Thurston County, NE 390.24 Acres M/L

Peoples Company is honored to offer two exceptional farmland tracts at live public auction on Thursday, November 5, 2026, at 10:00 AM at Lyons City Hall in Lyons, Nebraska. This auction can also be viewed through the Peoples Company mobile bidding app, with online bidding available to registered bidders. The tracts are located just east of Rosalie, Nebraska near Highway 77 and adjacent to P Avenue, less than an hour from Sioux City, Iowa. These farms combine productive agricultural land with convenient access to local and regional markets.

Tract 1: 181.92 acres M/L with 186.67 FSA cropland acres carrying an NCCPI rating of 70.7
Tract 2: 208.32 acres M/L with 208.93 FSA cropland acres carrying an NCCPI rating of 68.3
Tracts 1&2: 390.24 acres M/L with 395.60 FSA cropland acres carrying an NCCPI rate of 69.5

The two tracts were created from Parcel #0002500008, which currently consists of 390.24 acres m/l in Thurston County, Nebraska.
Three posts identify the line between Tract 1 and Tract 2. Tract 1 is planted to corn; Tract 2 is planted to soybeans. A survey will be completed before the November 5 auction that will establish the final acres used for all sale and closing documents.

The property will be offered in two tracts on a price-per-acre basis using a Traditional Auction format. Bidding will begin on the individual tracts and conclude with an opportunity to bid on the property as a whole, allowing buyers the flexibility to pursue the tract(s) that best fit their farming operation, investment strategy, or future plans. Whether your goal is to expand an existing operation, diversify a land portfolio, or make a long-term investment in Nebraska farmland, this auction presents an exceptional opportunity.

These exceptional farms feature strong NCCPI averages of 70.7 and 68.3 and a combined NCCPI of 69.5 with the majority of its soils comprised of:
Moody silty clay loam
Alcester silty clay loam
Nora silt loam
Nora silty clay loam
Crofton silt loam

Tracts 1 and 2 do not include an acreage, building improvements, or grain‑handling facilities.
Legal Description

NE4 LESS HW; NW4 LESS TR, N2/SW LESS TR,W2/NW/SE 14-24N-8E Dawes Twp, Thurston County, NE. Exact legal description to be taken from Title Commitment.
Directions

½ mile east of Rosalie, P Avenue & 28 Road. 1 mile west of Highway 77 on P Avenue.
Improvements

Terraced. Partial perimeter fencing may be present but has not been evaluated; it is offered as-is with no representations or guidance from the seller regarding its condition or functionality.

Parcel Number: 0002500008
School District: Bancroft-Rosalie 20C, 20-0020
General Area: Northeast Nebraska
Net Taxes: $20,726.28
NCCPI: 69.5
Zoning: AG

Additional Info

The 2025 property taxes payable in 2026 were assessed on the parent parcel (Parcel No. 0002500008). As the parcel was not divided in 2025, Thurston County has not established separate tax assessments for the individual tracts. The following tax amounts are estimates only and have been prorated based on the taxable acres within each tract:
Estimated 2025 Gross Real Estate Taxes (Payable 2026):
Tract 1: $12,886.10*
Tract 2: $14,756.12*
Estimated 2025 Net Real Estate Taxes (Payable 2026):
Tract 1: $9,662.07*
Tract 2: $11,064.21*
*Tax amounts are estimated for informational purposes only and are subject to adjustment upon final assessment and allocation by Thurston County for 2026 taxes payable in 2027.

Tract 1 comprises approximately 181.92 acres M/L, including 186.67 FSA cropland acres with a notable NCCPI rating of 70.7. The primary soil types, including Alcester silty clay loam, Nora silty clay loam, and Moody silty clay loam, are well regarded for their productivity and dependable crop performance. Combined with terraced rolling terrain, this tract offers excellent farmability, easy field access, and efficient equipment movement throughout the farming season. Whether adding acres to an existing operation or purchasing a manageable tract with strong agricultural fundamentals, you will appreciate this farm's productive soils, practical layout, and long term value.

The buyer will have full possession available for the 2027 crop year. Situated near Rosalie, Nebraska, with P Avenue framing its north border, it’s just one mile from Highway 77. Tract 1 combines accessibility with long-term value potential. It represents a practical opportunity for both expanding producers and first-time landowners pursuing quality farmland in a well-positioned location.

Note: North boundary is P Ave, western boundary is 28 Road, south and east boundaries contain boundary posts. Property does not contain acreage, buildings, or a house.

Individual tract property tax figures are estimates for informational use only. Final amounts will be set by Thurston County. Actual tax liability for each parcel will be determined by the Thurston County assessor and Treasurer in accordance with Nebraska’s property tax laws and Thurston County assessment procedures once the parcel division is processed.
Legal Description

NW1/4NE1/4 less Highway and the NW1/4 less Highway of 14-24N-8E, Thurston County, Nebraska; EXCEPT the tract of land in the W1/2NW1/4 of 14-24N-8E (Exception detail available upon request)

Exact legal description to be provided by Title Company at closing.
Improvements

Terraces. Partial perimeter fencing may be present but has not been evaluated; it is offered “as-is” with no representations or guidance from the seller regarding its condition or functionality.

Tract 2 comprises approximately 208.32 acres M/L including 208.93 M/L FSA cropland acres and carries an impressive NCCPI rating of 68.3. Productive Alcester silty clay loam, Moody silty clay loam, and Crofton silt loam soils provide a strong foundation for consistent agricultural performance. Gently rolling terrain, easy field access, and a highly farmable layout support efficient field operations, making this tract well suited for established producers, beginning operators, and farmland investors alike. Tract 2 is available for full possession for the 2027 crop year.

Located just east of Rosalie, Nebraska, the tract benefits from access along its eastern boundary via 29 Road and shares its western boundary with 28 Road, offering excellent accessibility and operational convenience. Its desirable location, productive characteristics, and long term agricultural appeal make it an attractive opportunity for buyers seeking a well positioned and highly functional farmland investment.

Note: Partial west boundary is 28 Rd, eastern boundary is 29 Rd, north & west boundaries contain boundary posts. Property does not contain acreage, buildings, or a house.

Individual tract property tax figures are estimates for informational use only. Final amounts will be set by Thurston County. Actual tax liability for each parcel will be determined by the Thurston County assessor and Treasurer in accordance with Nebraska’s property tax laws and Thurston County assessment procedures once the parcel division is processed.
Legal Description

NE1/4NE1/4 and the S1/2NE1/4 of Section 14, Township 24 North, 14-24N-8E Thurston County, Nebraska AND The N1/2SW1/4 and the W1/2NW1/4 SE1/4 14-24N-8E, Thurston County, Nebraska; EXCEPT the tract of land located in part of the NW1/4SW1/4 of 14-24N-8E, Thurston County, Nebraska (Exception detail available upon request)

Exact legal description to be provided by Title Company at closing.
Details

Acres: 208.32 Acres M/L
Parcel Number: part of 0002500008
Net Taxes: $11,064.21
NCCPI: 68.3

Directions
From Rosalie, NE: 1 mile east, along 29 Road.