Three W Farms Land Auction - 460± Acres Offered in 10 Tracts

459.64 Surveyed Acres offered in 10 Tracts

SELLER NAME: Three W Farms LLC

PROPERTY LOCATION: South and West of College Mound, MO along Gazelle Street

AUCTION DATE/TIME: October 22, 2026 / 6:00 p.m.

AUCTION LOCATION: Comfort Inn & Suites, 1821 North Missouri St., Macon, MO 63552

AUCTION MANAGER: Scott Gander 660-676-1479, Anthony Peoples 660-651-6501

DESCRIPTION: Peoples Land Co, LLC will be offering for sale at public auction a legacy farm known as "Three W Farms". The sale will be held at the Comfort Inn & Suites located at 1821 North Missouri St., Macon, MO 63552 on October 22, 2026 at 6:00 P.M. The property is located south and west of College Mound, MO along Gazelle Street and approximately 1.5 miles East of Thomas Hill Reservoir. This farm has been in the family for decades and is some of the best this area has to offer with top quality grass and hunting equipped with great fences and locations for phenomenal build sites. The farm offers all buyers the opportunity to purchase great pasture/hay land along with top notch hunting and recreational as well. The layout of the tracts for this farm are perfect to expand a cattle operation, investment portfolio, build a forever home, or own a highly sought after hunting piece of land in a great area. The quality of this land and the proximity location to Thomas Hill Reservoir make this a sale one that you do not want to miss. The farm will be sold using the buyer's choice method for Tracts 1-7 and Tracts 9-10. Then Tract 8 will be sold lump sum at the end once all other tracts have been selected. The tracts consist of the following:

TRACT INFO:

Tract 1: Consists of 35.30 surveyed acres m/l with approximately 16.2 FSA open acres m/l with the balance in timber. Has county road frontage along Gazelle Street. Great little pasture/hay or hunting and recreational tract.

Tract 2: Consists of 21.57 surveyed acres m/l with approximately 21.1 FSA open acres m/l. Has county road frontage along Gazelle Street. Great little pasture/hay and build site tract.

Tract 3: Consists of 16.68 surveyed acres m/l with approximately 16.2 FSA open acres m/l . Has county road frontage along Gazelle Street. Great little pasture/hay and build site tract.

Tract 4: Consists of 92.63 surveyed acres m/l with approximately 74.4 FSA open acres m/l with the balance in timber and wooded draws. Has county road frontage along Gazelle Street. Great little pasture/hay or hunting and recreational tract.

Tract 5: Consists of 88.31 surveyed acres m/l with approximately 78.3 FSA open acres m/l with the balance in timber and wooded draws. Has county road frontage along Gazelle Street. Great little pasture/hay or hunting and recreational tract.

Tract 6: Consists of 99.57 surveyed acres m/l with approximately 87.7 FSA open acres m/l with the balance in timber and wooded draws. Has county road frontage along Gazelle Street. Great little pasture/hay or hunting and recreational tract.

Tract 7: Consists of 58.27 surveyed acres m/l with approximately 55 FSA open acres m/l with the balance in timber and wooded draws. Has county road frontage along Gazelle Street. Great little pasture/hay or hunting and recreational tract.

**Tract 8**: Consists of 4.09 surveyed acres m/l with house and multiple sheds. Has county road frontage along Gazelle Street. Included is a country home with 4 bed and 2.5 bath. The house has central air annd propane heat. This home comes along with a 40x60 building and a 36x30 building. This would be a great opportunity for someone to have a clean slate in place to make the home and buidings their own. ***Tract 8 will be sold by the lump sum amount at the conclusion of the sale.***

Tract 9: Consists of 19.46 surveyed acres m/l with approximately 17.7 FSA open acres m/l with the balance in timber and wooded draws. Has county road frontage along Gazelle Street. Great little pasture/hay or build site tract.

Tract 10: Consists of 23.76 surveyed acres m/l with approximately 20.7 FSA open acres m/l with the balance in timber and wooded draws. Has county road frontage along Gazelle Street. Great little pasture/hay or build site tract with nice little barn included.

OPEN HOUSE/PROPERTY INSPECTION WILL HELD OCTOBER 1, 2026 FROM 4 P.M. TO 6 P.M.

CLOSING AND TITLE INSURANCE: LandCo Ttile & Escrow, LLC, 303 N. Missouri St., Ste. D, Macon, MO 63552

***All locations and boundaries shown on maps are thought to be accurate but are not exact. Farm will be sold as-is with no warranties given or implied.

10% OF BID PRICE TO BE PROVIDED AS DOWN PAYMENT AUCTION DAY.

SALE IS NOT CONTINGENT UPON FINANCING.

CLOSING TO BE ON or before DECEMBER 2, 2026

TAXES TO BE PRORATED TO CLOSING DATE.

TITLE INSURANCE FOR THE OWNER'S TITLE COMMITMENT POLICY WILL BE PAID BY THE SELLER. ALL OTHER TITLE INSURANCE COSTS ASSOCIATED WITH THE BUYER WILL BE PAID BY THE BUYER.

CLOSING COSTS AND COST TO CONDUCT CLOSING WILL BE SHARED BY BUYER AND SELLER 50/50.

BUYER TO PAY ALL RECORDING FEES.

SELLER AND TENANT TO HAVE RIGHT TO HARVEST N/A CROPS ON PROPERTY.

ALL TRACTS WILL BE SOLD AS-IS WITH NO WARRANTIES GIVEN OR IMPLIED.

ALL MAPPING LINES AND BOUNDARIES ARE THOUGHT TO BE ACCURATE BUT ARE NOT EXACT.

ALL ANNOUNCEMENTS ON SALE DAY TAKE PRECEDENCE OVER ANY ADVERTISING.

ADDITIONAL TERMS: OPEN HOUSE/PROPERTY INSPECTION WILL HELD OCTOBER 1, 2026 FROM 4 P.M. TO 6 P.M.

Representing Attorneys:

R. Timothy Bickhaus, Attorney at Law

109 North Missouri St.

Macon, MO 63552

Wilcox & Williams, LLC

401 W. Elm St.

Shelbina, MO 63468

ACCEPTANCE OF BID PRICES: Successful bidder(s) will be required to enter into a purchase agreement at the auction site immediately following the close of the auction. Successful bidders must execute purchase agreements on tracts exactly as they have been bid. If a bidder is awarded multiple tracts, such tracts will not be split in separate purchase agreements at the close of the auction. All final bid prices are subject to the Seller's acceptance or rejection.

PROPERTY INSPECTION: Each potential Bidder is responsible for conducting, at their own risk, their own independent inspections, investigations, inquiries, and due diligence concerning the property. Further, Seller disclaims all responsibility for Bidder's safety during any physical inspection.

TECHNICAL ISSUES: In the event there are technical difficulties related to internet bidding, software, internet or any other online auction-related technologies, Peoples Land Co, LLC reserves the right to extend bidding, continue the bidding, or close the bidding. Neither the company providing the software, Peoples Land Co, LLC shall be held responsible for failure of bidding software, Internet connection or missed bids.