Auction Note
Pifer’s Auction & Realty is honored to present a historic land auction of 1,763.3 +/- acres in the heart of Cass County, North Dakota. This land has been held in the Woell family for over a century and is now being made available to the public for the first time since the Bonanza farm era. Rich in legacy, soil quality, and productivity, this expansive offering features some of the most desirable and high-performing cropland in the Red River Valley.
Whether you are a farmer looking to expand, an investor seeking premium ag land, or a family hoping to build a generational legacy, this land auction offers an opportunity like no other.
A Century of Stewardship
The Woell family has farmed this land since the early 1900s. Patriarch John Woell and his wife Inez Buchholz Woell, both proud stewards of the land, cultivated not only crops but a family legacy rooted in hard work, faith, and resilience. John was a Korean War veteran, a lifelong farmer, and a man deeply committed to his family and community. Inez carried that legacy forward, ensuring the land remained productive and responsibly managed across generations.
Their story, and this land, reflect the enduring spirit of North Dakota agriculture.
Location, Legacy, and Potential
Just west of Casselton, North Dakota, these parcels sit near one of the most dynamic and historic ag communities in the Upper Midwest. Casselton, settled in the 1870s, was once home to some of the largest Bonanza farms in the state—massive wheat-producing operations that helped shape modern agriculture. Today, the area thrives with strong infrastructure, progressive growers, and some of the highest-quality farmland in the nation.
The land’s proximity to Casselton, along with its highway access, local elevators, ethanol plant, soybean crush plant, and progressive ag base, offers incredible long-term value to both producers and investors.
Soil Quality: Among the Best in the Red River Valley
From Bearden and Kindred silty clay loams to Fargo silty clays and Gardena-Glyndon silt loams, these parcels boast exceptional Productivity Indexes (PIs), with many weighted averages in the upper 80s and 90s. Whether flat and fertile or gently sloped for optimal drainage, this land is ideal for corn, soybeans, wheat, sugar beets, and other high-yield crops. This is premium Class II soil with long-term production capability.
Auction Format and Terms
Date: Thursday, November 6, 2025
Time: 10:00 a.m.
Location: Holiday Inn, Fargo, ND
Format: Live auction with online bidding
Earnest Money: 10% due on auction day
Closing: Within 45 days
***As part of the upcoming Woell Family Land Auction, we want to provide important information regarding Parcel 7, which contains a telecommunications tower site.
While we have received 1099 income statements showing substantial lease payments in recent years (2022–2024), we have not yet received the complete lease documentation that outlines how those rental payments are calculated or adjusted. Therefore, the terms of the lease remain partially unknown at this time.
Due Diligence Contingency – Parcel 7 Only
To accommodate this, Parcel 7 will be sold subject to a due diligence contingency. This means:
- The high bidder will have 10 business days from the time lease documentation is provided by the tower company to review the agreement.
- If, during that review, the high bidder determines that the lease terms or payment structure are materially inconsistent with expectations or prior income levels, they may cancel the purchase agreement with no penalty. Earnest money will be refunded in full.
In the event of a cancellation, the seller reserves the right to offer Parcel 7 to the next highest bidder at their final bid price. ***
Final Thoughts
Rarely does an opportunity like this come to market—a large, contiguous, well-managed land base held by one family for over 100 years. This is legacy land, offering unmatched productivity, location, and long-term value. The land speaks for itself, the history adds meaning, and the market is ready.
Take the tour, run the numbers, and come ready to bid.
Parcel 1
This iconic farmstead with historic charm embodies the spirit and grit of the American farmer. Ideally situated on Old Highway 10, it sits directly across from Casselton’s largest and most established park, featuring a small fishing lake, baseball fields, dog park, playgrounds, and scenic walking paths.
At the heart of the property is a classic turn-of-the-century four-square farmhouse with a double-decker front porch. The home includes four upstairs bedrooms, a quaint upper-level bath, and a main floor filled with rich woodwork and vintage character. While major restoration is needed, the home’s historic details offer tremendous potential for those looking to bring it back to its former glory.
The largest of the outbuildings is affectionately known as “The Mall”, a massive structure stretching over 310 feet long, with sections measuring 50 and 40 feet in width. Two picturesque barns stand as reminders of the property's legacy, and multiple small grain bins dot the yard. A detached garage and workshop remain fully functional, and one of the most unique features is the old wooden water tower, believed to have once supplied steam locomotives.
From the architecture to the agricultural footprint, this farmstead is steeped in history and offers a once-in-a-lifetime opportunity to preserve and repurpose a property that has served generations. The next chapter is yours to write.
Parcel 2
Parcel 3
Parcel 4
Parcel 5
Parcel 6
Parcel 7
This 13.32 +/- acre tract includes an established wireless tower lease site, secured by a recorded easement agreement. While the full lease contract is pending, historical 1099 income records show the following revenue:
- 2024: $54,835.34
- 2023: $65,356.10
- 2022: $36,985.15
This represents a unique investment opportunity with significant passive income potential. Buyers are encouraged to review the easement agreement and consult with their advisors. Additional lease details will be provided as available.
Parcel 8
Parcel 9
Parcel 10
Parcel 11
Parcel 12
Parcel 13
Parcel 14
