440.8± Acres Golden Triangle Income Farm with Elite Hunting Near Chillicothe, MO
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Summary
Property
- Type
- Farms, Hunting Land, Riverfront
- Road Frontage
- State Highway
- Road Surface
- Pavement
Land Details
- Tillable
- Open
Approximate Distances
| 2 mi | to Chillicothe |
| 85 mi | to Kansas City |
Features/Improvements
- Small Game
- Big Game
- Waterfowl
- Creek/Spring
- Food Plot
- Seller's Mineral Rights Convey
Description
In the highly sought-after farmland corridor south of Chillicothe, this exceptional 440.8± acre farm offers strong tillable income, a great location, excellent hunting, and opportunity. This property sits in the heart of North Missouri’s Golden Triangle and offers both immediate return and long-term upside. The farm includes approximately 273± acres of productive tillable ground, currently cash-rented at $250 per acre for a one-year term. The tillable acres consist of large, wide-open bottoms that allow for easy running and consistent yields, making this a proven top producer with strong local demand from farmers to rent. Nearly one mile of Highway 65 frontage provides excellent access via two well-built entrances and offers additional potential for future billboard income, thanks to the high-visibility corridor in and out of Chillicothe.
This tract is well-protected from high water, featuring a leveed railroad along the Grand River side and a levee bordering Shoal Creek on the south. Drainage across the farm is solid, while select low-lying areas are natural seasonal wetland pockets that create outstanding wildlife habitat and exciting waterfowl development potential. With Shoal Creek forming part of the boundary, an owner could easily establish surface irrigation and have flooded corn or managed wetland areas, and turn this into a true private waterfowl destination. The hunting matches the quality of the dirt. Approximately 100± acres of thick cover and timber along the Shoal Creek corridor provide ideal travel routes and habitat for mature whitetails and strong turkey populations. A near 200-inch buck was captured on camera in November 2025, highlighting the caliber of deer this farm is capable of producing. This farm has had no hunting pressure for decades, and the tillable lease is set up to buy back standing crop from the lessee at the price of inputs per acre left standing, creating an ideal setup for turnkey food plots wherever desired, up to 8 acres total. Located within 20 miles of Swan Lake National Wildlife Refuge and Fountain Grove Conservation Area, the area is widely recognized for its waterfowl migration and recreational opportunities.
Conveniently situated just 85 miles from Kansas City and two miles south of Chillicothe. The town of Chillicothe has everything you need off the farm, with hotels, restaurants, a small airport, and a hospital. With no USDA contracts in place, the property is a blank slate for the next owner — whether the vision is continued row-crop production, enhanced waterfowl habitat, or a long-term investment hold. Farms of this size, quality, and location are hard to replicate. Call the Utecht Land Team at 417-766-5595 for more information on this exceptional offering.
Details
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440.8± acres in North Missouri’s Golden Triangle
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273± acres tillable, cash rented at $250/acre (1-year term)
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Great Grand River bottom soils
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Large, open bottoms for easy running and consistent yields
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Nearly 1 mile of Highway 65 frontage
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Two well-built entrances off Hwy 65
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High-visibility corridor with billboard income potential
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Leveed railroad along the Grand River boundary side
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Southern boundary borders Shoal Creek with levee protection
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Solid drainage with natural seasonal wetland pockets
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Excellent waterfowl development potential
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100± acres of thick timber and cover
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Exceptional whitetail and turkey habitat
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Near 200" buck captured on camera (Nov 2025)
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No hunting pressure for decades
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Within 20 miles of Swan Lake National Wildlife Refuge and Fountain Grove Conservation Area
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2 miles south of Chillicothe 85 miles to Kansas City
Other
Coordinates
39.7397, -93.5593
The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker, its Agents, or the Seller. Access to property, access to utilities, or any measurements including but not limited to, acreage, square footage, frontage, and mapping boundary lines shared herein has not been independently verified and is for purposes of marketing only. If exact measurements, access to property, or access to utilities is a concern, the property should be independently measured or investigated by the prospective buyer.
COOPERATING BROKER COMPENSATION: Please contact Listing Agent/Broker for terms of cooperating Buyer Broker compensation. Terms of compensation, if any, shall be ascertained by cooperating brokers before beginning efforts to accept the offer of cooperation. Buyer’s Agents/Brokers must be identified, by Buyers and/or their Brokers/Agents, on the first contact with Listing Broker/Agents to receive compensation. Otherwise, compensation will be at the sole discretion of the Seller, Broker, and Whitetail Properties Real Estate, LLC.
Real Estate Commissions and Cooperating Broker Compensation, if any, are fully negotiable and is not fixed or controlled by law, by Whitetail Properties Real Estate, LLC (or any division/trade name/DBA of), or its Agents/Brokers.
