Most 80± acre tracts make you choose. Timber or habitat. Water or high ground. Surface only, minerals long gone. This one does not make you choose.

80 ± acres in Marion Township, Butler County, off Chambers Road outside Boyers. Water runs the length of one side, which is the single hardest feature to buy in this county and the reason this tract hunts the way it does. Ducks work the water. Deer use it as a travel corridor and a bedding edge. Butler County holds a real bear population and this ground has them.

The timber carries genuine standing value. That is not a throwaway line on a listing. It is a hardwood asset a buyer can hold, manage, or harvest, and it means the land is working for you whether or not you ever hunt it. There is also open ground and plenty of room for food plots, so a buyer is not clearing timber to build a habitat program. The bones are already here.

Here is what separates this from nearly everything else on the market in Butler County. The oil, gas and mineral rights convey. The seller is reserving nothing. In a county where most surface tracts were severed from their minerals generations ago, and where buyers routinely discover it late in due diligence, this one goes to the next owner whole. The seller does not warrant the interest and holds no lease or easement documentation, so a buyer should confirm ownership through a title search, but nothing is being held back at the closing table.

Zoned Ag Rural with taxes running about $2,257 a year. Cash, conventional, and VA financing all work here.

Close enough to run out after work in October, far enough that nobody is watching you do it.

Timber, water, ducks, deer, bear, food plot ground, and the minerals underneath it. 80± acres that does it all at once.