Home, Pole Barn, and Approx. 100 +/- Acres

Where Privacy, Purpose, and Possibility Meet

100.932± Acres Offered in 3 Tracts - Union County, Illinois

1240 Hummingbird Road, Buncombe, IL 62912

Live & Online Auction: February 13, 2026 - Friday - 10:00 AM

Auction Location: StarView Vineyards Barn, 5100 Wing Hill Rd, Cobden, IL 62920

Call us today to schedule a showing 1-800-272-9791

Where privacy, purpose, and possibility meet, the Tierney Property offers a setting built for those who value space, flexibility, and connection to the land. Encompassing 100.932± acres in Union County, Illinois, and offered in three tracts or as a whole, the property allows buyers to shape ownership around how they live, work, recreate, or invest. A comfortable, move-in-ready home anchors the property, supported by a pole barn, pasture, and wooded acreage with varied terrain that provides both usability and natural cover. The mix of open ground and timber creates privacy without isolation and supports wildlife habitat, making the property well suited for hunting, outdoor recreation, and land stewardship. Whether envisioned as a full-time rural residence, a recreational base with a comfortable home, a hobby or agricultural operation, or a long-term land holding, this property offers room to settle in, room to roam, and room to plan ahead. It is a place where quiet mornings, active seasons, and purposeful ownership come together in a way that feels both practical and personal.

Tax ID: 02-01-00-587-B and MH Tax Bill 02-233

2024 Taxes: $616.54; MH Tax $136.80

Exemptions: Disabled Veteran, Homeowner, Senior

Year Built: 2008

Home Square Footage: Approx. 2,280 sq ft

Lot Size: Approximately 100.932 Acres per survey

Tract Breakdown:

• Tract 1: ±46.0 Acres (NW ¼ - SW ¼, Sect 1 - T 12 S - R 1 E) - Includes home and 40x60 pole barn
• Tract 2: ±31.0 Acres (SW ¼ - NW ¼, Sect 1 - T 12 S - R 1 E)
• Tract 3: ±22.0 Acres (SW ¼ - NW ¼, Sect 1 - T 12 S - R 1 E) - Partial flood zone

Note on Acreage: The property totals 100.932 acres per survey. The tract diagram prepared by Shawnee Professional Services shows approximately 99 acres when the three tracts are totaled. This conservative estimate ensures that if the property sells in separate tracts, buyers will receive at least the acreage stated—any difference will be a plus, not a minus.

CRP Contract: 29.90 acres enrolled in Conservation Reserve Program (CP3A) across the tracts. Contract expires September 30, 2027 and is not renewable. Annual payment of $5,504.00 ($184.08/acre). Buyer to assume contract obligations.

CRP Breakdown:

• Tract 1: Approx. 16.5 acres in CRP
• Tract 2: Approx. 12.4 acres in CRP
• Tract 3: 1.0 acre in CRP
• Total: 29.9 acres

Directions: From I-57 & Lick Creek Road, head south toward Texas Eastern Road 0.6 mi, turn right (west) onto S Lick Creek Road 1.1 mi, turn left (south) onto Hummingbird Road 1.1 mi to 1240 Hummingbird Road.

Call us today to schedule a showing 1-800-272-9791

Seller: The Estate of James W. Tierney

Abbreviated Real Estate Terms: Successful bidder(s) will be required to enter into a written contract and deposit earnest money equal to ten percent (10%) of the contract price. Balance due on or before April 10, 2026. Deed and title insurance will be provided by the seller. Possession will be given on the date of closing. A ten percent (10%) 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.

Personal property from the Tierney Estate will sell in a separate online-only auction, beginning to end Tuesday, February 17, 2026 at 6:30 PM, with bidding opening Tuesday, February 10, 2026 at 10:00 AM.

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

1. The Real Estate consists of:
   • Commonly known as 1240 Hummingbird Road, Buncombe, IL 62912
   • Identified by County Parcel Numbers: 02-01-00-587-B and MH Tax Bill 02-233
   • There are no leases or rents.
2. 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.
3. 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!
4. 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

5. This real estate auction is being conducted as a simulcast auction on, February 13, 2026 Friday at 10:00 AM, with bidding taking place both live at the physical location (StarView Vineyards Barn, 5100 Wing Hill Rd, Cobden, IL 62920) 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.
6. 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).
7. 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.
8. 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

9. 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.
10. 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, February 13, 2026. Once the auction starts, all prebids will become visible and active in the bidding process.
11. Multi-Par Selling Method: The Property will be offered using the Multi-Par method of sale, whereas the high bidder can purchase either an individual tract or the property as a whole. The Property will be offered in 3 individual tracts, combination of tracts, and the property as a whole. Bidding will remain open on individual tracts and the whole property 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).
12. 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.
13. Joe Ollis Real Estate & Auction, LLC controls the amount of bids for sake of speed and clarity.
14. 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.
15. 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.
16. 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.
17. 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, and provide police report copy to Auctioneer. Failure to report promptly makes you responsible for all purchases made using your account.

Contract Terms

18. 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.
19. 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.
20. A buyer's premium of ten percent (10%) 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.
21. Earnest money requirement is ten percent (10%) of the contract price. 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), or Wire transfer (buyer pays transaction fees). The earnest money becomes part payment of the property at closing.
22. 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, and will not be allowed to bid in future Joe Ollis Real Estate & Auction, LLC events.

Title and Closing

23. Title Insurance and Deed: Seller shall provide Owner's Policy of Title Insurance. Seller shall execute an Executor'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: Union County Abstract Office, Inc.
24. Real Estate Taxes: The 2025 calendar year taxes due and payable in 2026 and prorated 2026 (January 1st to the date of closing) calendar year taxes due and payable in 2027 shall be paid by the Seller, in the form of a credit at closing. The most recent tax figures available will be used to determine the amount of the credit. Seller to cover any outstanding taxes, if applicable.
25. Survey Requirements: At the Seller's option, Seller shall provide a new survey where there is no existing legal description sufficient to convey title. Any need for a survey shall be determined solely by the Seller unless such surveys are required by State or local law. The cost of the survey, if any, shall be paid 50/50 between buyer and seller. The type of survey performed shall be at the Seller's option and sufficient for providing a standard form owner's title insurance policy and the transfer of merchantable title.
26. The sale will be closed on or before April 10, 20 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.

Conservation Reserve Program (CRP) Contract Information

27. Conservation Reserve Program Contract: A portion of the property is enrolled in the United States Department of Agriculture (USDA) Conservation Reserve Program ("CRP") under contract number 11157A, Tract 9907, with the current contract term expiring September 30, 20 The CRP enrollment includes multiple fields totaling approximately 29.90 acres. This contract is not renewable.

CRP acreage breakdown:

27. • Tract 1: Approximately 16.5 acres in CRP
    • Tract 2: Approximately 12.4 acres in CRP
    • Tract 3: Approximately 1.0 acre in CRP
    • Total: 29.9 acres
28. Transfer of Rights and Obligations: At closing, Seller shall assign and transfer to Buyer all rights, benefits, and obligations under the CRP contract. Buyer acknowledges and agrees that upon closing, Buyer assumes full contractual responsibility to the USDA for compliance with all terms, conditions, and requirements of the CRP contract for the remainder of the contract term.
29. Post-Closing Requirements: Buyer agrees to contact the Union County Farm Service Agency (FSA) office at (618) 833-5666 within thirty (30) days after closing to execute all necessary documentation to formally transfer CRP contract 11157A into Buyer's name, thereby releasing Seller from further obligations under said contract.
30. Compliance and Indemnification: Buyer shall comply with all terms and conditions of the CRP contract and shall indemnify, defend, and hold Seller harmless from any claims, penalties, or damages arising from Buyer's failure to comply with CRP requirements or from any actions or omissions by Buyer relating to the CRP contract after the closing date.
31. CRP Payment Rights:
    • Seller shall retain all CRP payments for the 2025 program year
    • Buyer shall be entitled to all CRP payments for the 2026 and 2027 program years
    • No proration of annual payments - payments transfer by complete program year
32. Documentation: Seller agrees to provide Buyer with copies of all CRP contract documents, payment records, and correspondence with USDA/FSA at or before closing.
33. Buyer Acknowledgment: Buyer acknowledges receiving and reviewing all CRP contract documentation prior to bidding and accepts the property subject to all existing CRP obligations and restrictions.

Legal Considerations

34. 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.
35. 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 Purchase Contract and the required deposit. The Seller may accept or reject any offer at their sole & absolute discretion.
36. 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 Union County, IL or tried in Union County courts, at the discretion of Seller and Joe Ollis Real Estate & Auction, LLC.
37. 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.
38. 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.