Lamb & Bailey County Multi-Tract Auction

FARMING, RANCHING AND CONSERVATION TRACTS TEXAS HIGH PLAINS IN LAMB AND BAILEY COUNTIES

1145+/- ACRES (6 TRACTS)

LOCATED IN LAMB AND BAILEY COUNTY, TEXAS

Auction Date/Time:

Online Bidding Opens on 10:00am Central Daylight Savings TimeOctober 7, 202610:00am Central Daylight Savings Time

LIVE AUCTION LOCATION:  Lamb County Ag Center, 1612 Hall Avenue, Littlefield, TX 79339

AUCTION INFORMATION: All of the information for this Online-Live auction event can be found online by going to

MAP LINK: Lamb/Bailey County Multi-tract Auction Map

AUCTION VIDEO LINK: Lamb & Bailey County Multi-tract Auction Video

PROPERTY INFORMATION PACKET LINK: CLICK HERE

PROPERTY LOCATION: Multiple farms located in Lamb and Bailey County, Texas.  See Map Link for tract locations.

LEGAL DESCRIPTIONS: All legal descriptions are outlined in the Property Information Packets, under the Title Commitments and on Exhibit A.

Auction Format Description: Advanced Online bidding shall be opened as indicated above and accompanied with Live Public bidding beginning on the date, time, and location stated above.  Auctioneer shall have full authority to offer the PROPERTY at the AUCTION in any manner in which it sees fit for the purpose of obtaining the highest price possible. AUCTIONEER shall establish the methodology by which the AUCTION is conducted. The PROPERTY shall be advertised and sold as a Reserve Auction with SELLER reserving the right to (Accept or Reject) any and all bids placed in the AUCTION. The AUCTION shall be conducted as an online (internet auction), and/or with a live auction event.

EACH TRACT WILL BE SOLD ON A PER ACRE BASIS TIMES THE MONEY.  BIDDING WILL BE CONDUCTED IN DOLLARS PER ACRE AND THEN MULTIPLIED BY TOTAL LISTED ACREAGE FOR THAT TRACT TO ARRIVE AT TOTAL TRACT BID PRICE.

PROPERTY INSPECTION: The property can be previewed by contacting the auction company at (806) 686-6371 or the Auctioneer/Broker directly at (806) 786-5426 (Monty). Buyer agrees to indemnify, defend and hold harmless property owner from any damages resulting from Buyer's preview of the property. Property previews are encouraged prior to placing a bid in the auction. There may be cattle in the pasture, so please keep all the gates closed while inspecting. Please do not drive in tall grass to avoid fire hazards. Direct all questions to the auction company.

GENERAL DESCRIPTION:  This Auction offers bidders a diverse set of tracts including two Lamb County tracts and 4 tracts in Bailey County.  With most of the tracts having future farming and ranching possibilities along with a fair amount of the tracts also providing options for hunting, recreation and conservation, this is a well-rounded offering.

TRACT DESCRIPTIONS: 1143+/- acres offered in (6 TRACTS) with 2 tracts in Lamb County, Texas and 4 tracts in Bailey County, Texas, more specifically described as follows:

TRACT 1: This 165.7+/- acre Conservation Reserve Program tract in Southeastern Lamb County is nestled between a mix of conservation tracts and productive farmland.  Accessible by maintained county roads on the south and west sides of the property, this tract is approximately 25 miles from the city of Lubbock, Texas which is the largest city in the region.  Lubbock is home to a Division I University, Regional Medical Hub, and Agricultural Hub of the South Plains.  This tract is located approximately 32 miles from the Preston Smith International Airport (LBB) as well.  This tract offers the potential for wildlife such as quail, dove and mule deer.  With big open skies expect to be able to see the stars and watch some spectacular sunrises and sunsets from this property.  Farm is enrolled in Conservation Reserve Program (CRP) through September of 2030.

TRACT 2: This 186.81+/- acre Conservation Reserve Program tract is located just northwest of Littlefield, Texas in southern Lamb County, located between additional grass tracts and productive farmland.  Tract is accessible by maintained county roads on the south and west sides of the tract property.  This tract is less than ½ mile from Littlefield city limits and is approximately 27 miles from Shallowater, TX, and 32 miles from Lubbock, Texas which is the largest city in the region.  This tract is located approximately 39 miles from the Preston Smith International Airport (LBB) as well.  This tract has good soil and established grass with passive income from CRP revenue, as farm is enrolled in Conservation Reserve Program through September of 2031.

TRACT 3: This 328.3+/- acres Conservation Reserve – State Acres for Wildlife Enhancement (CRP-SAFE) tract is located in West Central Bailey County and just renewed back into the CRP-SAFE program.  The farm has great accessibility with Farm to Market (FM) 1731 running down the east side of the property for over a mile and CR 1184 on the north side of the tract, and CR 1194 on the south side of the tract.  This farm has consistent soil and a well established stand of grass.  There are a few small trees on the property.  While there is a paved FM road on the east boundary, there is generally nominal traffic most days on this roadway, so you get the benefit of maintained paved frontage with a peaceful solitude.  This farm is located approximately 29 miles from Farwell, Texas and 37 miles from Clovis, NM.  Farm is also located 22 miles from Muleshoe, Texas and 27 miles from Sudan, Texas.  Lubbock is located approximately 74 miles away and it is just over 81 miles to Preston Smith International Airport north of Lubbock, Texas.

TRACT 4: This 220+/- acre tract is a good productive non-irrigated farm in Bailey County that has been in row crop production for many years.  This farm has good soil for the area. This land is accessible by CR 1254 that runs along the southern boundary of the property.  This farm is located in an area known for trophy mule deer and good general populations of quail along with occasional antelope.  It also has potential for migratory dove, crane and geese.  This farm is located approximately 39 miles from Farwell, Texas and 48 miles from Clovis, NM.  Farm is also located 30 miles from Muleshoe, Texas and 31.5 miles from Sudan, Texas.  Lubbock is located approximately 75 miles away and it is just over 81 miles to Preston Smith International Airport north of Lubbock, Texas.  With good accessibility, decent soil, open spaces and native wildlife, this property could serve multiple purposes.

TRACT 5: This 65 +/- acre Conservation Reserve – State Acres for Wildlife Enhancement (CRP-SAFE) tract is located in Southwest Bailey County and is in the CRP-SAFE program through September of 2031.  The farm has great accessibility with Farm to Market (FM) 54 running down the North side of the property with some properties carved out by other landowners for house sites on a portion of the frontage.  There is still approximately 800’ of frontage on the north side of the tract, and FM 596 curves from the North to the South on the Northeast side of the tract.  There are several homes in the Maple farm community next to this parcel.  This is a good tract of grass that has passive income from this CRP-Safe tract.  This farm is located approximately 42 miles from Farwell, Texas and 48 miles from Clovis, NM.  Farm is also located 33 miles from Muleshoe, Texas and 33 miles from Sudan, Texas.  Lubbock is located approximately 67 miles away and it is just over 74 miles to Preston Smith International Airport north of Lubbock, Texas.

TRACT 6:   This 177+/- acre improved grass tract offers great recreational potential in Southcentral Bailey County.  With diverse topography, a few trees, and a remote location, this property should have the potential for making a good mule deer and quail hunting paradise.  This property is located less than one mile from Coyote Lake and several larger tracts of ranchland with good cover and plenty of natural funnels for game. There is an old, dilapidated farmhouse and old trees that provide cover for wildlife that could hold deer and quail.  This old homestead area is on the northeast corner of the property just off the CR 1155 and could also make a great spot for a deer camp. This property is not in Conservation Reserve Program and could be utilized for grazing (with addition of well) and hunting.  There are very few people living in the general area and road traffic is mostly just local ranchers and farmers that utilize CR 1155 and CR 97 which border on the north and west sides of the property.  This farm is located approximately 29 miles from Farwell, Texas and 36 miles from Clovis, NM.  Farm is also located 16.3 miles from Muleshoe, Texas and 26 miles from Sudan, Texas.  Lubbock is located approximately 74 miles away and it is just over 80 miles to Preston Smith International Airport north of Lubbock, Texas.

FSA INFORMATION:  All FSA information is provided as a courtesy from the Lamb County and Bailey County, Texas Farm Service Agencies. To view (or download) the FSA info and the 156EZ reports on each farm, go to the auction website or review material in the Property Information Packet.

SURVEY: In the event any purchased tract requires a survey to determine the legal description for title insurance, the cost of the survey will be paid by the seller.  Any additional survey desired by the buyer will be at the buyer’s sole discretion and cost. In the event said survey identifies a variance between the advertised and surveyed acres, the purchase price will be adjusted on a per acre basis.

POSSESSION: Possession of the properties shall be given upon payment in full of the purchase price and transfer of title at closing, with exception to Tract 4 which that has a growing crop, see estoppel certificate in Property Information Packet for details:

TAXES: The current year’s taxes will be prorated to the day of closing. 

MINERALS AND OTHER TITLE RESERVATIONS AND/OR SPECIAL PROVISIONS: Attached hereto as Exhibit(s) E, are materials specifically related to reservations or special provisions that will be a part of the purchase contract to be executed in compliance with Section 8 of the Auction Bidders Agreement.  Buyer acknowledges receipt of such Exhibits and specifically consents to the inclusion of such reservations and special provisions in the purchase contract.

PERSONAL PROPERTY: Any livestock or farm equipment, hunting equipment, and personal property currently located on the farm does not sell and may be removed prior to closing and possession. The irrigation systems (well equipment, pumps, pivots if present) outlined above in the tract descriptions will remain with the property it is situated on. 

AUCTIONEERS NOTE: This unique offering brought by five different families boasts a variety of locations and types of uses. Most of this land has not been on the market for decades.  With generally good soil and and some diverse topography, these farms should be well suited for a variety of uses.  While it is getting harder to find decent size tracts of land, this auction will afford folks the opportunity to buy some decent size tracts with good accessibility, while also offering some single average to smaller sized tracts as well.   While most all of the properties boast some recreational value, there are a couple of these that should be standout hunting properties in areas know be consistent for producing trophy quality mule deer. Be sure to contact Monty Edwards at, (806)786-5426 to get more information or schedule a property preview. 

SELLERS: Walser and Schaffer Families – Tract 1

Ruff and Browning Families – Tract 2

Loucks, Glasscock, and Higgins Families – Tract 3

Jim H Johnson Trust – Tracts 4 & 5

Alkali Cattle, Inc. – Tract 6

Auction Bidders Agreement

THIS IS A LEGALLY BINDING DOCUMENT. IF YOU DO NOT UNDERSTAND THE TERMS AND CONDITIONS AS SET FORTH HEREIN, PLEASE CONSULT AN ATTORNEY PRIOR TO SIGNING.

 I ___________________________________________________________ (Buyer) agree to immediately enter into a Purchase Contract if I am declared the high bidder (winning bidder) by the auctioneer during the following auction:

Description of Land (Full legal descriptions in Title Company).

Legal Description:   

Auction Date/Time:

o Online Bidding Opens on September 16, 2026 starting at 10:00am Central Daylight Savings Time

o Live Bidding begins on October 7, 2026 starting at 10:00am Central Daylight Savings Time 

Location of Live Auction: Lamb County Ag Center, 1612 Hall Avenue, Littlefield, TX 79339

By signing below, I agree that I have read and fully understand the Auction Bidders Agreement and the Terms and Conditions of this auction.

I fully understand and agree that an Auction Bidders Agreement MUST be signed and returned to the auction company, prior to being allowed to bid in the Auction.  As a bidder, it is solely my responsibility to contact the auction company at (806)686-6371 or the Auctioneer directly at (806)786-5426 with any questions regarding the auction, purchase agreement, or terms & conditions, prior to placing any bids in said auction. 

Auction Terms & Conditions

1)    Seller’s Confirmation: The property is being offered in a Public Auction, this is a reserve auction with all bids being subject to final approval and acceptance by Seller(s).

2)     Auction Bidding Registration: Auction bidder hereby acknowledges that they must be properly registered for the auction by completing and signing the Auction Bidders Agreement, which will be sent by email via DocuSign or from the Broker/Auctioneer upon request. Upon completing this registration form and receiving approval, bidding privileges will be granted. If you need assistance with registration, you may contact Monty Edwards at (806)786-5426 or by email at Monty@MEdwardsAuction.com. Seller(s) may at their sole discretion request additional registration requirements from any bidder unknown to them or the auction company.

3)     Auction Format Description: Advanced Online bidding shall be opened as indicated above and accompanied with Live Public bidding beginning on the date, time, and location stated above.  Auctioneer shall have full authority to offer the PROPERTY at the AUCTION in any manner in which it sees fit for the purpose of obtaining the highest price possible. AUCTIONEER shall establish the methodology by which the AUCTION is conducted. The PROPERTY shall be advertised and sold as a Reserve Auction with SELLER reserving the right to (Accept or Reject) any and all bids placed in the AUCTION. The AUCTION shall be conducted as an online (internet auction), and/or with a live auction event.

4)     AUCTIONEER may, at its option, open the AUCTION for advance online bidding for a period of approximately three (3) to four (4) weeks prior to any scheduled live auction event (the “Pre-Auction Bidding Period”) as part of the first round of bidding. All bids received during the Pre-Auction Bidding Period shall be deemed valid and binding bids and shall be carried forward to the live auction as opening or floor bids.

5)     In the event a bidder submits a maximum bid during the Pre-Auction Bidding Period that has not been exceeded prior to the commencement of the live auction, such maximum bid shall be treated as a proxy bid. AUCTIONEER is authorized to advance such proxy bid competitively, in bid increments established by AUCTIONEER, against bids made by live bidders during the live auction event, until such maximum bid is exceeded or the bidding concludes.

6)     All bidding, whether conducted during the Pre-Auction Bidding Period or during any live auction event, shall be subject to the terms and conditions of this AGREEMENT and any additional terms and conditions of sale established by AUCTIONEER and announced or published prior to or at the time of the AUCTION.

7)      All properties will be sold individually – no combination or group bidding.  This format is designed to ensure every bidder has a fair opportunity to raise their offer and secure the property they want.

8)     Agency Disclosure: The Broker/Auctioneers are acting exclusively as the agent for Seller in this transaction and is to be paid a fee by Seller pursuant to a separate written agreement between Seller and Broker/Auctioneer. The Broker/Auctioneer is not acting as agent in this transaction for the Buyer. Any third-party broker is not a subagent of Broker/Auctioneer.

9)     Property Preview and Inspection: Broker/Auctioneer strongly recommends that prospective Bidder(s) personally inspect the Property prior to the Auction.  This is the sole responsibility of the Bidder(s).

The property can be previewed by contacting the auction company at (806) 686-6371 or the Auctioneer(s) directly at (806) 786-5426 (Monty Edwards, Auctioneer). Buyer agrees to indemnify, defend and hold harmless property owner from any damages resulting from Buyer's preview of the property. Property previews are encouraged prior to placing a bid in the auction. There may be cattle in the pasture, so please keep all the gates closed while inspecting. Please do not drive in tall grass to avoid fire hazard. Direct all questions to the auction company.

10)  No Financing Contingency: By participating in this auction, bidders hereby agree that their bid shall NOT be subject to the bidder’s ability to obtain financing. By placing a bid in this auction, bidders are making a “cash offer” to purchase the property and financing is NOT a contingency in the purchase agreement.

11)  Buyer’s Premium: A Tuesday, November 10, 2026Rowe Abstract & Title Company306 Phelps Avenue, Littlefield, TX 79339Bridgette Thompson(806)385-4420titlework@roweabstract.comPossession of the Property shall be delivered at Closing, subject to those matters contained in the Deed, Title Commitment and the Sales Contract (See Exhibit A) for specific individual tract possession stipulations).

19)  Title: Seller shall provide a Preliminary Title Commitment for the property being sold. Seller shall pay for the issuance of the Title Policy for the property being sold and transferred. Seller shall execute a Special Warranty Deed conveying the property to the buyer(s).

20)  Taxes: Seller shall pay any previous year’s taxes (if due), and the current year’s real estate taxes shall be prorated to the date of closing.

21)  Online Auction Technology (Disclaimer): Under no circumstances shall Bidder have any kind of claim against United Country Real Estate – M. Edwards Realty & Auction or anyone else, if the Internet service fails to work correctly before or during the auction. Online bidding is subject to technology faults and issues which are outside the control of the auction company. Bidder(s) are encouraged to use the “Maximum Bid” feature on the bidding platform and lock in their maximum bid amount or attend the live auction in person, if they are concerned about technology failure during the auction. The SELLER and/or Auction Company reserves the right to (pause) the online auction bidding in the event of any internal or external technology failure, to preserve the integrity of the auction event and/or to maintain a fair and impartial bidding environment.

22)  Soft Close: In the event of an online only format, If a bid is received within the last 3 minutes of the auction, the auction close time will automatically extend 3 minutes to allow other bidders an opportunity to competitively bid prior to the auction closing. This feature eliminates "snipers" and encourages fair and impartial bidding from all participants.

23)  Broker Participation: Contact the Broker/Auctioneer to request broker registration information.

24)  Equal Opportunity: All bidding is open to the public which meets the Sellers registration qualifications and approval. The Property is available to qualified Bidders without regard to a prospective Bidders race, color, national origin, religion, sex, familial status, or physical handicap.

25)  Miscellaneous:

a)     All decisions of the Broker/Auctioneer are final as to the methods of bidding, disputes among bidders, increments of bidding, tie bids, and any other matters that may arise before, during, or after the Auction. Seller reserves the right to deny any person admittance to the Auction or expel anyone from the Auction who attempts to disrupt the Auction.

b)     Property in whole or part is subject to sale prior to auction day.

c)     Bidders are given notice that the Auction may be video/audio recorded and photographed.

d)     Broker/Auctioneer reserves the right to accept or reject offsite bidding via the internet, by telephone or by written bid.

e)     All announcements made Auction Day supersede any prior oral or written statements. The Seller reserves the right to announce additional Terms and Conditions of the sale prior to or during the Auction.

f)      The Seller and Selling Agents reserve the right to preclude any person from bidding if there is any question as to the persons credentials, fitness, etc. All decisions of the Auctioneer are final.

g)     Texas Broker/Auctioneer: Monty Edwards, Broker of Record (TX#515752), United Country Real Estate- M Edwards Realty & Auction, Brokerage of Record (TX#9002391), Monty Edwards, Auctioneer (TX#18341).

h)     In compliance with TDLR rule 67.100(c)(1), notice is hereby provided that this auction is covered by a Recovery Fund administered by the Texas Department of Licensing and Regulation, P.O. Box 12157, Austin, Texas 78711, and the phone is (512) 463-2906. Any complaints may be directed to the TDLR at the same address. 

26)  Disclaimer: All information provided is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. Information is subject to change without notice.  There are no warranties either expressed or implied pertaining to this property. BUYER also acknowledges and understands the PROPERTY offered for sale in this AUCTION may be or is subject to existing Leases or Subleases and may also have growing crops located thereon and the PROPERTY is being sold subject to those currently existing Leases and/or Subleases and the BUYER  of that PROPERTY  is purchasing the PROPERTY subject to the terms and conditions of those existing Leases and Sub-leases, and subject to any Growing Crops that will be harvested from the  PROPERTY at that crop’s normal harvest season, notwithstanding any sale and purchase of that PROPERTY. REAL ESTATE IS BEING SOLD "AS-IS, WHERE-IS" WITH NO WARRANTIES EXPRESSED OR IMPLIED. Please make all inspections and have financing arranged prior to the end of bidding. The property is available for and subject to sale prior to auction. By participating in this auction, Buyers hereby acknowledge that any bid(s) placed by them is a binding agreement to purchase the property, subject to the bid being approved and confirmed by Seller.