Tract 2- Hoy Trust

Property Description

“If you want to have your breath taken away, go to the Rocky Mountains or the Grand Canyon; if you want a chance to catch your breath, come to the Flint Hills”- Jim Hoy, 2016 Kansan of the Year

These are enlightening words spoken by our dear friend and a master of his craft.  Jim Hoy has been described by his peers as “the best friend the Flint Hills ever had” and the “scion of generations of Flint Hills ranching stock”. Jim Hoy was truly the best friend the Flint Hills ever had. He was also a beloved author by the readers of his literary masterpieces describing the Flint Hills and the cowboy culture, an adored husband, father and grandfather, a lifetime student and teacher and a friend to thousands of loved ones, pupils and complete strangers. He was so gifted at lending an attentive ear and providing wise counsel to those who sought it. There aren’t nearly enough people like Jim Hoy.

As a big fan of his writings and of his family, the opportunity to represent their interests with the offering of this spectacular Flint Hills land is an extra-special endeavor. I have memories that will last my lifetime of riding in a truck with Jim through the Flint Hills, being able to absorb his wisdom and stories that made an indelible impression. We tip our hats to a man of the finest caliber and one who’s work, stewardship and gracious willingness to share, will continue to echo through the Flint Hills for generations. The time has come to turn the page and this breath-catching land will move along to its next chapter.

Located just west of Cassoday, Kansas in the heart of the Flint Hills, this offering includes land that has been in the caring hands of the Hoy family for over 100 years and is inclusive of the home where Jim spent his formative years. We are presenting these parcels to the public via live auction with an online option to bid as well. The live auction will be held June 11^th, 2026 at the El Dorado Civic Center located at 220 E. 1^st Avenue in El Dorado, Kansas. The live auction will begin at 6:00 P.M. Online bids can be placed both in advance and during the live auction.

The land is being offered in three tracts ranging in size from 160 +/- acres to 326+/- acres and all tracts sell subject to a perpetual Conservation Easement of which a copy can be found in the “Related Documents” section of this listing on our website. Please be advised that there are “carve outs” on each of the three tracts that are not subject to the terms of the Conservation Easement. These are the areas on Tracts 2 and 3 where the residences are located and there is one on Tract 1 as well. You can locate these “carve outs” within the maps contained in “Exhibit B” of the Conservation Easement.

These properties will appeal to a diverse audience, whether you’re in the cattle business, a hunter, looking for a home in the country or just want to own a unique part of the Flint Hills as an escape and an investment in your mental health. For the cattle operator, the productive appeal of these tracts is obvious and self-evident, featuring inherent attributes that have made the Flint Hills the legendary location that draws hundreds of thousands of summer grazing cattle from points all across the United States. The robust and resilient native grass varieties inhabiting Tracts 2 and 3 are the envy of beef producers nationwide and this is your opportunity to own a very special piece of it. Tract 1 will be appreciated by both the cow/calf operator and the hunter with traits suited for whichever you desire to pursue.

    Tract 2 totals 326 acres more or less, containing a residence, outbuildings and land that stretches between Satchell Creek Rd. on the west and Highway 177 and I-35 on the east. The residence is currently occupied and would fit well as either a headquarters for cattle operations or to house an onsite employee. The home was constructed in 1945 totaling 1,440 square feet of living area consisting of 2 bedrooms and 1.5 bathrooms. This is an older home with attractive updates. Public water is provided to the property by Butler County Rural Water District # 3.  There are multiple older outbuildings (some with attached livestock pens) on the property for use as livestock shelter and equipment storage.

The land portion features a high percentage of productive and palatable native grass varieties composed mostly of Big Bluestem, Indian Grass, Switch Grass, Little Bluestem with a good compliment of forbs and legumes. This tract features a very diverse native plant community as you will notice a substantial presence of wild indigo and scurfpea, both native legumes and not weeds as some may assume. This tract would be an excellent prospect to incorporate rotational grazing due to the location of water sources and short stretches of fences required to divide into traps.

All boundary fences on this tract are barbed wire except along the turnpike which is woven wire. I’m going to break the fence description down into two separate units with the first being the approximately 76 acres adjoining the residence where the west fence is 5 strand rated good. The south fence is 5 strand rated excellent while the east and north fences are 4 and 5 strand rated mostly adequate to good. Please be advised that this tract adjoining the home and the larger tract to the east against the I-35 and Highway 177 are not truly contiguous as they meet at the corner. The current owners have always crossed at the corner where they meet but this has been allowed by the friendly neighbor and is not guaranteed going forward. The larger tract of grass encompasses approximately 249 acres more or less with the east fence along Highway 177 being 4 and 5 strand mostly rated good. The south fence is woven wire rated excellent. The north fence is mostly 5 strand with the majority rated good. The west fence and ones along the interior are 4 and 5 strand rated adequate to good.

This tract boasts water in spades with two sizable ponds attractively spaced out near the north and south boundaries. The creek runs through the northeast quadrant and the Walnut River enters the property along its east boundary. In addition, there’s public water available at the residence.

For your livestock marketing needs, you’ll have convenient commutes as its only  a 1/2 mile to pavement from the home and two miles to I-35 where you can head north to Emporia Livestock Sales or south to El Dorado Livestock Auction, both being well-run and reputable markets.

For further information or to setup a tour, please contact the Broker, Cameron Roth at 785-917-0867. Please find useful information such as aerial maps, County info, Terms and Conditions of Sale, a copy of the conservation easement, a copy of the sales contract, etc…, please review the documents contained in the “Related Documents” section of this listing on our website.

Disclosure 1: This property sells subject to a perpetual Conservation Easement and the terms contained therein are binding upon the Buyer of the subject real estate. A copy of this Conservation Easement can be located within the "Related Documents” section of this listing on our website.

Each prospective buyer acknowledges before submitting any bid for any tracts of the real estate in question that they are advised of the existence of a certain Deed of Conservation Easement (“Conservation Easement”) by and between James F. Hoy and Catherine J. Hoy, husband and wife, and by James F. Hoy and Catherine J. Hoy as Trustees of the Hoy Family Revocable Trust dated October 17, 2007, in favor of the Kansas Livestock Association Ranchland Trust, Inc. (Grantee) which was recorded in the office of the Register of Deeds of Butler County, Kansas on the 21^st day of December, 2007 at Book 2008, Page 6828.

All prospective buyers will have, prior to the auction, adequate opportunity to both review said Conservation Easement and consult legal counsel as to all matters relevant to the terms and provisions of the Conservation Easement as applicable to the subject real estate. By virtue thereof, all buyers agree as a condition to acceptance of their bid that they will not assert, claim or maintain as an objection to title referenced in paragraph 4 of the Contract the subject Conservation Easement and all terms, restrictions and provisions associated set forth therein.

For translation purposes, the Tract numbers that coordinate to the Parcel letters within the Conservation Easement are as follows…

Tract 1---- Parcel B of the Conservation Easement.

Tract 2---- Parcel C of the Conservation Easement

Tract 3---- Parcel A of the Conservation Easement

Disclosure 2: Please be advised that this tract adjoining the home and the larger tract to the east against the I-35 and Highway 177 are not truly contiguous as they meet at the corner. The current owners have always crossed at the corner where they meet but this has been allowed by the friendly neighbor and is not guaranteed going forward.

Property Location: 15480 NE Satchell Creek Rd., Cassoday, Kansas

Brief Legal Description:  A tract containing 326 acres, more or less, in Section 15, Township 23 South, Range 7 East of the 6th P.M., Butler County, Kansas.  Including residence, outbuildings and improvements located at 15480 NE Satchell Creek Rd, Cassoday, Kansas.

Driving Directions: From Cassoday, take 150^th St. west for one mile to Satchell Creek Rd. and turn north where the property begins on the east side.

Closing and Possession: Closing shall be on or before July 14^th 2026. Possession of the pasture portion shall be on October 1^st, 2026. Possession of the residence shall occur 60 days after the auction date unless there’s a written agreement signed by the Buyer and Seller allowing the Buyer to have possession at an earlier date.

Tenancy: This real estate sells subject to a 2026 grazing lease that expires on September 30th, 2026. The Buyer of each tract shall receive the proceeds of the 2026 grazing lease for that specific tract.

Earnest Money: $100,000.00 due on auction day.

Property Taxes: $1,846.66

Disclaimer: Yellow boundary property lines in the pictures are approximated for reference only. Please refer to the aerial map provided by the Butler County Appraiser's office in reference to property lines.