Southern Iowa Land For Sale

Here’s an opportunity to own 146 +/- acres of beautiful rolling Appanoose County, Iowa Pasture/Hay ground a few miles southeast of Exline, with *sneaky good* hunting opportunity (see the accompanying trail camera photos and video clips from August, 2024), plus the option to lease 127 acres of adjoining timber ground for hunting from the same landowner! There is also building opportunity, with a rural water pit on the property on the north side and electric available at the road, there are several locations that would make a beautiful country cabin or home-build site, with sweeping scenic views out over the valleys and hills to the south and east.

The 146 acres +/- is in a grazing rotation (the largest part of the pastures are “resting” currently) and has been leased by a long-time local cattle rancher for several decades. Current farm tenant says there are 3 different fenced pastures currently and with some cross fence repair there could be 9 separate pastures. The entire perimeter of the 146 +/- acres is fenced and fence in generally good condition. The 2025 farm lease will be terminated prior to September 1, 2024 but the current tenant would be interested to sign a new lease agreement if the new owner is interested. The property has a year-round pond on the north side and there’s a working water hydrant (rural water) by the small cattle loafing shed by 582^nd St. on the north side of the property. There are also 2 old wells on the north part of the property, status and useability unknown to tenant or landowner. There are approximately 90 tillable open acres that could potentially be put into a corn/beans/alfalfa rotation if desired. See tillable soils map accompanying listing.

DO NOT SLEEP on the hunting opportunity available on this property! Appanoose County is in NR Deer Region 5, widely considered one of the top 2 trophy buck regions in Iowa. Yes, the majority of this property is in pasture, but in the biggest middle pasture there are pockets of timber and brush, and the area generally is just loaded with deer and turkey. The cameras show all the deer, and I saw several large groups of turkey in person at the property. If someone wanted to buy this property purely for hunting, there are an endless number of habitat improvement projects that could be implemented, from tree plantings to native grass plantings and more. There are multiple options for strategically placed food plots or even some standing beans/corn for late Winter hunting. With the number of deer and large amount of adjoining habitat in the neighborhood you could easily pull in a lot of deer with standing beans over the Winter, especially in the southwest corner that is completely hidden away from any public roads. All of the trail camera photos and video clips accompanying this listing were captured with my 2 cameras over a period of only 5 days in the first week of August, 2024. Plenty of daytime photos so the deer obviously feel pretty comfortable even in the open areas of the property. Additionally, there are approximately 127 acres of timber ground adjoining the property for sale (all owned by the same landowner/seller) and the seller is willing to give the buyer of the 146 +/- acres *first option* on leasing the adjoining 127 acres of timber ground for hunting, including for the 2024 Fall Hunting season! See the accompanying map that shows how the adjoining 127 acres is interwoven in with the 146 acres for sale and would be a perfect complement for the hunting and would give the new landowner almost 275 acres in total for hunting. Inquire to listing agent for details.

All current gates mounted on wooden heavy gate posts will stay with property. Temporary gates, corral panels, plastic water tanks, hay bales and manure pile will go with the current tenant if lease is not renewed by new landowner. Current landowner/seller is elderly and lives out of state, is no longer capable of upkeep for his half of the fence where property he is keeping adjoins the property for sale, will require buyer to agree that buyer will be responsible for upkeep of 100% of the fence where it borders adjoining property the seller is keeping. The adjoining property (that the seller is keeping) is all timberland and most of it is in tree-planting CRP contracts, with tens of thousands of hardwoods planted 20 some years ago. All of the tree-planting CRP is fenced in and cattle must be kept out. All of the boundary fence is in generally good condition, with 5 t-posts and every 6^th post a hedge post.

This 146 +/- acres is being split off of the larger property that includes the CRP timber planted acres and a new survey will be completed at the seller’s expense prior to sale closing. The acres will not be official/final until survey completion, but it should end up being very close to 146 acres +/-.

At a time when most rural land in southern Iowa is priced very high, this is a rare piece of ground that is priced with an actual sale in mind. Please contact Land Specialist Joshua Flournoy at (641) 203-9427 for more information or to set up a private showing of the property. Showings by Appointment Only.

Please contact Land Specialist Joshua Flournoy at (641) 203-9427 for more information or to set up a showing. Showings by Appointment Only.