73± Acres with Executive Home, Barns, and Rural Paradise - Where Rural Elegance Meets Working Land

73± Acres with Executive Home, Barns, and Rural Paradise - Where Rural Elegance Meets Working Land

Live Onsite & Online Auction

1640 & 1642 Milligan Hill Road, Alto Pass, IL 62905

October 18, 2025 Saturday 10:00 am

Call us today to schedule a showing 1-800-272-9791

This auction offers approximately 73± total acres in two tracts in Union County's Alto Pass area.

TRACT 1: RESIDENTIAL PROPERTY WITH BARNS AND 48± ACRES

(15.13 Acres in CRP 60% of the contract)

This exclusive auction opportunity features a private executive retreat nestled in the heart of the celebrated Shawnee Hills Wine Trail. This 4-bedroom, 2-bathroom stone and cedar home built in 2002 offers 2,020 square feet of main level living plus 1,200 square feet of finished basement space. The split-level design follows the hillside location: take 5 steps down to reach the kitchen, breakfast area, laundry room, butler's pantry, half bath, and side entry, or 5 steps up to access the great room, master suite, and additional bedroom. The kitchen area features Boos butcher block countertops, a wood stove, and a cooking fireplace with swing arm positioned between the kitchen and the formal dining area of the great room. The main level has hardwood floors in the great room and bedrooms, while the finished basement includes under-stair storage.

The property features extensive agricultural infrastructure including multiple barn and stable complexes totaling over 7,000 square feet with 14 individual stalls, hay storage, and equipment areas. A separate apartment at 1642 Milligan Hill Road offers additional income potential, having previously operated as an Airbnb. The apartment includes two bedrooms, living room, eat-in kitchen, ADA bathroom, and covered porch with independent heating and cooling systems.

The 48± acres encompass diverse terrain including pasture, woodland, multiple creeks, and conservation land. With 15.13 acres enrolled in the Conservation Reserve Program through October 2027, the property generates annual rental income while supporting environmental conservation. Additional features include a small orchard with fruit trees, 30 grapevines, mature sugar maples suitable for syrup production, greenhouse, hen house, and the historic Butcher Norton Cemetery dating to 1820.

Located in Union County's Alto Pass area, the property offers rural privacy accessed via a quarter-mile tree-lined driveway while maintaining reasonable access to area amenities. Elevated points throughout the property provide expansive views including the iconic Bald Knob Cross of Peace. The combination of income-producing conservation land, substantial agricultural infrastructure, and flexible living spaces makes this an ideal opportunity for livestock operations, multi-generational living, or investment purposes.

TRACT 2: 25± ACRE AGRICULTURAL TRACT

(10.10 Acres in CRP 40% of the contract)

This 25± acre tract includes pasture and wooded areas, with 10.10 acres enrolled in the Conservation Reserve Program providing annual rental payments through October 2027. The tract's size and location make it suitable for agricultural uses, recreational purposes, or a future home site.

MULTI-PARCEL OFFERING

• Bid on Tract 1 (House, barns, and 48± acres)
• Bid on Tract 2 (25± agricultural acres)
• Bid on the combination of both tracts

This format allows buyers to purchase according to their specific needs and budget.

Tax ID: 07-04-05-174, 07-04-05-174A, 07-04-05-219, & 07-04-05-219A
Year Taxes: $1,678.52 (2024)

Exemptions Applied: Owner Occupied, Senior Citizen, & Disabled Veteran
Zoning: Agricultural
Year Built: 2002
Home Square Footage: 2,020 sq ft above grade (main + split level) plus 1,200 sq ft finished basement.

Lot Size: Approximately 73± Acres

CRP: Together, both tracts account for the full CRP enrollment of 25.23 acres, generating annual income through October 2027
 

Main House:

• 74' x 28' One Story Frame (2,020 sq ft)
• Basement (1,200 sq ft)
• 48' x 10' Open Frame Porch (480 sq ft)
• 26' x 10' Open Frame Porch (260 sq ft)
• 16' x 10' Concrete Patio (160 sq ft)

Bedrooms: 4 ~ Bathrooms: 2 Full & 2 Half

Rooms And Dimensions:

Main Floor and Lower Level

• Kitchen: 23’ x 14’ (tile)
• Half Bath 6’ x 5’ (tile)
• Butler's Pantry 6’ x 5’ (tile)
• Entryway 7’ x 4’ (tile)
• Laundry Room: 7’ x 8’ (tile)
• Great Room: 22’ x 27’ (hardwood)
• Master Suite: 14’ x 16’ (hardwood)
• Full Bath: 10’ x 10’ (tile)
• Bedroom 2: 11’ x 13’ (hardwood)

Basement

• Bedroom 3: 14’ x 13’ (carpet)
• Bedroom 4: 15’ x 13’ (carpet)
• Full Bath: 5’ x 9’ (tile)
• Storage Room: 10’ x 9’ (tile)
• Recreation Room (gym area): 15’ x 19’ (tile)
• Half Bath: 5’ x 5’ (tile)

Features:

• Boos butcher block countertops
• Island Boos butcher block countertops
• A double-sided stone fireplace that opens to both the kitchen and great room/dining area
  • Kentucky Gold from Lotus Naturescapes
  • Custom doors & mantel
  • Cooking Fireplace with Traditional Swing Arm & Grate
• Wolf Range/Oven
• Reverse osmosis kitchen water filter
• Wood stove for supplemental heating
• Laundry room with privacy glass door and integrated pantry area
• Great room featuring antique chandeliers and wall sconces
• Master bath with jetted tub
• Master bath shower updated with built-in bench (2015)
• Full-length covered back deck with wide open views
• Pella sliding glass doors
• Hardwood floors in great room, master suite, bedroom, and stairway
• Tile flooring in kitchen, laundry, baths, and recreation room
• Carpet flooring in bedrooms 3 & 4
• Pine tongue and groove walls and ceilings in main rooms
• Built in shelves
• Finished basement: Two bedrooms, a full bath, a half bath, a storage room, and a rec room (currently a gym area)
• Walk-out basement with covered patio
• Stone exterior with cedar siding
• Shingle Roof
• Gravel & Concrete Parking
• Gas Forced Air Heat
• Central A/C
• Public Water
• Septic System
• Barns and stables for livestock
• Greenhouse 6 x 12
• Rural privacy with reasonable access to amenities
• Children's custom-built swing set with attached fenced dog pen with doghouse
• Income from Conservation Reserve Program (CRP) enrollment through 2027
• Natural wet-weather pond
• Several creeks
• Small orchard with apple trees, peach trees, plum trees, and cherry trees
• 30 grapevines
• Mature sugar maple trees for making maple syrup
• Hen house and fenced chicken pen
• Historic Butcher Norton Cemetery (dating to 1820)
• 1/4-mile tree-lined driveway
• Elevated points on the property offer panoramic scenic views in every direction
• View of Bald Knob Cross of Peace
• Open-ended Quonset style hut storage for equipment (approx. 18’ x 40')

Barn & Stables 1, Garage, and Apartment

• 50' x 36' Pole Frame Building (1,800 sq ft)
• 34' x 36' Attached Frame structure (1,224 sq ft)
• 19' x 34' One Story Frame addition (919 sq ft)

Apartment

• 1642 Milligan Hill Road (Previously operated as an Airbnb)

• Living Room: 15’ x 17’
• Eat-in Kitchen 9’ x 23’
• Bedroom 1: 9’ x 9’
• Patio: 12’ x 12’
• Bedroom 2: 15’ x 12’
• ADA Bathroom: 6’ x 9’ (updated last year)
• Front Porch 9’ x 24’
• Master Bedroom has washer & dryer hookup
• Gas Furnace
• Central AC

Garage

• Attached Garage: 22’ x 35’ (one car garage door but the area is big enough for two vehicles)
• Utility Garage 15’ x 21’ (has a garage door)
• Finished Storage/Office 15’ x 13’
• Storage above garage

Stable

• Half Bath: 7’ x 5’
• Storage: 13’ x 5’
• 5 Stalls Total (3 + 2)
• Barn doors on both ends
• Hay loft above the half bath and storage area

Barn & Stables 2

• 72' x 32' Pole Frame Building (2,304 sq ft)
• Two 72' x 12' Lean-To structures (864 sq ft each)
• Storage: 10’ x 20’
• 9 Stalls Total (4 + 5)
• At the north end, there are two stalls; one has exterior access to a small corral, and the other exits directly outside.
• Barn doors on both ends
• Hay lofts on each side
• Tool Area/Room
• 1500-gallon in-ground cistern located on the north side of the barn (not currently in use, requires cleaning)

Cabin in the Woods

• 12’ x 24’
• One Door
• Dutch windows on all sides
• Front has flower boxes
• Concrete floor
• No electric
• No water

Alto Pass and the greater Southern Illinois region offer a lifestyle that blends natural beauty, privacy, and cultural richness. Nestled along the ridges and hollows of the Shawnee National Forest, the area is surrounded by breathtaking views, trailheads, lakes, and year-round outdoor recreation that draw people from across the Midwest. For those who love a calmer pace of life, Alto Pass provides the perfect setting—private, peaceful, and filled with the kind of open space many families dream of.

One of the crown jewels of the region is the Shawnee Hills Wine Trail, which Alto Pass sits right in the middle of. With award-winning wineries, weekend festivals, live music, and endless vineyard views, the Wine Trail adds a vibrant social and cultural dimension to rural living. For residents, it means more than just tourism—it’s a chance to enjoy good food, local wine, and community gatherings right in their backyard.

Just a short drive away, Southern Illinois University (SIU) in Carbondale anchors the region with higher education, arts, and athletics, along with continuing-education opportunities and a steady flow of talent and ideas. Access to university programming, cultural events, and regional services—plus nearby medical, retail, and travel corridors—gives Alto Pass the rare balance of rural tranquility with modern convenience.

Beyond its beauty and culture, the land itself is a valuable asset. Many properties in this region offer enrollment in income-producing conservation programs such as the Conservation Reserve Program (CRP), supporting environmental stewardship while providing annual rental payments. With acreage suitable for livestock, recreation, or multi-generational living, buyers have the chance to secure property that not only supports a lifestyle but also carries long-term value.

Equally important is the sense of community that defines Southern Illinois. From small-town traditions to farmers’ markets and winery gatherings, there’s a welcoming atmosphere that draws people together. Families value the privacy and space of country living while remaining close to everyday amenities. For those seeking a place where life feels grounded—where there’s room to breathe, grow, and connect—Alto Pass is a destination worth calling home. Opportunities like this are limited in Alto Pass, and discerning buyers recognize the uniqueness of securing acreage in such a coveted location.

Call us today to schedule a showing 1-800-272-9791

Seller: Herold Family Trust

Abbreviated Real Estate Terms: Successful bidder(s) will be required to enter into a written contract and deposit earnest money of $35,000 (Tract 1 $25,000 and Tract 2 $10,000). Balance due on or before December 5, 2025. Deed and title insurance will be provided by the seller. Possession will be given on the date of closing. A ten percent (10%) buyer's premium will apply to the high bid to establish the contract price. Make your financial arrangements prior to the auction. Potential buyers may make any inspections prior to auction. Public access to the Internet for online bidding is available at public libraries.

Joe Ollis Auction Service, LLC IL. Lic # 444.000380
Information Herein Believed to Be Accurate but Not Warranted

Joe Ollis Real Estate & Auction, LLC

Bidding Procedures & Auction Terms and Conditions

Property and Basic Information

1. The Real Estate consists of:
   • Commonly known as 1640 & 1642 Milligan Hill Rd, Alto Pass, IL 62905
   • Identified by County Parcel Numbers:

07-04-05-174, 07-04-05-174-A, 07-09-05-219, and 07-09-05-219-A

1. • There are no leases or rents.
2. This property is being sold on an "AS IS", "WHERE IS" basis, and no warranty or representation, either express or implied, concerning the property or its future use is made by Seller or Auction Company. Buyers may conduct inspections by contacting Joe Ollis Real Estate & Auction, LLC at 618-833-2227 or 800-272-9791 to schedule an appointment.
3. While you may obtain financing for your purchase, this auction is not contingent on financing, appraisal, survey, or inspections of any kind. If you do not have your finances in order, we ask that you Don't Bid!
4. Sale of said property is subject to: any and all easements of record, state and federal regulations, restrictions as to use or improvements of premises, utility, roadway, railway, and gas line easements, all state and local zoning ordinances, and any other limitations, if any.

Registration and Representation

5. This real estate auction is being conducted as a simulcast auction on Saturday, October 18, 2025 at 10:00 AM, with bidding taking place both live at the physical location (1640 & 1642 Milligan Hill Rd, Alto Pass, IL 62905) and online simultaneously. The auctioneer will recognize and accept bids from both in-person attendees and online bidders. All bidding is open and public. You or your authorized representative must be registered to bid either in person or online. If you need assistance placing an online bid, please call our office for assistance at 618-833-2227 or 800-272-9791.
6. Registration for online bidding requires a credit card for validation, though this is not a recognized form of payment for the earnest money (deposit) or purchase price. By registering online or attending in person, all bidders acknowledge having read and agree to be bound by these Auction Terms and Conditions. Joe Ollis Real Estate & Auction, LLC reserves the right to remove or cancel the bids and bidding rights of any party at any time deemed not to be in the best interest of the seller(s).
7. Joe Ollis Real Estate & Auction, LLC and their representatives are Exclusive Agents of the Seller(s). We do not represent the buyer(s) in any manner. All negotiations must be conducted through Joe Ollis Real Estate & Auction, LLC.
8. Broker Participation: A commission previously agreed upon will be paid to any properly licensed real estate broker whose Buyer/Bidder is the successful purchaser for this real property, and who closes and pays the total Contract Price and Closing Costs. The broker must complete and submit all broker participation form requirements and documentation before their buyer/bidder registers for the auction, with no exceptions permitted.

Bidding Procedures

9. Bidding in a Simulcast Auction: This auction is being conducted as a simulcast auction, with bidding taking place both live at the physical location and online simultaneously. The auctioneer will recognize and accept bids from both in-person attendees and online bidders. The auction will follow a traditional auction format, with the auctioneer determining when bidding is closed.
10. Prebids: Prebids may be submitted online prior to the auction start time. Prebids will not be displayed or visible to other bidders until the live auction officially begins at 10:00 AM on Saturday, October 18, 2025. Once the auction starts, all prebids will become visible and active in the bidding process.
11. Multi-Par Selling Method: The Property will be offered using the Multi-Par method of sale, whereas the high bidder can purchase either an individual tract or the property as a whole. The Property will be offered in 2 individual tracts and the property as a whole. Bidding will remain open on individual tracts and the whole property until the close of the auction as determined by the Auctioneer. Bidding will be on a lump sum dollars per tract basis (i.e., versus bidding per acre).
12. Maximum Bidding Option: Online bidders may set a maximum bid amount when placing a bid. The system will bid in specified increments up to your maximum, never exceeding it, and only increasing when raised by competing bids. This is particularly useful for online bidders who cannot attend in person.
13. Joe Ollis Real Estate & Auction, LLC controls the amount of bids for sake of speed and clarity.
14. Outbid Notifications: Our online auction platform automatically sends push notifications to registered bidders' mobile devices when they are outbid. Bidders can tap the notification to return directly to the auction and place a new bid. Since prebids are not visible until the live auction begins, outbid notifications will not be sent until the auction officially starts at 10:00 AM. Email notifications are also available but must be enabled by each bidder in their account settings. Important: If your mobile app is not open or running in the background, you may not receive push notifications. We strongly recommend setting a phone reminder for the auction start time to ensure you don't miss the live bidding. Please note that if you are outbid near the end of the auction, you may not receive the notification until after the auction has closed. You can check your current bid status at any time during the auction through the app or platform. If the system shows you are outbid, you are outbid. If you need to verify your bid status, contact ollis@ollisauction.com or call 1-800-272-9791 before the auction closes.
15. Technical Issues: In the event of technical difficulties, Joe Ollis Real Estate & Auction, LLC reserves the right to extend, continue, or close bidding. Neither the software provider nor Joe Ollis Real Estate & Auction, LLC shall be held responsible for software malfunctions. Data connectivity and streaming speeds can vary and bidders are responsible for ensuring they have adequate internet or cellular data connection for online bidding. We recommend testing your connection before the auction and having a backup connection method available (such as switching between Wi-Fi and cellular data). Use the "Max Bid" feature to minimize technical issues.
16. Bidding Errors: Carefully review each bid before submitting. Bids must be in whole numbers only. If you make an error contact the Auctioneer immediately at ollis@ollisauction.com or call 618-833-2227 or 618-521-0525. If you do not you are still liable for your bid.
17. Bidder's Duty to Report Fraud: You are responsible for all bids from your account. For suspected unauthorized access: • Immediately notify the Auctioneer at ollis@ollisauction.com • Immediately report to law enforcement • Provide police report copy to Auctioneer. Failure to report promptly makes you responsible for all purchases made using your account.

Contract Terms

16. At the conclusion of the live auction, the live winning bidder will sign the contract and auction documents immediately following the auction. The online buyer will be contacted by the auction company immediately following the auction and have the contracts and documents emailed to them, which must be completed by 4 pm CST on the day following the auction.
17. ALL CASH means only U.S. dollars and cents will be accepted - no other forms of payment such as vehicles, farm animals, or other items will be considered.
18. A buyer's premium of ten percent (10%) of the high bid shall be added to the high bid to establish the contract price. Please remember to consider this buyer's premium when placing or determining your bids.
19. Earnest money requirement is a total of $35,000.00 (Tract 1 $25,000 and Tract 2 $10,000). The non-refundable earnest money is due upon signing the contract. Payment options: • Check (payable to Joe Ollis Real Estate & Auction, LLC) • Cash • Credit card (5% fee applies) • Wire transfer (buyer pays transaction fees). The earnest money becomes part payment of the property at closing.
20. A Winning Bidder whose documents and deposit are not received within this timeframe: • Will be subject to liquidated damages equal to the earnest money plus any costs to obtain the earnest money • Will not be allowed to bid in future Joe Ollis Real Estate & Auction, LLC events

Title and Closing

21. Title Insurance and Deed: • Seller shall provide Owner's Policy of Title Insurance • Seller shall execute a Trustee's deed conveying the real estate to the buyer(s) • Seller pays for deed preparation • Buyer(s) pay for their own title search, insurance charges, and usual conveyance expenses • Buyer(s) pay for recording fees and tax stamps that attach to the deed • The closing fee of the title company shall be split 50/50 between seller and buyer • Title company: Union County Abstract Office, Inc.
22. Real Estate Taxes: Seller will give credit at closing for prorated 2025 taxes based on the latest courthouse records. Seller to cover any outstanding taxes, if applicable.
23. Survey Requirements: At the Seller’s option, Seller shall provide a new survey where there is no existing legal description sufficient to convey title.  Any need for a survey shall be determined solely by the Seller unless such surveys are required by State or local law.  The cost of the survey, if any, shall be paid 50/50 between buyer and seller.  The type of survey performed shall be at the Seller’s option and sufficient for providing a standard form owner’s title insurance policy and the transfer of merchantable title.  Estimated survey cost: $3,605 (split 50/50 = $1,802.50 per party)
24. The sale will be closed on or before December 5, 2025. Time is of the essence. If closing has not occurred by the closing date, Joe Ollis Real Estate & Auction LLC, through its Agents or Attorney, may give the buyer five (5) days notice to close this sale. The closing date may be extended if mutually agreed upon in writing by both Seller and Buyer. Any personal property remaining becomes buyer's property/responsibility after closing.

Conservation Reserve Program (CRP) Contract Information

25. Conservation Reserve Program Contract: A portion of the property is enrolled in the United States Department of Agriculture (USDA) Conservation Reserve Program ("CRP") under contract number 11254A, Tract 10736, with the current contract term expiring September 30, 2027. The CRP enrollment includes multiple fields totaling approximately 23 acres (Field 0003: 10.10 acres, Field 0004: 8.90 acres, Field 0006: 4.43 acres, and Field 0007: 1.80 acres) as shown on the attached USDA Farm Service Agency map and report.

Tract 1 is 15.13 Acres in CRP 60% of the contract

Tract 2 is 10.10 Acres in CRP 40% of the contract

26. Transfer of Rights and Obligations: At closing, Seller shall assign and transfer to Buyer all rights, benefits, and obligations under the CRP contract. Buyer acknowledges and agrees that upon closing, Buyer assumes full contractual responsibility to the USDA for compliance with all terms, conditions, and requirements of the CRP contract for the remainder of the contract term.
27. Post-Closing Requirements: Buyer agrees to contact the Union County Farm Service Agency (FSA) office at (618) 833-5666 within thirty (30) days after closing to execute all necessary documentation to formally transfer CRP contract 11254A into Buyer's name, thereby releasing Seller from further obligations under said contract.
28. Compliance and Indemnification: Buyer shall comply with all terms and conditions of the CRP contract and shall indemnify, defend, and hold Seller harmless from any claims, penalties, or damages arising from Buyer's failure to comply with CRP requirements or from any actions or omissions by Buyer relating to the CRP contract after the closing date.
29. CRP Payment Rights:
    • Seller shall retain all CRP payments for the 2025 program year
    • Buyer shall be entitled to all CRP payments for the 2026 and 2027 program years
    • No proration of annual payments - payments transfer by complete program year
30. Documentation: Seller agrees to provide Buyer with copies of all CRP contract documents, payment records, and correspondence with USDA/FSA at or before closing.
31. Buyer Acknowledgment: Buyer acknowledges receiving and reviewing all CRP contract documentation prior to bidding and accepts the property subject to all existing CRP obligations and restrictions.

Legal Considerations

32. The Auction Company has posted all relevant documents (Contracts, tax bills, photos, etc.). Information was obtained from sources believed accurate but requires verification. Aerial Photos and Drawings are for illustration only unless specified as surveyed boundaries. All bidders must:
    • Conduct their own due diligence
    • Complete any professional reviews of the auction and information PRIOR to bidding
    • Review any updates prior to bidding
33. As exclusive Seller's agents, the Auctioneer must present all offers. Properties are subject to pre-auction sales meeting all terms. Pre-auction offers must include: • The Contract for Sale of Real Estate • Required deposit. The Seller may accept or reject any offer at their sole & absolute discretion.
34. Both parties shall indemnify and hold harmless Joe Ollis Real Estate & Auction, LLC from costs, losses, liabilities, or expenses, including attorney fees, resulting from failure to fulfill obligations. Disputes will be arbitrated in Union County, IL or tried in Union County courts, at the discretion of Seller and Joe Ollis Real Estate & Auction, LLC.
35. If any provision of these Terms and Conditions is held to be invalid, void, or unenforceable for any reason, the remaining provisions shall continue in full force and effect and shall in no way be affected, impaired, or invalidated.
36. Failure to enforce any term does not waive future enforcement rights. These Terms and Conditions are governed by Illinois law.

Thank you for your interest. For questions, contact our representatives.