20 Acres Lot
Live Auction Opportunity: Country Living Meets Productive Farmland
Mark your calendar for an exceptional real estate opportunity taking place on Saturday, May 9, 2026, where a highly desirable rural property will be offered through a live onsite auction with simultaneous online bidding. Located at 18676 LIV 437 near Chillicothe, Missouri, this offering represents a rare chance to acquire a versatile property that combines comfortable residential living with productive agricultural land. Opportunities like this do not come around often, especially in a location that balances peaceful countryside living with convenient access to town amenities.
This auction features three distinct tracts, each offering unique advantages for buyers ranging from homeowners and hobby farmers to seasoned agricultural investors. The combination of improved pasture, hay production land, and a well-maintained residence makes this property particularly appealing for those seeking both lifestyle and income potential. Whether you are looking to establish a farm operation, expand your existing portfolio, or simply enjoy the tranquility of rural life, this property delivers on multiple levels.
At the heart of this offering is Tract 1, which includes a charming and functional home situated on approximately 20 acres, subject to survey. Properties of this size and quality, located just minutes from Chillicothe, are increasingly difficult to find. This tract is especially appealing for those who want manageable acreage without sacrificing proximity to essential services, schools, and community amenities.
The home itself is a well-built brick ranch designed for both comfort and practicality. With three bedrooms and two and a half bathrooms, it provides ample space for families or individuals seeking a quiet retreat. The layout is thoughtfully designed to support everyday living, with approximately 1,652 square feet of main-level living space. The attached two-car garage adds convenience and functionality, especially for those accustomed to rural or farm lifestyles.
One of the standout features of the home is the mudroom, which connects directly to the garage. This space includes a half bath and main-floor laundry, making it ideal for managing the demands of outdoor work or farm activities. It serves as a transitional area that helps keep the main living spaces clean and organized, a feature that is particularly valuable in a rural setting.
The home is equipped with modern systems that ensure year-round comfort. A Goodman propane forced-air HVAC system provides efficient heating, while central air conditioning keeps the home cool during warmer months. Additionally, the presence of two 50-gallon electric water heaters ensures a reliable supply of hot water, even for larger households or busy mornings.
Beyond the main level, the property offers an approximately 80% finished basement, significantly expanding the usable living space. This lower level includes a second kitchen, a pantry, a spacious family room with a fireplace, and a full bathroom. There is also a non-conforming fourth bedroom, which can be used as a guest room, office, or hobby space. The basement provides flexibility for multi-generational living, entertaining, or even potential rental use. With additional storage areas and exterior access, it enhances both the practicality and value of the home.
While the home is well-maintained, it does present an opportunity for cosmetic updates. This allows buyers to personalize the space according to their tastes and preferences. Whether it involves modernizing finishes, updating flooring, or enhancing the kitchen and bathrooms, these improvements can significantly increase the home’s value and appeal over time.
Stepping outside, the property truly shines as a functional and ready-to-use rural setting. The 20-acre tract includes open pastureland located just south of the home, making it ideal for livestock or agricultural use. The land is currently utilized for improved pasture and hay production, offering immediate income potential and practical utility for farming operations.
The property is well-equipped to support livestock, with fenced lots and access to rural water. A pond with an established waterer further enhances its suitability for cattle or other animals. These features reduce the need for additional investment and allow new owners to begin operations immediately.
In addition to the land itself, the property includes several valuable outbuildings that contribute to its overall functionality. A large 58-foot by 80-foot pole barn, partially constructed with concrete flooring, provides ample space for equipment storage, livestock shelter, or workshop use. A 70-foot by 67-foot lean-to shed offers additional covered space, while a 30-foot by 52-foot barn adds versatility for various agricultural needs.
Grain storage is also well-supported, with three grain bins and a bulk bin included in the property. These features are particularly beneficial for those involved in crop production or feed storage, further enhancing the property’s agricultural value.
The remaining tracts in the auction—Tract 2, consisting of approximately 107 acres, and Tract 3, with approximately 38 acres—expand the possibilities even further. These parcels provide additional land for farming, investment, or future development. Buyers have the flexibility to bid on individual tracts or consider the combined potential of multiple parcels, depending on their goals and resources.
The auction format itself adds an element of accessibility and transparency. Conducted live onsite with the option for online bidding, it allows both local and remote participants to take part in the process. This ensures a competitive environment where the property can achieve its true market value while giving buyers a fair opportunity to secure a desirable asset.
For farmers, this property represents a chance to acquire productive land with existing infrastructure in place. The combination of pasture, hay production, and livestock-ready features makes it a practical and efficient addition to any agricultural operation. For investors, the property offers strong potential for appreciation, rental income, or resale after improvements.
For those seeking a lifestyle change, the property provides the perfect setting for country living. The peaceful surroundings, open spaces, and functional home create an environment where you can enjoy a slower pace of life while still being close to town. It is an opportunity to experience the best of both worlds—rural tranquility and modern convenience.
In today’s market, properties that combine residential comfort with agricultural potential are increasingly rare. The proximity to Chillicothe adds to the appeal, ensuring that essential services, shopping, and community activities are never far away. This balance of location, functionality, and opportunity makes the offering truly exceptional.
As the auction date approaches, interested buyers are encouraged to plan their visit and evaluate the property in person. Walking the land, exploring the home, and reviewing the outbuildings will provide a deeper understanding of its value and potential. Whether you are an experienced investor or a first-time buyer, this is a chance to secure a property that offers both immediate benefits and long-term rewards.
In conclusion, this live auction represents a unique opportunity to acquire a versatile and valuable property in Livingston County, Missouri. With its combination of a well-maintained home, productive farmland, and functional infrastructure, it stands out as a rare find in today’s real estate market. Whether your goal is farming, investing, or simply enjoying country living, this property is well worth your attention.
Listed on Zillow
