Auction: 52.8-Acre Off-Grid Estate Overlooking Tuttle Creek Lake—Riley County, Kansas

Description

AUCTION DETAILS

Hybrid Auction Format
This property will be offered in a hybrid live and online auction format.

Online Bidding

• Opens: Saturday, October 10th, 2026 @ 12:00 PM CST
• Closing: Friday, October 16th, 2026 @ 10:00 AM CST (merges with live auction)
• To register to bid online: Click Here!

Live Auction

• Date: Friday, October 16th, 2026
• Time: 10:00 AM CST
• Location: Holiday Inn Manhattan At The Campus, 1641 Anderson Ave., Manhattan, KS 66502
• Online bidding will merge with live bidding at time of sale

Open House

• Date: Saturday, October 10th, 2026
• Time: 10:00 AM – 2:00 PM CST
• Property Address: 15201 Gardiner Rd, Randolph, KS 66554

52.8-Acre Off-Grid Estate Overlooking Tuttle Creek Lake—Riley County, Kansas

This 52.8-acre Flint Hills property represents a unique opportunity to acquire a thoughtfully developed off-grid homestead with exceptional recreational access and significant historical character. Located on the northwest end of Tuttle Creek Lake in Riley County, the property directly borders the Fancy Creek Recreation Area of Tuttle Creek State Park, offering immediate proximity to one of Kansas' premier outdoor destinations.

The Property & Setting

The property sits atop Flint Hills bluffs. Where Fancy Creek and the Blue River Valley converge at the northern end of Tuttle Creek Lake, the landscape commands attention. The area draws migratory birds and waterfowl throughout the year—dynamic wildlife viewing all season long. An open grass area on the east end behind the guest cabin offers beautiful views today and is an excellent vantage point for wildlife observation.

The main cabin also has potential for exceptional lake views. Mature cedar trees that have grown over the decades currently limit those views—though they existed when the cabin was first built. A new owner could easily do some selective cedar removal to recover them. With minor land management, you can restore those panoramic vistas.

Rolling native prairie mixed with mature timber—bur oak, pin oak, chinkapin oak, black walnut, cedar, elm, hackberry. Switchgrass, Indian grass, and bluestem keep the native Flint Hills character alive. Rugged limestone, wooded draws, grasslands. A small pond on the east end provides wildlife watering. An established trail system runs through the property. Everything adds up to genuine wildlife habitat and real recreational potential.

You're just two miles from Randolph. Close enough for convenience, far enough to feel secluded.

The Improvements

The property was designed and built by John and Geri McPherson, who brought deep knowledge of off-grid living and outdoor skills to every aspect of the property. John, a U.S. Army veteran, and his wife Geri were recognized outdoor educators and authors, having written numerous books and manuals on outdoor skills and self-sufficient living, including "How To Build This Log Cabin for $3,000"—the two-story guest house that stands on the property today. John also conducted SERE (Survival, Evasion, Resistance, Escape) training on the property for many years for the Riley Army base. Every aspect of this property reflects their philosophy of working with the land rather than reshaping it.

The main residence comprises 1,658 square feet: a 1,358-square-foot main level with two bedrooms, one bathroom, and seven total rooms, plus approximately 300 square feet of loft space. Large windows throughout allow natural light. The concrete foundation provides solid structural support. A composting toilet system minimizes water use, while window air conditioning handles summer conditions. Two small primitive cabins with wood-burning stoves provide additional shelter and functionality.

Off-Grid Infrastructure (Fully Operational)

The systems installed here reflect years of practical experience:

• 3.48 kW solar energy system: eight 435-watt panels professionally installed and configured
• 15,000-watt battery storage system for reliable year-round operation
• Backup propane generator for additional security through extended cloudy periods
• Private water well with elevated water storage tower
• Water heater, booster pump serving washer and dryer
• Propane heating system for winter reliability
• Designed and proven for year-round off-grid living

This isn't experimental technology—it's a working, maintained system that the original owners relied on for decades.

Recreational & Wildlife Value

The combination of location and habitat management makes this property exceptional for outdoor recreation and wildlife:

• Borders Fancy Creek Recreation Area and Tuttle Creek State Park
• Direct access to public boat ramp (adjacent to property)
• Private easement driveway provides current access; additional potential for direct access from Gardiner Road
• Small pond on the east end in timber provides wildlife watering
• Excellent whitetail deer and turkey habitat with established populations
• Beautiful native Flint Hills grasses including switchgrass, Indian grass, and bluestem
• Diverse mature timber including bur oak, pin oak, chinkapin oak, and black walnut, along with cedar, elm, hackberry, and other varieties
• Excellent for hunting, hiking, wildlife watching, and outdoor recreation
• Lake fishing and water recreation immediately accessible
• Native flora and mature hardwoods create a wildlife refuge that supports diverse species
• The established trail system integrates recreation with the natural landscape

Historical Significance

John and Geri McPherson built this property as a working demonstration of off-grid living and self-reliance. Every decision—from the timber harvested on-site for construction to the location of outbuildings—reflected their philosophy of working with the land rather than reshaping it. The property has served as both residence and retreat, a place where they taught, wrote, and demonstrated a sustainable way of life for decades. Family and friends gathered here to enjoy the Flint Hills solitude, wildlife, and natural beauty.

Opportunities

This property works well for multiple uses: a private residence for someone committed to off-grid living, a weekend hunting lodge with established wildlife habitat, a vacation retreat with lake access, or an investment property with strong recreational appeal. The combination of Flint Hills bluff-top location, mature timber, native prairie, established off-grid infrastructure, and direct proximity to Tuttle Creek Lake creates an offering difficult to replicate.

Properties of this caliber rarely become available. The infrastructure is proven, the land quality is genuine, and the recreational access is exceptional.

KEY PROPERTY FEATURES

Land Features

• 52.8± acres overlooking Tuttle Creek Lake
• Scenic Flint Hills bluff-top setting
• Year-round county road access via private one-mile easement driveway
• Additional potential for direct access from Gardiner Road
• Adjacent to Fancy Creek Recreation Area and public boat ramp
• Borders Tuttle Creek State Park
• Native Flint Hills prairie with switchgrass, Indian grass, and bluestem
• Mature stands of bur oak, pin oak, chinkapin oak, black walnut, cedar, elm, hackberry, and other varieties
• Small pond on east end in timber for wildlife
• Rugged limestone terrain with wooded draws
• Excellent whitetail deer, turkey, and other wildlife habitat
• Established trail system with excellent recreational potential
• Ideal for hunting, hiking, wildlife watching, and outdoor recreation
• Strong potential for private retreat, vacation home, or investment property
• Great views with additional potential to enhance through selective cedar removal

Residence

• 1,658± total square feet
• 1,358 sq. ft. main level
• Approximately 300 sq. ft. loft
• Two bedrooms
• One bathroom
• Seven total rooms
• Concrete foundation
• Window air conditioning
• Propane and wood heating system
• Composting toilet system
• Two small primitive cabins with wood-burning stoves
• Natural light throughout

Off-Grid Infrastructure (Fully Operational)

• 3.48 kW solar energy system (8 × 435-watt panels)
• 15,000-watt battery storage system
• Backup propane generator
• Private water well
• Elevated water storage tower
• Water heater
• Booster pump serving washer and dryer
• Designed and proven for year-round off-grid living

For more information: Land Specialist - Dustin Lutt (785) 577-7377 or Auctioneer - Mike Niedens (620) 793-0383

AUCTION TERMS AND CONDITIONS

No buyer's premium. Bidding will be by total dollars. Bidders must be pre-approved with their lender, if applicable, prior to registering. Registered bidders will be contacted by the auction company for proof of funds/pre-approval.10% earnest money deposit due the day of the sale. Closing shall be with Charlson & Wilson Bonded Abstractors, Inc. on or before 30 days from the auction date. Taxes shall be prorated to the date of closing. Title insurance and closing costs shall be split 50/50 between the buyer and the seller.All real estate shall be sold in its present "as is/where is" condition without any implied warranties or guarantees from the seller or Red Cedar Land Co. LLC. All inspections and verifications should be handled by the bidders prior to auction. Any personal items remaining on the property after October 9th will remain with the property. All real estate is selling subject to any leases, roadways, easements, restrictions, and right of ways. Real estate is not selling subject to any inspections or bank approvals. What mineral rights the sellers own shall transfer to the buyer. All boundary lines, fencing lines, and acreages are approximate and not guaranteed. All property information is believed to be accurate; however Red Cedar Land Co. LLC is not liable for its accuracy. Red Cedar Land Co. LLC is acting as a seller's agent. The real estate is selling subject to seller's confirmation of price. This property is being offered for sale by the Court-Appointed Conservator. The sale is subject to approval by the appropriate District Court. The successful bid is subject to Court approval and confirmation, and the sale shall not be considered final or binding until such approval is obtained. If the buyer defaults on the purchase the earnest money shall be non-refundable, unless further agreed upon by the sellers. Any announcements made the day of the sale shall take precedence over any other advertised material or verbal communication.

Broker Participation Terms:

Red Cedar Land Co. is offering a 1% commission to qualified buyer's agents. 

Brokers/Agents may complete our Broker Registration Form by clicking the link: Broker Registration Form

The Broker Registration Form must be executed at least 48 hours prior to the start of the auction unless otherwise agreed upon. 

Directions:

DIRECTIONS FROM MANHATTAN TO 15201 GARDINER RD

Showings are by appointment only. 
Approximate Distance: 20 miles
Driving Time: 25-30 minutes

Route:

1. Take US-24 west out of Manhattan, about 12–13 miles.
2. Turn right (north) on US-77 at the Stockdale Park Road junction. It's the eastern end of the short US-24/US-77 overlap — signed for Marysville. If you reach Riley or the Clay Center signs, you've overshot.
3. US-77 north roughly 10 miles to Randolph.
4. At the US-77 / K-16 junction, turn right (east) on K-16.
5. Go about one mile and take the first left — Riley Co. Rd. 893.
6. Continue one mile and go just past the Fancy Creek Range entrance. Red Cedar signs will be on the left side of the road for the private easement. 
   

Showing Instructions:

• Last ½ mile is a private easement — this is the access driveway to the property
• Look for Red Cedar Land Co. signs marking the property entrance
• Private showings only — do not enter without an appointment
• Arrive a few minutes early to locate the signage and private entrance