Ask Cody Ross
When talking Real Estate the old saying is always Location Location Location. Well unless you have been living under a rock there is a new (Stuggart) of the midwest forming right now in a corridor that follows the Neosho River from St Paul Ks down to NE Oklahoma. This stretch begins at the Neosho Wildlife area that has been imprinting ducks for the last 60+ years. At times the refuge can hold 50,000+ ducks and this stretch of land that follows the river south from the refuge for the next 35 miles and has become the go to duck hunting corridor everyone has been trying to get a piece of. While exact acres of private wetland and waterfowl habitat projects down this corridor is unknown it has to be well into the 10,000+ acre range. Several public projects have also been created and the numerous WRP farms that are now producing quality waterfowl habitat just add to the total waterfowl holding capabilities for this area. I would hate to guess the total number of mallards that this area holds at peak migration but i do not think 500,000 to possibly a million birds could be ruled out.
Now a little about this special farm that is being offered. This 155 acres sits 2.5 miles east of the Neosho River and 4 miles SE of the Refuge. Sitting on the Crawford County Neosho County line the farm has just under 1 mile of Hickory Creek running thru the farm. The topography boast a high point in the NW corner that overlooks everything west of the creek. From this high point the farm drops 25 feet in elevation down into the bottom. Once you hit the bottom you have flat layng Verdigris Silt Loam good heavy soils. The way this farm lays you have the perfect spot to build a cabin on top with a porch overlooking a big area of your farm. You could drop 2/3 of the way down the hill and build a big pond for water holding with a pipe and valve in the bottom and come fall a simple turn of a valve could supply your newly designed wetland with all the water you need without a pump. You obviously could use the creek for additional water if needed. Sitting on you porch watching the ducks use what you have created is a fuzzy feeling only a few get the opportunity to enjoy.
Now this farm just happens to be in one of the hottest big whitetail deer producing areas and it has a lot of wild turkeys. I spotted numerous big Strutting Toms upon touring the farm. This is truly a trifecta type of farm for all species and it has good number of tillable acres for some ROI. This 155 acres packs a lot of things into 1 farm that can be very difficult to come by.
63 tillable acres
16 hay meadow acres
76 creek and timber acres
Auction will be held at the Cedar Tree Barn located at 1614 18,000 Rd Parsons KS. We will be serving lunch at 12:30 and the Land Auction will begin at 1:00 PM. Thursday May 25th 2023.
Auction Terms
5% buyers premium will be added to the final sale price.
Property is being sold in as is where is condition - All inspections must be conducted prior to the sale
All bids are considered final. - Upon sellers acceptance the buyer will pay the nonrefundable 10% down earnest to Security 1st Title
2023 Farm lease in place. Buyer will receive 1/3 of crop
All bids will be considered cash deals no financing or appraisal or inspection contingencies will be accepted.
Closing must be completed by June 26th 2023. Possession will take place on closing day
Seller will offer clear and equitable title at closing - All minerals are believed to be owned and pass 100% to the buyer
Red Cedar Land Co is acting as a sellers agent only
Any announcements made sale day take precedence over any printed material.
2 NE 10th Avenue
St. John, KS 67576
Phone: 620-377-5022
Fax: (620) 307-3057
