracts that contain building improvements.
COMMUNICATIONS TOWER LEASE: The communications tower site located on Tract 4 is presently subject to a lease agreement with American Tower Corporation, headquartered in San Diego, California. The subject lease provides for a total of eight (8) successive five-year lease terms, each renewable at the option of American Tower Corporation or Assigns. The current lease payment in the amount of $700.00 Hundred Dollars ($700.00) per month shall be payable to the property owner and shall escalate at a rate of 2% annually.
Pursuant to the terms of the lease agreement, American Tower Corporation holds a contractual Right of First Refusal for the purchase of Tract 4. In accordance with this provision, the high bidder of Tract 4 or any combination containing Tract 4, shall be required to execute a binding Real Estate Purchase Agreement immediately following the auction. Said agreement shall be submitted to American Tower Corporation for their review and consideration. American Tower Corporation shall be allowed a period not to exceed thirty (30) days from the date of submission to determine whether to exercise or waive its Right of First Refusal.
In the event American Tower Corporation elects to exercise its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall be released from all obligations under the Real Estate Purchase Agreement and shall receive a full refund of any and all earnest money deposited in escrow. Conversely, should American Tower Corporation elect to waive its Right of First Refusal, the high bidder of Tract 4 or any combination of tracts containing Tract 4, shall proceed to close on the purchase in accordance with the terms and conditions of the previously executed Real Estate Purchase Agreement.
POSSESSION: Possession shall not be granted until closing. No Buyer may make physical changes to any structure or land, stock the farm with cattle or other livestock, harvest any crop nor store any items on the premises. Closing shall take place on or before Monday, June 23, 2025 through Polk County Title Co. located at 1320 W. Broadway in Bolivar, MO.
1031 EXCHANGE: The seller may choose to qualify the sale of the property under Section 1031 of the Internal Revenue Service Code (tax deferred exchange). Buyer(s) shall cooperate with said exchange and shall be held harmless from any and all claims, costs, liabilities, or delays in time resulting from such an exchange. Buyer shall agree to an assignment of this contract by the Seller.
UNINCLUDED ITMES: The sale of the property does not include items that are portable in nature or items that have been specifically advertised separately from the property. This shall include but is not limited to: feeders, portable corral panels, propane tanks, livestock chutes, home appliances, etc.
WATER AND SEPTIC LINES: In the event that the property sells in tracts and water or septic lines happen to cross a boundary line onto an adjacent tract the Buyer(s) of the adjacent tracts(s) shall be required to grant the easements necessary for the operation and maintenance of such systems. Furthermore, Buyers of any and all tracts shall be required to grant the easements required by the local power company to supply electrical service to each tract.
FENCES: There may not be fence lines separating the tracts of each parcel. Neither the Seller nor the auction company shall be responsible for any new fencing. New fencing shall be the sole responsibility of the Buyer(s).
AS-IS SALE: Your bids are to be based solely upon your inspection. All real estate is being sold “as-is” without physical warranty of any kind. The Seller and the agents of Diamond S Auction & Real Estate Co. shall not express nor imply any warranty or guarantee of any specific zoning classifications, location of utilities, and assurance of building permits, water or septic permits. All informational drawings and descriptions are intended as approximations only and should NOT be considered absolute. Confirmation of the accuracy of said informational drawings and descriptions shall be the sole responsibility of the buyer to their own satisfaction. No warranties or guarantees are made by the Seller or Auction Company as to the condition of any well or that may exist on the property. In short, all property is being sold “AS IS” with no guarantees of any kind.
EXISTING EASEMENTS & LEASES: All real estate is being sold subject to any existing recorded easements. Existing recorded leases, if any, will be assigned to the Buyer.
PURCHASE AGREEMENT: At the close of the auction, Buyer(s) will be required to execute an Agreement to Purchase Real Estate and Addendum(s). This agreement is available for your review. The terms of this agreement and addendum(s) are non-negotiable. Please keep in mind that the Agreement to Purchase Real Estate you will be signing at the close of the auction will be drawn up based on the manner in which you bid. You will be closing on the tract or combination of tracts on which you are the successful bidder in the manner in which you bid at the auction.
AGENCY: Diamond S Auction & Real Estate Co, Inc. and their representatives are the exclusive agents of the Seller.
ANNOUNCEMENTS: Any announcements made by the auctioneers during the course of the auction shall take precedence over this and any other printed material.
Details
Venue
Fair Grove, MO 65648 United States + Google Map