LAND AUCTION - 68.9± ACRES IN 3 TRACTS WITH BARNS
Mt. Pisgah Road Area, Johnson County, IL
Auction: Friday, November 7, 2025 at 10:00 AM
Auction Location: Vienna Public Library, 401 Poplar St, Vienna, IL 62995
Bidding: Live & Online
Preview by appointment – Call 1-800-272-9791
Approximately 68.9 acres in Johnson County, Illinois will be offered at auction in three tracts, with the option to purchase as a whole. The property consists of fallow pastureland with a mix of open ground and improvements that make it suitable for a variety of uses, including farming, livestock, hunting, recreation, or investment. Tract 2 is improved with two barns—a 45' x 72' pole barn with electric service and a 40' x 50' traditional barn—plus hi-tensile fencing and two ponds. The acreage has been fallow, providing a blank canvas for restoration, expansion, or development.
Annual Taxes (all tracts): $887.66
Address: TBD Mt. Pisgah Road, Buncombe, IL 62912
TRACT 1: Approximately 18.6 acres
- Approx. 50% pastureland (fallow)
- Approximately 50% wooded
- Tax ID: 07-05-303-000 & Part of 07-06-406-002
- 2024 Taxes: $470.32
- Earnest Money: $7,500
TRACT 2: Approximately 40 acres with improvements
- Pole Barn: 45' x 72' (including 15' lean-to), peak height 16', electric service (no water)
- Traditional Barn: 40' x 50'
- Hi-tensile fencing
- Two ponds (approximately 0.27 acres and 0.12 acres)
- Open pastureland (fallow)
- Tax ID: 07-06-404-000
- 2024 Taxes: $172.84
- Earnest Money: $15,000
TRACT 3: Approximately 10.3 acres
- Open pastureland (fallow)
- Tax ID: 07-06-406-002
- 2024 Taxes: $244.50
- Earnest Money: $5,000
PERSONAL PROPERTY AUCTION Online Only - Tuesday, November 11, 2025 Details to be announced
Directions: From the intersection of IL-37 & IL-146 in Elvira: Head west (away from Vienna) on IL-146 W for 2.0 miles, turn south (left) onto Mt Pisgah Rd for 1.9 miles to property on the east side (left). Total distance: approximately 3.9 miles.
Seller: The Estate of Charles Grant
Abbreviated Real Estate Terms: Successful bidder(s) will be required to enter into a written contract and deposit earnest money as noted above for each tract. Balance due on or before December 19, 2025. Deed and title insurance will be provided by the seller. Possession will be given on the date of closing. A five percent (5%) buyer's premium will apply to the high bid to establish the contract price. Make your financial arrangements prior to the auction. Potential buyers may make any inspections prior to auction. Public access to the Internet for online bidding is available at public libraries.
Joe Ollis Auction Service, LLC IL. Lic # 444.000380
Information Herein Believed to Be Accurate but Not Warranted
Joe Ollis Real Estate & Auction, LLC
Bidding Procedures & Auction Terms and Conditions
Property and Basic Information
- The Real Estate consists of:
- Commonly known as TBD Mt. Pisgah Road, Buncombe, IL 62912
- Identified by County Parcel Numbers: 07-05-303-000, 07-06-404-000, and 07-06-406-002
- There are no leases or rents.
- This property is being sold on an "AS IS", "WHERE IS" basis, and no warranty or representation, either express or implied, concerning the property or its future use is made by Seller or Auction Company. Buyers may conduct inspections by contacting Joe Ollis Real Estate & Auction, LLC at 618-833-2227 or 800-272-9791 to schedule an appointment.
- While you may obtain financing for your purchase, this auction is not contingent on financing, appraisal, survey, or inspections of any kind. If you do not have your finances in order, we ask that you Don't Bid!
- Sale of said property is subject to: any and all easements of record, state and federal regulations, restrictions as to use or improvements of premises, utility, roadway, railway, and gas line easements, all state and local zoning ordinances, and any other limitations, if any.
Registration and Representation
- This real estate auction is being conducted as a simulcast auction on Friday, November 7, 2025 at 10:00 AM, with bidding taking place both live at the physical location (Vienna Public Library, 401 Poplar St, Vienna, IL 62995) and online simultaneously. The auctioneer will recognize and accept bids from both in-person attendees and online bidders. All bidding is open and public. You or your authorized representative must be registered to bid either in person or online. If you need assistance placing an online bid, please call our office for assistance at 618-833-2227 or 800-272-9791.
- Registration for online bidding requires a credit card for validation, though this is not a recognized form of payment for the earnest money (deposit) or purchase price. By registering online or attending in person, all bidders acknowledge having read and agree to be bound by these Auction Terms and Conditions. Joe Ollis Real Estate & Auction, LLC reserves the right to remove or cancel the bids and bidding rights of any party at any time deemed not to be in the best interest of the seller(s).
- Joe Ollis Real Estate & Auction, LLC and their representatives are Exclusive Agents of the Seller(s). We do not represent the buyer(s) in any manner. All negotiations must be conducted through Joe Ollis Real Estate & Auction, LLC.
- Broker Participation: A commission previously agreed upon will be paid to any properly licensed real estate broker whose Buyer/Bidder is the successful purchaser for this real property, and who closes and pays the total Contract Price and Closing Costs. The broker must complete and submit all broker participation form requirements and documentation before their buyer/bidder registers for the auction, with no exceptions permitted.
Bidding Procedures
- Bidding in a Simulcast Auction: This auction is being conducted as a simulcast auction, with bidding taking place both live at the physical location and online simultaneously. The auctioneer will recognize and accept bids from both in-person attendees and online bidders. The auction will follow a traditional auction format, with the auctioneer determining when bidding is closed.
- Prebids: Prebids may be submitted online prior to the auction start time. Prebids will not be displayed or visible to other bidders until the live auction officially begins at 10:00 AM on Friday, November 7, 2025. Once the auction starts, all prebids will become visible and active in the bidding process.
- Multi-Parcel Selling Method: The Property will be offered using the Multi-Parcel method of sale, whereas the high bidder can purchase either an individual tract or multiple tracts. The Property will be offered in 3 individual tracts and in combination. Bidding will remain open on individual tracts and combinations until the close of the auction as determined by the Auctioneer. Bidding will be on a lump sum dollars per tract basis (i.e., versus bidding per acre).
- Maximum Bidding Option: Online bidders may set a maximum bid amount when placing a bid. The system will bid in specified increments up to your maximum, never exceeding it, and only increasing when raised by competing bids. This is particularly useful for online bidders who cannot attend in person.
- Joe Ollis Real Estate & Auction, LLC controls the amount of bids for sake of speed and clarity.
- Outbid Notifications: Our online auction platform automatically sends push notifications to registered bidders' mobile devices when they are outbid. Bidders can tap the notification to return directly to the auction and place a new bid. Since prebids are not visible until the live auction begins, outbid notifications will not be sent until the auction officially starts at 10:00 AM. Email notifications are also available but must be enabled by each bidder in their account settings. Important: If your mobile app is not open or running in the background, you may not receive push notifications. We strongly recommend setting a phone reminder for the auction start time to ensure you don't miss the live bidding. Please note that if you are outbid near the end of the auction, you may not receive the notification until after the auction has closed. You can check your current bid status at any time during the auction through the app or platform. If the system shows you are outbid, you are outbid. If you need to verify your bid status, contact ollis@ollisauction.com or call 1-800-272-9791 before the auction closes.
- Technical Issues: In the event of technical difficulties, Joe Ollis Real Estate & Auction, LLC reserves the right to extend, continue, or close bidding. Neither the software provider nor Joe Ollis Real Estate & Auction, LLC shall be held responsible for software malfunctions. Data connectivity and streaming speeds can vary and bidders are responsible for ensuring they have adequate internet or cellular data connection for online bidding. We recommend testing your connection before the auction and having a backup connection method available (such as switching between Wi-Fi and cellular data). Use the "Max Bid" feature to minimize technical issues.
- Bidding Errors: Carefully review each bid before submitting. Bids must be in whole numbers only. If you make an error contact the Auctioneer immediately at ollis@ollisauction.com or call 618-833-2227 or 618-521-0525. If you do not you are still liable for your bid.
- Bidder's Duty to Report Fraud: You are responsible for all bids from your account. For suspected unauthorized access: • Immediately notify the Auctioneer at ollis@ollisauction.com • Immediately report to law enforcement • Provide police report copy to Auctioneer. Failure to report promptly makes you responsible for all purchases made using your account.
Contract Terms
- At the conclusion of the live auction, the live winning bidder will sign the contract and auction documents immediately following the auction. The online buyer will be contacted by the auction company immediately following the auction and have the contracts and documents emailed to them, which must be completed by 4 pm CST on the day following the auction.
- ALL CASH means only U.S. dollars and cents will be accepted - no other forms of payment such as vehicles, farm animals, or other items will be considered.
- A buyer's premium of five percent (5%) of the high bid shall be added to the high bid to establish the contract price. Please remember to consider this buyer's premium when placing or determining your bids.
- Earnest money requirement is a total of $27,500.00 (Tract 1 $7,500, Tract 2 $15,000, and Tract 3 $5,000). The non-refundable earnest money is due upon signing the contract. Payment options: • Check (payable to Joe Ollis Real Estate & Auction, LLC) • Cash • Credit card (5% fee applies) • Wire transfer (buyer pays transaction fees). The earnest money becomes part payment of the property at closing.
- A Winning Bidder whose documents and deposit are not received within this timeframe: • Will be subject to liquidated damages equal to the earnest money plus any costs to obtain the earnest money • Will not be allowed to bid in future Joe Ollis Real Estate & Auction, LLC events
Title and Closing
- Title Insurance and Deed: • Seller shall provide Owner's Policy of Title Insurance • Seller shall execute an Administrator's deed conveying the real estate to the buyer(s) • Seller pays for deed preparation • Buyer(s) pay for their own title search, insurance charges, and usual conveyance expenses • Buyer(s) pay for recording fees and tax stamps that attach to the deed • The closing fee of the title company shall be split 50/50 between seller and buyer • Title company: JSL Title, Inc.
- Real Estate Taxes: Seller will give credit at closing for prorated 2025 taxes based on the latest courthouse records. Seller to cover any outstanding taxes, if applicable.
- Survey Requirements: Survey cost to be split 50/50 between seller & buyer, if needed to convey deed & title.
- The sale will be closed on or before December 19, 2025. Time is of the essence. If closing has not occurred by the closing date, Joe Ollis Real Estate & Auction LLC, through its Agents or Attorney, may give the buyer five (5) days notice to close this sale. The closing date may be extended if mutually agreed upon in writing by both Seller and Buyer. Any personal property remaining becomes buyer's property/responsibility after closing.
Legal Considerations
- The Auction Company has posted all relevant documents (Contracts, tax bills, photos, etc.). Information was obtained from sources believed accurate but requires verification. Aerial Photos and Drawings are for illustration only unless specified as surveyed boundaries. All bidders must:
- Conduct their own due diligence
- Complete any professional reviews of the auction and information PRIOR to bidding
- Review any updates prior to bidding
- As exclusive Seller's agents, the Auctioneer must present all offers. Properties are subject to pre-auction sales meeting all terms. Pre-auction offers must include: • The Contract for Sale of Real Estate • Required deposit. The Seller may accept or reject any offer at their sole & absolute discretion.
- Both parties shall indemnify and hold harmless Joe Ollis Real Estate & Auction, LLC from costs, losses, liabilities, or expenses, including attorney fees, resulting from failure to fulfill obligations. Disputes will be arbitrated in Johnson County, IL or tried in Johnson County courts, at the discretion of Seller and Joe Ollis Real Estate & Auction, LLC.
- If any provision of these Terms and Conditions is held to be invalid, void, or unenforceable for any reason, the remaining provisions shall continue in full force and effect and shall in no way be affected, impaired, or invalidated.
- Failure to enforce any term does not waive future enforcement rights. These Terms and Conditions are governed by Illinois law.
Thank you for your interest. For questions, contact our representatives.
