82.66 Acre Driftless Valley Farm with Trout Water Near Coon Valle

You’re looking at one of those rare Driftless Region farms where the value
goes well beyond the number of acres on a deed — a remarkably beautiful 82.66±
acre agricultural holding wrapped inside a sweeping Vernon County valley,
framed by towering, wooded ridges and blessed with productive cropland, flowing
water, wildlife habitat and the kind of scenery that makes you slow down every
time you drive past. With the investor in mind, this property offers a strong
cap rate of 6.3%. At these figures, this farm provides high cash flow and high
appreciation out of the gate.

Located
at E5306 County Road P, Coon Valley, Wisconsin, approximately one mile outside
the village, this old farmstead represents a compelling opportunity for the
buyer seeking productive Wisconsin farmland, a long-term land investment,
recreational acreage or simply a beautiful piece of the Driftless to own and
preserve.

A Farm Defined by the Valley
The setting is the first thing that grabs you.

The
property rests on the valley floor beneath the dramatic ridges and coulees that
define this part of Vernon County. From the open fields, the skyline rises
sharply in nearly every direction — hardwood-covered hillsides, steep coulee
walls and classic Driftless topography creating a natural amphitheater around
the farm.

Yet
unlike so many recreational properties in this region where a substantial
percentage of the acreage disappears into steep timber, this tract offers
approximately 52+/- acres of working agricultural ground that rents for an
annual $418/per month, $5,016/annually.

That
combination is important.

You
have the scenery of the Driftless with a significant agricultural component
capable of producing annual income and maintaining the property as a legitimate
working farm.

Current
and recent field crops include alfalfa, soybeans, corn, pumpkins and
watermelons, demonstrating the versatility of the ground and providing a
diversified agricultural footprint. For an investor, neighboring farmer or
landowner looking to add productive acreage to a portfolio, the amount of
tillable ground relative to the overall acreage is one of this property’s
strongest attributes.

Strong Driftless Soils
The soil report adds another layer to the agricultural story.

Of
the mapped 82.42 acres shown in the supplied soil analysis, the property
carries an overall NCCPI average of approximately 82.88, with much of the
primary agricultural acreage consisting of productive silt loams.

The
two largest mapped soil types alone account for more than 51 acres:

• Toddville silt loam, 1–6%
  slopes — 30.33 acres, with an NCCPI of 90
• Bearpen silt loam, 0–3%
  slopes — 21.09 acres, with an NCCPI of 91

Additional
soils include Arenzville silt loam with an NCCPI of 88, Kickapoo fine sandy
loam at 81, and Festina silt loam at 82, along with smaller areas of more
limited and steeper soils.

Those
numbers tell an important story. While this is a scenic valley property with
recreational appeal, a substantial portion of the farm is comprised of
high-quality agricultural soils, particularly the Toddville and Bearpen silt
loams dominating the northern portion of the tract.

Some
mapped soil types are identified as occasionally, rarely or frequently flooded,
which fits the property’s valley-floor location and is an important
consideration for future ownership and land-use planning.

Water, Wildlife & 1,600+/- Feet of Stream Frontage
Agriculture may provide the economic backbone, but water gives this farm
its character.

Approximately
1,600± feet of stream frontage meanders through the property before ultimately
feeding Coon Creek, the renowned Class I trout water for which this valley is
known.

That
flowing-water corridor creates considerably more than scenery. It provides a
natural travel route and ecological transition zone through the farm,
connecting agricultural ground with pockets of hardwoods, pine, brush and
heavier understory.

The
result is tremendous flora and fauna for a property sitting only about a mile
outside town.

Whitetail
deer utilize the fields and creek bottoms. Wild turkeys work the agricultural
edges. Wood ducks, woodcock, squirrels, cottontail rabbits and numerous nongame
species find habitat throughout the riparian corridor and upland cover.

This
isn’t being positioned as an expansive trophy-hunting tract buried deep in the
wilderness. It is something different — productive farmland with genuine
recreational and wildlife value woven directly into the agricultural landscape.

For
the sportsman, conservation-minded buyer or investor, that’s an attractive
combination.

Farmland Preservation & Long-Term Ownership
The property lies within the Farmland Preservation zoning district,
reinforcing what may ultimately be its highest and best use: agriculture, open
space, habitat and long-term land ownership.

Floodplain
mapping encompasses a significant portion of the property, and prospective
buyers should not approach this farm primarily as a conventional residential
development opportunity. Any proposed building or development should be
independently verified with Vernon County and the appropriate governmental
authorities.

Instead,
the opportunity here is the land itself.

Farm
it. Rent it. Improve it. Hunt it. Fish it. Preserve it.

Own
an income-producing piece of one of Wisconsin’s most visually striking
landscapes and allow the property to continue doing what it has done for
generations.

The
existing farmhouse and barn are considered to have no contributory value and
the property is being marketed and sold as-is, essentially for its vacant-land
value. That distinction keeps the focus exactly where it belongs — on 82.66±
acres of soil, water, agricultural production and natural beauty.

Location Matters
For a rural land investment, accessibility is exceptional.

Coon
Valley sits approximately one mile away, providing the convenience of a nearby
community while the surrounding ridges give the farm a remarkably secluded
visual character. County Road P provides excellent access through the property,
while the broader Highway 14/61 corridor connects the area with Viroqua and La
Crosse.

You
can own a farm that feels immersed in the Driftless countryside without being
buried miles down a remote gravel road.

That
accessibility matters for agricultural operations, future resale and long-term
investment.

Property Highlights

• 82.66+/- total acres
• $5,016/annual crop rent
• Approximately 52± acres of
  productive farmland
• Current/recent crops
  including alfalfa, corn, soybeans, pumpkins and watermelons
• Approximately 1,600± feet of
  stream frontage
• Stream ultimately feeds
  renowned Class I Coon Creek
• Excellent mix of
  agricultural, riparian and upland wildlife habitat
• Hardwood, pine and brush
  components
• Whitetail deer, turkey, wood
  duck, woodcock, rabbit and squirrel habitat
• Strong soil profile with
  approximately 82.88 average NCCPI
• 30.33 acres of Toddville silt
  loam carrying a 90 NCCPI
• 21.09 acres of Bearpen silt
  loam carrying a 91 NCCPI
• Located within Farmland
  Preservation zoning
• Significant mapped
  floodplain; buyers should independently verify allowable uses
• Existing home and barn
  considered to have no contributory value
• Improvements sold as-is
• Approximately one mile from
  Coon Valley
• $1,330± annual real estate
  taxes

A Farm Worth Owning
There are properties purchased because they pencil out, and there
are properties purchased because you simply want your name attached to the
land. This one has elements of
both.

The
agricultural acreage provides tangible utility and potential income. The soil
quality gives the farm substance. The stream and habitat provide recreation.
The Farmland Preservation designation helps reinforce its agricultural
identity. And surrounding all of it are those enormous Driftless ridges —
cascading toward the valley floor and creating a setting that photographs
beautifully but is considerably more impressive when you’re standing in the
middle of it.

For
the farmer, this is productive acreage. For the investor, it’s a tangible land
asset with agricultural income potential and exceptionally low annual carrying
costs. For the outdoorsman, it’s flowing water, wildlife and habitat. And for
the person who simply understands the value of owning beautiful Wisconsin land,
this is 82.66± acres of Vernon County countryside that would be difficult to
replicate at any price.

The
old farmstead may have reached the end of its useful life, but the land hasn’t.
The land is the story here — and this is a beautiful one.

Contact Joe Nawrot or Brandon Wikman. For more info contact Wisconsin Land
Specialist, Joe Nawrot at 608.381.1627 // JoeN@UChuntingproperties.com or
Brandon Wikman at 608.403.6003 Brandonw@uchuntingproperties.com

Joe Nawrot and Brandon Wikman are
Wisconsin’s #1 Ranked Listing and Selling Agents of United Country Real Estate
working for the Midwest’s #1 Ranked United Country Real Estate Office.