Tract 2 — 82± Acres of Ozark Hardwoods (Swing Tract) | Province Rd, Irondale, MO
82 acres of timber, ridges, and quiet in Washington County deer and turkey country.
A solid canopy of mature hardwoods rolls north from the Tract 1 homestead, with long views across the Ozark hills. This tract is unimproved and ready for a hunting camp, private recreation ground, or a long-term land hold. Mark Twain National Forest is in the area, and St. Louis is about 90 minutes away.
Swing Tract: who can buy it. Tract 2 can only be purchased by:
- The Tract 1 buyer, combining it with the home for the full 99± acre homestead, or
- An adjoining landowner whose property borders Tract 2.
Adjoining landowners must provide proof of ownership (a recorded deed or county tax record) and be approved before bidding. Bids from anyone else will not be accepted.
Utilities: Electric
Schools: Valley R-VI
Bidding Closes: October 16, 2026 at 12:30pm
Walk the Land: Friday, October 2, 2026 from 5:00-7:00pm and Monday, October 12, 2026 from 10:00am-12:00pm
10% Buyer's Premium added to the high bid
Earnest money and closing terms per Terms & Conditions
Own the house, own the woods. Bid both tracts.
J.T. Morgan, CAI — 573-330-9754 | MO RE Agent #244585
99± ACRE WASHINGTON COUNTY FARM — OFFERED IN 2 TRACTS
13129 Province Road, Irondale, Missouri 63648
Real Estate closes Wednesday, October 16th, 2026 at 12:30 PM CT
A 99± acre farm on Province Road in Washington County, offered on a multi-parcel basis. The home, garage and yard sell as Tract 1. The 82± acres of timber and recreational ground sell as Tract 2, offered as a swing tract — it sells either to the Tract 1 buyer or to an adjoining landowner adding acreage. Bid Tract 1 on its own, bid both tracts together for the entire farm, or, if you own ground adjoining Tract 2, bid the timber separately. Highest total takes it.
PROPERTY HIGHLIGHTS
- 99± acres in Washington County, Missouri
- Offered in 2 tracts or as an entirety — highest total wins
- Home and garage offered as their own tract
- 82± acres of hardwood timber and recreational ground
- Frontage on Province Road
- Valley R-VI School District
- Agricultural classification
- Approximately 1.5 hours from the St. Louis metro
OFFERED IN TRACTS
Tract 1 — Home, garage and yard, 17± acres
Tract 2 — Timber and recreational ground, 82± acres (swing tract)
SWING TRACT — WHO MAY BID ON TRACT 2
Tract 2 is offered as a swing tract and will sell only to one of the following:
- The Tract 1 buyer, taking both tracts as the entire 99± acre farm, or
- An owner of land adjoining Tract 2, adding acreage to an existing holding
Adjoining landowners must provide proof of ownership — a recorded deed or county tax record — and be approved by the Auctioneer before bidding on Tract 2. Bids on Tract 2 from bidders who do not qualify will not be accepted. Bidders who want the whole farm should bid Tract 1 and Tract 2 together.
Tract lines shown are a proposed layout for marketing purposes only. The property has not been surveyed, all acreages are approximate, and any survey is the responsibility of the Buyer.
PROPERTY TOURS
Friday, October 2, 2026 — 5:00 PM to 7:00 PM
Monday, October 12, 2026 — 10:00 AM to 12:00 PM
TERMS
10% Buyer's Premium. 10% earnest deposit with signed contract within 24 hours of the close. Closing in 30 days, cash or conventional loan, not contingent on financing. Sold As-Is, Where-Is. Selling subject to Seller confirmation. Tract 2 sells subject to the swing tract restriction stated above; the Auctioneer determines bidder eligibility.
West Central Auction Company
James Morgan, CAI | Licensed MO Real Estate Agent #244585
(573) 330-9754 | [email protected]
westcentralauctionco.com
<div style="text-align: left;"><span style="font-size: 24px;"><strong>PROPERTY ADDRESS: 13129 Province Road, Irondale, MO - Washington County - 99± Acres</strong></span><span style="font-size: 18px;">
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<br><em>PROPERTY IS OFFERED UNDER THE SPECIFIC TERMS PROVIDED. PLEASE READ AND REVIEW THE TERMS THOROUGHLY PRIOR TO BIDDING ON ANY PROPERTY. IF YOU HAVE NOT READ AND REVIEWED THE TERMS FOR SALE OF REAL ESTATE, DO NOT BID.</em>
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<br><strong>AUCTION END TIMES: </strong>West Central Auction Company Online Auctions are timed events and all bidding will close at specified time West Central Auction Company, Online Auctions also have an auto extend feature. Any bid placed in the final 5 minutes of an auction, the auction ending will be automatically extended 5 minutes from the time the bid was placed. Example: if an auction scheduled to close at 6:00 receives a bid at 5:59, the close time will automatically extend 6:04.The auto extend feature remains active until no further bids are received within a 5 minute time frame.
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<br><strong>ORDER OF SALE: </strong>Offering - The real estate will be offered on a multi-parcel basis in individual tracts, in any grouping or combination of tracts, and as an entirety, with combination bidding open throughout the auction. Bidders may bid on any individual tract, on any combination of tracts, or on the entirety. At the close of bidding the property will sell in whichever configuration produces the highest total to the Seller. Seller will confirm or decline the aggregate result and will not accept the bid on one tract while declining another. Bid price + 10% Buyer's Premium = Contract price.
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<br><strong>TRACTS AND SURVEY:</strong> Tract lines, acreages and boundaries shown are a proposed layout for marketing purposes only. The property has NOT been surveyed. All acreages are approximate, were obtained from third-party sources, and are not warranted. Any survey desired is the responsibility and expense of the Buyer. Bidders must satisfy themselves as to boundaries, legal access and acreage prior to bidding.
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<br><strong>RESTRICTIONS: </strong>Subject only to all City of Irondale, Washington County and State of Missouri laws, ordinances and regulations. Also selling to all easements of record. Seller is placing no restrictions on the property. The owner does warrant that they have good merchantable title to the real estate and that they will convey the same with a warranty deed, free from all encumbrances, liens or judgments at the time of closing.
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<br><strong>AUCTION CONTRACT:</strong> Please note that the Auction Contract will be executed at the close of the auction and will be drawn up based on the manner in which you bid. You will be closing on property on which you are the successful bidder in the final manner in which you bid at the auction.
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<br><strong>WEST CENTRAL AUCTION CO. INVOLVEMENT IN THIS CONTRACT: </strong>The seller and buyer hereby agree that West Central Auction Co. is a part of this contract and shall receive compensation as stated in agreement hereto or as stated in listing agreement hereby made a part of.
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<br><strong>SPECIAL NOTES:</strong> All property is being sold As Is, Where Is with no warranty written or implied by West Central Auction Co. or by the sellers.<br><span style="color: rgb(184, 49, 47);"><br><strong data-pasted="true">SWING TRACT:</strong> Tract 2 is offered as a swing tract and may only be purchased by (a) the successful bidder on Tract 1, in combination with Tract 1, or (b) an owner of real property adjoining Tract 2. Adjoining owners must provide proof of ownership satisfactory to the Auctioneer and be approved prior to bidding. Any bid on Tract 2 from a bidder who does not qualify under (a) or (b) at the close of the auction is void. The Auctioneer reserves the right to determine bidder eligibility.</span>
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<br><strong>SPECIAL INSTRUCTIONS: </strong>Any special instructions must be written on sales contract today.
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<br><strong>CLOSING COST:</strong> Seller will prepare a warranty deed. Seller agrees to furnish at Sellers expense an Owner's Policy of Title Insurance in the amount of the purchase price. Seller and Buyer shall pay their share of the costs of closing.
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<br><strong>CLOSING LOCATION/AGENT: </strong>Closing agent/location will be provided no later than ten (10) days after the auction date.
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<br><strong>TAXES:</strong> Taxes will be prorated to the day of closing.
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<br><strong>BUYER'S PREMIUM:</strong> A 10% Buyer's Premium will be added to your final bid to equal the contract price.
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<br><em>Successful bidder not executing and returning the contract with earnest money deposit within 24 hours of the conclusion of the auction will be considered in default. In the event a winning bidder fails to submit the signed Contract for Sale of Real Estate and 10% of High Bid Price in earnest money deposit, the winning bidder will be charged a penalty fee of $2,500.00 on the credit card provided at auction registration. Additional default remedies are reserved by West Central Auction Company and the Seller as provided in the Auction Terms and Conditions and the Contract for Sale of Real Estate. West Central Auction Company reserves the right to sell to the second-highest bidder in the event the successful high bidder does not comply with the terms of the sale.
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<br><strong>LIQUIDATED DAMAGES:</strong> If buyer chooses not to close within stated time herein and no written extension has been granted by the seller, the buyer will forfeit all the deposit. If such action occurs, West Central Auction Co. hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement.
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<br><strong>POSSESSION:</strong> Purchaser shall receive possession of property at closing.
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<br><strong>CONFIRMATION:</strong> Selling subject to owner's confirmation.
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<br><em>All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal on site inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public information such as easements, restrictions, zoning, right-of-ways, or any other information that can be obtained as public record in the County Court House and the City of Irondale and Washington County concerning subject properties</em>
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<br><strong><em>West Central Auction Co. is the agent of the seller and their fiduciary duties of loyalty and faithfulness are owed to their client (the seller).</em></strong>
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<br><strong>SERVER & SOFTWARE TECHNICAL ISSUES:</strong> In the event there are technical difficulties related to the server, software or any other online auction-related technologies, West Central Auction Company, reserve the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor WEST CENTRAL AUCTION COMPANY SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by West Central Auction Company.
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<br>Buyer: ________________________Date_________
<br>Buyer:_________________________Date:________</span></div>
