Online Only at Ranchandfarmauctions.com

Auction Date: 10/27/26     Bidding Ends At: 1:00 PM CT

Auction Held: Online Only

UPDATE: Buyers considering this property for residential construction are encouraged to contact Muscatine County Zoning to confirm applicable building requirements. Contact the office at 563-263-0482 or zoning@muscatinecountyiowa.gov.

Potential options may include obtaining a Farm Exemption or applying to the Muscatine County Board of Adjustment for a Special Use Permit for a Rural Residence. The latter option includes a 750-foot separation requirement. Buyers should verify eligibility and applicable requirements directly with the county.

Entire Farm Description:

Ranch & Farm Auctions, the auction division of Whitetail Properties Real Estate, is offering 26± acres of prime mixed-use land for sale through our online bidding platform.

This land is located atop the huge curved timber bluff area just west of Fruitland in southern Muscatine County. Positioned approximately 200 feet above the Mississippi River grain valley, the acreage offers an elevated setting and an extremely rare opportunity to own land on the bluff, in a location that provides both recreational and agricultural appeal.

Selling as a single tract, it consists of approximately 15 acres of tillable ground, selling free and clear for 2027, and 11± acres of hardwood timber. The tillable acres carry an average CSR2 of 76 and are currently planted to a new stand of alfalfa. One tile outlet provides drainage for the farmland.

The timber provides excellent cover for wildlife, while the crop fields provide an abundant food source. Deer and turkey are abundant throughout this part of Muscatine County, providing an opportunity to have some great hunting. A very narrow ridge extends northeast, highlighting a key funnel for deer travel that is evident with a beaten-down trail.

Location is another significant notable. The Bluff is within easy reach of the Mississippi River corridor, Quad Cities, Muscatine, Burlington, and the Corridor, while still offering the privacy and open space of rural acreage. It would make a great place to build!

For an investor, the tract offers a combination of income-producing farmland and recreational ground in a desirable location. For an outdoorsman, it provides timber, topography, and edges that create a quality hunting setup. For someone looking to build, the elevation and surrounding landscape offer a unique setting and a rare opportunity.

Properties of this size and character can be difficult to find in this part of Muscatine County. Now is the time to get your finances in order and be ready to bid at RanchAndFarmAuctions.com.

For additional information, contact the listing broker and Muscatine County Land Specialist, Ben Harshyne, with Whitetail Properties Real Estate and Ranch & Farm Auctions.

• 26± acres of prime mixed-use land in southern Muscatine County

• Located atop the prominent timber bluff just west of Fruitland

• Attractive place to potentially build

• 15± acres of tillable with a 76 CSR2 average

• Tillable selling free and clear for 2027, currently planted to a new stand of alfalfa

• One tile outlet provides drainage for the farmland

• Approximately 11 acres of hardwood timber with excellent wildlife cover

• Strong deer and turkey hunting set up well for a food plot

• Great location with easy access to the Mississippi River, Quad Cities, Muscatine, Burlington, and the Iowa City Corridor

• Taxes this year were $652

Deeded Acres: 26± 

Soil Types: Downs silt loam, Fayette silt loam, Traer silt loam

Soil PI/NCCPI/CSR2: CSR 77

CRP Acres/Payment: No CRP

Taxes: $652.00

Lease Status: Open Tenancy for 2027 crop year

Possession: Immediate possession subject to the current tenant's rights for 2026

Survey Needed?: No survey needed

Brief Legal: Pt NW ¼  SW ¼ S22 and pt NE ¼ SE ¼ S21 T76N R3W Muscatine Co IA

PIDs: 1222300016, 1221400006

Lat/Lon: 41.36935, -91.19640

Zip Code: 52761