Your Professional Auction Team

Hunting & Recreational Mecca! – Warrens, WI


92+/- Acre Family Farm Offered in 5 Parcels. 100’s of Miles of Game Trails Throughout the Farm. Ranch Home w/ 2 Car Garage.


Starts Closing at: Tuesday, June 27, 2017 at 6:00 PM CDT

Never before offered!  First Time sale! Homesteaded in 1855!

W4650 County Hwy O, Warrens, WI,

Jackson County, Township of Knapp, Section 18.

Ending Tuesday, June 27, 2017 at 6:00 PM
Open House:
 Monday, June 26 • 3:00 – 4:30 PM

The Nemitz’s 92 acre +/- family farm is being offered by on-line auction. Property is offered in 5 smaller parcels. Buyers may purchase one, two, three, four or the entire farm.

A Hunting and Recreational Mecca-100’s of miles of game trails throughout the farm.  Farm is frequented by all game including whitetail, bear and in recent years elk. Upland fowl!

 Terrain is flat to rising hills on the North side.  Easy walking, ATV or 4 wheel riding.  Many species of trees and full foliage. Oaks, elms, maples, apples & pines. Logged in 2007, trees over 12”.

Tillable ground is leased for the 2017 growing year. There will be no proration to the buyer Sandy loam. Corn and beans are typical crops.  Approximately 24- 25 acres of tillable ground currently.


Farm is frequented by all game including whitetail, bear and in recent years, ELK.

EPI-Center of Active Hunting, Recreation & Prime Location

  • NW corner of farm adjoins the Black River State Forest. 
  • Millston/Knapp Sportmans Club (West) is just down the road
  • Red Brush Pheasant Resort Camp (East) is just down the road
  • Woods and Meadow Pheasant farm (NE) is just down the road
  • I-90 system and Millston is just 5 miles away
  • County O allows ATV’s
  • Warrens, WI & beautiful McMullen Park (fishing, boating, camping) is 8-9 miles
  • Tomah, WI is less than 15 miles


Descriptions of Parcels 

*All tillable land is leased through harvest 2017.  There will be no proration given to buyer.  Ron Krizan is the leasee.


Parcel 1:      House, Garage, Pole Shed, 12.5+/- acres 

Sellers & families used the property for the weekend get-a-way and hunting cabin.  Built for year-round living. 

Ranch house on full block-wall basement.  Metal roof.

3 bed, guest bath with tub/shower and unfinished 1/4 bath in LL.

Wood for structure of the house was cut from the trees on the farm

Water Source brand GEO Thermo closed loop heat system ($125 or less per year for fuel)

Luxaire LP gas furnace

(sellers have purchased no LP since 2007-35% left in leased 500 gallon LP tank) Remaining LP will be charged to the buyer.

Rheem Marathon Electric Hot Water Heater-80 gallon

Well & Pressure Tank 2011 installed-1/2 HP submersible, 6”, about 60’ deep.

            (older abandoned well still remains on property)

Electric is underground. Electric breaker panels.      Vinyl double-cased windows.

2” of insulation in the attic.

At grade septic system.  Drilled Well. Will be inspected prior to bidding.

Approximately 6.50 tillable acres to the East of buildings.

Approximately 1.5 acres of woods, planted pines and other.  

Building Measurements


Foyer: 5×10 with closet, laminate floor,  open to lower level

Kitchen: 12×15 Oak Cabinetry-pull out can drawer, laminate flooring, electric range and refrigerator (no dishwasher/disposal)

Living Room: 13×21.5 Bright natural light,  dual picture windows, laminate floor

Bath: 7×10, vinyl tile, tub/shower combo, linen closet, low profile toilet

Bed 1: 10×12

Bed 2: 11.5×11.5

Bed 3: 10 x 11.5

Lower Level has a 10×14 workshop space

Lower Level office/storage/ bed? area: 11×12 slab insulated walls

Lower Level Laundry-hookups with sud sink.

Unfinished lower level bathroom has a working toilet, stubbed for sink and shower.

Detached 24×24, two car garage.

Concrete, automatic door openers, electrical.

Garage doors may need panel repair.

Concrete skirting between house and garage.

Pole Shed: 24×70, metal sides and roof with 15×36 metal-sided lean-to.  Dirt floors.

*Older well on property will be abandoned by closing date. The well is not code compliant – can be made code compliant with an adapter approx 1500.00 to correct. The septic is older – is a dry well and concrete tank – is a grade system. Would not be code compliant.


Parcel 2:    Twenty-two acres +/-. N & W of buildings.

Perfect mix of tillable grounds and forest.

(current lease on tillable is through harvest of 2017-no proration to new owner)

Approximately 6.75 tillable acres

A perfect “Northwoods” cabin location, easy access with game out the front door.

Generally flat with rise to ridge on North side edge.

Over 480’ road frontage on Cty O and over 750’ road frontage on Whitney Road.

ATV and Game Trails throughout land.

Good mixture of soft and hardwood trees. 

SEE Aerial Maps


Parcel 3:    Twenty-three acres.

Nice mixture of tillable ground and forest trails.

(current lease on tillable is through harvest of 2017-no proration to new owner)

Approximately 7.5 acres tillable

Generally flat with rise to ridgetop on North side edge.

ATV and Game Trails EVERYWHERE…

Over 780’ accessible road frontage on Cty O. Length of a 40 running North and South.

Good mixture of soft and hardwood trees. 

SEE Aerial Maps


Parcel 4:    Twenty-seven + acres.  For Serious hunters!

Connects to the Black River State Forest in the NW corner!

All woods. 

No tillable acres.

ATV and Game Trails EVERYWHERE…

Over 910’ road access off of County Road O. Length of a 40 running North and South.

Generally flat with rise to ridgetop On Northside.

SEE Aerial Map


Parcel 5:    Three and a half acres wooded site to the NorthEast side of Whitney Road.

A weekend camper site within a stones throw of the Black River State Forest. 

Room for building.

Over 750’ of road access off of Whitney Road.

Flat with rise to the North.  Mostly wooded with a clearing.

SEE Aerial Map


First Choice Realty of Tomah, Inc
Hansen & Young, Inc.

Addendum “A” to the Offer to Purchase
Addendum attached to and made part of the Offer to Purchase dated June 27th, made by the Buyer, with respect to
W4650 County Highway “O”, Township of Knapp, Jackson County
Directions: From I-94 take exit 128 to travel east on Cty Rd O for 5 miles. Property is on the left (north side) of road.


If you do not understand these terms or the bidding platform, DO NOT BID. Please give us a call. We can walk you through it & answer questions.

There will be a buyer’s fee (see the note at the top of the bidding page for the buyer’s premium % for this online auction). Example of how a buyer’s fee works: If the buyer’s fee is 10% then 10% will be added to the bid price to arrive at final purchase price. Example: Bid Price $100,000 plus $10,000 (10% buyer’s fee) equals purchase price of $110,000. If the buyer’s fee is a different amount, use that percentage in place of 10%.

Each property is offered under the specific terms provided in the purchase contract. Please read and review the contract thoroughly prior to bidding on any property. The purchase contract includes this Addendum “A” Online Auction Terms and Conditions. If you have not read and reviewed the Purchase and Sale Contract- Do Not Bid.

Auction End Times: Hansen & Young, Inc Online Only Auctions are timed events and all bidding will close at specified time. Hansen & Young, Inc Online Only Auctions also have an auto extend feature. If there are any bids placed in the final 10 minutes of an auction, the auction ending will be automatically extended 10 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 6:09.The auto extend feature remains active until no further bids are received within a 10 minute time frame. Auction company employees and/or the auction company may bid on auction items.

Acceptance of Bid Prices: Successful bidder(s) will be required to enter into a purchase agreement immediately following the close of the auction. First Choice Realty of Tomah, Inc will e-mail documents to be executed and returned to First Choice Realty of Tomah, Inc within 24 hours of the end of the auction. Unless the auction is noted as “SELLING ABSOLUTE”, the seller has the right to accept or reject the final bid. Bidder(s) will also sign an agency disclosure as well as a property condition report and lead based paint disclosure which all buyers will waive the right for an inspection post sale. Successful bidders not executing and returning contracts with earnest money deposit within 24 hours will be considered in default. Any and all inspections that a buyer may want must be done at buyer’s expense prior to auction. This includes the 10 day inspection period for lead based paint in single family homes built prior to 1978.

Terms and Conditions will be made part of the Wisconsin Real Estate Offer to Purchase. The buyer will execute an Offer to Purchase, in the form provided, without modification, within 24 hours of being declared the high bidder.

ALL offers are CASH OFFERS and are not subject to any buyer contingencies, whatsoever.

Earnest money shall be in the form of a bank Cashier’s Check or personal check payable to First Choice Realty of Tomah Inc Trust Account – in the amount of 10% of the final, highest bid of the on-line auction, on, June 26, 2017.  Remaining balance is to be paid at closing.

Acceptance or counters to any offers to be given on/or before June 28th.

When the buyer’s offer is accepted by seller(s) the Nemitz family, the buyer’s earnest money will apply to the purchase price.  If the buyer’s offer is rejected, the earnest money will be refunded in full to the buyer.  Earnest money will remain in First Choice Realty trust account up to the time there are no longer negotiations, or the transaction closes.  Buyer agrees to release earnest money to seller as liquidated damages if the buyer fails, for any reason, to complete the transaction. Earnest money is non-refundable.

Closing Date: July 31st or upon county zoning approval, if needed, for Parcel 1. No later than August 21, 2017.

Buyer is buying the property in its present “AS IS, WHERE IS, HOW IS” condition, with all faults – known or unknown, disclosed or not disclosed whether verbal, print or online. No liability for property information accuracy, errors, or omissions is assumed by the seller or broker, First Choice Realty of Tomah, Inc or Hansen & Young Inc. The buyer agrees that neither the seller, broker, First Choice Realty of Tomah, Inc or Hansen & Young Inc offer any warranties or representations, of any type, now or in the future.  It is agreed, that buyer will not sue for any non-disclosures or errors. All descriptions, measurements, sketches and acreage provide by the seller and the First Choice Realty Inc. with Hansen & Young Inc are to be used as a guide only. Each potential bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning the property prior to bidding. Seller to retain insurance on property until date of closing and will keep property in same condition as day of auction. Conduct of the auction and increments of bidding are at the direction and discretion of the auctioneer. All decisions of the auction company are final. Any dispute between auctioneers and buyers will be dealt with through arbitration in Monroe County, Wisconsin. By bidding on the property at auction, buyer agrees to all terms and conditions set forth as well as those set at beginning of the auction.

Each buyer is responsible to conduct their own due diligence on the property before bidding. Buyer may have tests or inspections or appraisals done at their expense and under written authorization of seller.  The offer to purchase is not contingent upon any of the above.

Title Insurance: Seller to provide buyer with title insurance and deed.

Taxes:  2016 were $2847.26 for the entire 92+/- acres. There are 3 tax parcels: (Property is parceled differently for auction than tax bill lines)

  • 028-0273-0000 East forty with buildings: $2466.28,
    i. Per Tax Bill : 15.5 Ac. Agricultural, 17.5 Ac. Pasture/Undeveloped and 5 acres productive forest.  Assessed at: $136,100 under use value assessment (taxed as agricultural land-lower assessments)
  • 028-0277-0000, Far West parcel $306.68
    i. Per Tax Bill: 12.16 acres, 8.16 acres undeveloped and 4 acres productive forest (non agricultural)
  • 028-0278-0000 is “Middle” Forty-$1074.30. 
    Per Tax bill: 10 acres as agricultural, 9 acres as undeveloped and 21 acres of productive forest

Real Estate Taxes: All taxes will be prorated to day of closing using previous year’s tax amount.

Closing costs to the buyer: $30.00 to file deed. Any testing, inspections or appraisals to be buyer’s expense, if requested. Any bank loan fees. Title company cash closing fee.

Property is zoned agricultural, forest land, undeveloped and residential.  Property taxes may change if reassessed for different usage. Offer is not contingent upon the buyer’s future use of the property or future assessment.

Evidence of Title: Seller shall provide an owner’s title insurance policy in the amount of the purchase price purchased from Dependable Title of Tomah, WI.

Deed: Seller shall provide a warranty deed.

Possession: Possession at closing. No exceptions.

Easements: Subject to any and all easement of record.

Zoning: This property is subject to all state and local zoning ordinances.

Acreage: Parcel dimensions and acreages are based on legal descriptions, tax bill information and any surveys.

Surveys: Surveying will be completed prior to closing and will be paid for by the seller.

Lease:  Property is being leased for the 2017 harvest year.  There will be no proration of crops or monies prorated to the buyer.  Leasee has all rights of access to grow & harvest the crop in 2017.

The well is not code compliant – can be made code compliant with an adapter approx 1500.00 to correct. The septic is older – is a dry well and concrete tank – is a grade system. Would not be code compliant.

Bidder Verification: The identity of all bidders will be verified, bidding rights are provisional, and if complete verification is not possible, Hansen & Young, Inc will reject the registration, and bidding activity will be terminated. The seller and selling Agents reserve the right to preclude any person from bidding if there is any question as to the person’s credentials, fitness, etc. Bidders agree to keep their username and password confidential as they are responsible for ANY and ALL activity involving their account. When using the web site you must obey any and all local state and federal laws. Violations will result in termination of web site use privileges.

Agency: First Choice Realty Inc, Hansen & Young, Inc, and its representatives are agents of the Seller.

Buyer’s Agency: All buyers are responsible to notify auctioneers of any potential buyer’s agency contracts in place before registration and bidding on the auction and no later than 24 hours prior to auction close.

NEW DATA, CORRECTIONS, AND CHANGES: Please review prior to scheduled auction time to be aware of any changes, corrections, or additions to the property information.

We gather aggregate information from this web site which may include but is not limited to: number of page visitors, most visited pages, any and all correspondence. By agreeing to these terms, you give Hansen & Young, Inc permission to send marketing emails to the email address on the account.

Mary Jo 608-374-7355
Bryce 715-418-1030
Barry 715-418-1200
Roger 715-781-7172

Bidding Increments:
$0-24 is $1
$25-100 is $2
$100-500 is $10
$500-1500 is $25
$1500-5000 is $50
$5000-10,000 is 100
$10,000-30,000 is $250
$30,000-100,000 is $500
$100,000+ is $2500

First Choice Realty Inc., Mary Jo Hill 608-374-7355
With Auctioneers: Bryce Hansen 715-418-1030, Barry Hansen & Roger Hansen.
Hansen & Young, Inc. – 1264 5th Ave, Prairie Farm, WI.
Wisconsin Registered Auctioneer License # 225, 2434, 227.


“The Professional Auction Team”

Hansen & Young, Inc.


1264 5th Avenue Prairie Farm, WI 54762

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