Sean Haberman
Land Agent | Owner | Licensed Auctioneer
Ask Sean Haberman
Take a look at this impressive 200 ± acre farmland offering located in Section 7 of Bigelow Township, Nobles County, Minnesota.
This highly productive farm features approximately 197.53 tillable acres and carries an impressive 90.6 CPI. The farm is comprised of highly sought-after soil types, including Webster Clay Loam, Canisteo Clay Loam, and Okoboji Silty Clay Loam. The property has benefited from numerous tile drainage projects and also has access to Judicial Ditch No. 1 and Judicial Ditch No. 10, providing strong drainage infrastructure for continued agricultural production.
Wind Easement Income:
A significant added benefit of this property is the additional income generated through an existing wind energy easement with Bedrock Clean Energy as part of the Little Rock Wind Project, an active wind energy development in Nobles County. The easement currently provides annual income to the landowner, with payments scheduled to increase as the project advances through development, construction, and operation. While no wind turbine is currently planned for this property, the landowner will benefit from other payments associated with the project, including long-term acreage-based payments during the operations period. These acreage payments are currently projected to begin at $60 per acre annually and include annual escalation provisions. Based on current projections and the contractual annual escalation provisions, the property has the potential to generate approximately $2,400 to $3,300+ per acre over the 30-year operations period. The farmland will remain in agricultural production, providing the unique opportunity to generate additional long-term income while maintaining the agricultural use of the property.
The property will be offered in two tracts, providing buyers the flexibility to purchase an individual tract or pursue the entire offering.
TRACT 1
Legal Description: S ½, NE ¼, Section 7, Township 101, Range 40
Acres: 80 ±
Tillable Acres: 78.8 ±
CPI: 91.8
Primary Soil Types: Webster Clay Loam, Canisteo Clay Loam
TRACT 2
Legal Description: N ½, NE ¼, & NE ¼, NW ¼, Section 7, Township 101, Range 40
Acres: 120 ±
Tillable Acres: 118.83 ±
CPI: 89.7
Primary Soil Types: Okoboji Silty Clay Loam, Canisteo Clay Loam, Webster Clay Loam
*If the tracts are sold to separate buyers, the property line between the tracts will be marked and identified by a licensed surveyor.
*If the tracts are sold to separate buyers, an FSA reconstitution will be required. All FSA information is subject to change.
* If the tracts are sold to separate buyers, the buyers will enter into a drainage tile agreement granting all tracts access to the existing tile outlets.
FARM LEASE
The property is open to farm for the 2027 growing season.
AUCTION METHOD
Timed Online-Only Auction
Bidding will begin to close November 5th, 2026 at 1:00 PM CT.
2026 TAXES & ASSESSMENTS
$9,374 – Non-Homestead
Approximately $46.87 per acre
This farm is situated in a very strong agricultural area of Nobles County, MN with convenient access to multiple grain markets.
With nearly 99% of the acreage considered tillable, a strong 90.6 CPI, established drainage infrastructure, and additional income potential, this is an exceptional opportunity to acquire a highly productive Nobles County farmland investment. For more information call Sean Haberman at 507-360-6575.
Heritage Land & Auction Group and its agents make every effort to provide accurate information. All property information, including acreage, boundary lines, income figures, soil ratings, taxes, and improvements, is believed to be reliable but is not guaranteed. All information is subject to change without notice.Prospective buyers are encouraged to independently verify all information and conduct their own inspections, surveys, and due diligence prior to entering into a purchase agreement.Property is offered subject to prior sale, price change, correction of errors, or withdrawal from the market.
