Highly Managed Combination Farm In Southwest Iowa



Whitetail Properties Real Estate is proud to offer this extraordinary combination farm. It’s common to come across a farm that has exceptional hunting with below-average income or a great investment farm with mediocre hunting. What’s not common, is to have a farm come up for sale that has premier farmland acres making it highly attractive to the investor, as well as mature timber and bedding cover for world-class deer and turkey hunting for years of recreational enjoyment. This is a best-in-class combination farm anywhere in the state! The habitat on this farm is varied. It ranges from terraced farmland to native grass CRP to mature hardwood timber. This variety of habitat is not only beneficial to the wildlife, but it also gives the farm an aesthetic value that can only be appreciated when seen in person. For more information about this amazing property or to schedule a private showing, call the Listing Agent and Land Specialist today. Showings by appointment only.

Property Details

  • 37.44 Acres enrolled in CRP practice CP2 paying $244.22 per acre or $9,144 annually. Contract expires 9.30.26
  • There are 6 full CRP payments remaining on the contract that will provide $54,864 in guaranteed farm income
  • 70.26 FSA tillable acres with a weighted average CSR2 of 84 (Agridata 2019)
  • The soils on this farm are more than 10 CSR2 points higher than the Fremont County average - this is a high-quality farm that will produce strong yields year after year
  • The farm is currently 50/50 share cropped with the tenant in 2020 - the farm will be open in 2021
  • Using the USDA’s 2020 Cash Rental Rate values for Fremont County the High Quality Third average rent per acre is $215 with a range of $180 - $270 reported
  • Using the average cash rental rate of $215 per acre, it is likely that the tillable acres would produce at least $15,106 in cash rent in 2021
  • Total farm income of $24,250.00
  • This farm has been highly managed to produce mature whitetail bucks (see trail camera images)
  • The hunting pressure has been limited over the years and only mature animals have been taken
  • Multiple grain food plots have been established on the farm to have that necessary late season food source
  • The farm is selling with a large amount of hang-on, ladder and box blinds already in place - the exact number to be determined before closing
  • This property also has phenomenal turkey hunting - the timber is centrally located within the farm boundary with great mature roost trees throughout and surrounded by agriculture on all sides providing the ideal habitat for turkeys and this farm is loaded with them
  • With the standing grain food plots and thick bedding cover, this farm always holds deer well after the hunting season is over
  • The current owners have picked up a number of sheds every spring; couple that with Morel hunting and fishing for largemouth bass in the pond and you have year-round recreational opportunities on this property
  • There is an ideal location on the south end of the property to build a pole building, cabin or even park a camper to use as home base during the hunting season with minimal impact on the natural movement of wildlife
  • There is electricity and well already in place
  • Zoned: Agricultural
  • Located in Section 31 of Green Township (31-70N-42W) or approximately 2 miles east of Thurman, IA on County Hwy J24
  • Annual Property Taxes: $3,756.00

160th Street (J24), Lot #WP001
Thurman, Iowa 51654
Two hunters shaking hands outside

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