<\/p>\n
You\u2019re looking at one of those rare Driftless Region farms where the value
\ngoes well beyond the number of acres on a deed \u2014 a remarkably beautiful 82.66\u00b1
\nacre agricultural holding wrapped inside a sweeping Vernon County valley,
\nframed by towering, wooded ridges and blessed with productive cropland, flowing
\nwater, wildlife habitat and the kind of scenery that makes you slow down every
\ntime you drive past. With the investor in mind, this property offers a strong
\ncap rate of 6.3%. At these figures, this farm provides high cash flow and high
\nappreciation out of the gate.<\/p>\n
Located
\nat E5306 County Road P, Coon Valley, Wisconsin, approximately one mile outside
\nthe village, this old farmstead represents a compelling opportunity for the
\nbuyer seeking productive Wisconsin farmland, a long-term land investment,
\nrecreational acreage or simply a beautiful piece of the Driftless to own and
\npreserve.<\/p>\n
A Farm Defined by the Valley
\n<\/b>The setting is the first thing that grabs you.<\/b><\/p>\n
The
\nproperty rests on the valley floor beneath the dramatic ridges and coulees that
\ndefine this part of Vernon County. From the open fields, the skyline rises
\nsharply in nearly every direction \u2014 hardwood-covered hillsides, steep coulee
\nwalls and classic Driftless topography creating a natural amphitheater around
\nthe farm.<\/p>\n
Yet
\nunlike so many recreational properties in this region where a substantial
\npercentage of the acreage disappears into steep timber, this tract offers
\napproximately 52+\/- acres of working agricultural ground that rents for an
\nannual $418\/per month, $5,016\/annually.<\/p>\n
That
\ncombination is important.<\/p>\n
You
\nhave the scenery of the Driftless with a significant agricultural component
\ncapable of producing annual income and maintaining the property as a legitimate
\nworking farm.<\/p>\n
Current
\nand recent field crops include alfalfa, soybeans, corn, pumpkins and
\nwatermelons, demonstrating the versatility of the ground and providing a
\ndiversified agricultural footprint. For an investor, neighboring farmer or
\nlandowner looking to add productive acreage to a portfolio, the amount of
\ntillable ground relative to the overall acreage is one of this property’s
\nstrongest attributes.<\/p>\n
Strong Driftless Soils
\n<\/b>The soil report adds another layer to the agricultural story.<\/b><\/p>\n
Of
\nthe mapped 82.42 acres shown in the supplied soil analysis, the property
\ncarries an overall NCCPI average of approximately 82.88, with much of the
\nprimary agricultural acreage consisting of productive silt loams.<\/p>\n
The
\ntwo largest mapped soil types alone account for more than 51 acres:<\/p>\n
Additional
\nsoils include Arenzville silt loam with an NCCPI of 88, Kickapoo fine sandy
\nloam at 81, and Festina silt loam at 82, along with smaller areas of more
\nlimited and steeper soils.<\/p>\n
Those
\nnumbers tell an important story. While this is a scenic valley property with
\nrecreational appeal, a substantial portion of the farm is comprised of
\nhigh-quality agricultural soils, particularly the Toddville and Bearpen silt
\nloams dominating the northern portion of the tract.<\/p>\n
Some
\nmapped soil types are identified as occasionally, rarely or frequently flooded,
\nwhich fits the property’s valley-floor location and is an important
\nconsideration for future ownership and land-use planning.<\/p>\n
Water, Wildlife & 1,600+\/- Feet of Stream Frontage
\n<\/b>Agriculture may provide the economic backbone, but water gives this farm
\nits character.<\/b><\/p>\n
Approximately
\n1,600\u00b1 feet of stream frontage meanders through the property before ultimately
\nfeeding Coon Creek, the renowned Class I trout water for which this valley is
\nknown.<\/p>\n
That
\nflowing-water corridor creates considerably more than scenery. It provides a
\nnatural travel route and ecological transition zone through the farm,
\nconnecting agricultural ground with pockets of hardwoods, pine, brush and
\nheavier understory.<\/p>\n
The
\nresult is tremendous flora and fauna for a property sitting only about a mile
\noutside town.<\/p>\n
Whitetail
\ndeer utilize the fields and creek bottoms. Wild turkeys work the agricultural
\nedges. Wood ducks, woodcock, squirrels, cottontail rabbits and numerous nongame
\nspecies find habitat throughout the riparian corridor and upland cover.<\/p>\n
This
\nisn’t being positioned as an expansive trophy-hunting tract buried deep in the
\nwilderness. It is something different \u2014 productive farmland with genuine
\nrecreational and wildlife value woven directly into the agricultural landscape.<\/p>\n
For
\nthe sportsman, conservation-minded buyer or investor, that’s an attractive
\ncombination.<\/p>\n
Farmland Preservation & Long-Term Ownership<\/b> Floodplain Instead, Farm Own The Location Matters Coon You That Property Highlights<\/span><\/b><\/p>\n A Farm Worth Owning<\/b> The For The Contact Joe Nawrot or Brandon Wikman. For more info contact Wisconsin Land Joe Nawrot and Brandon Wikman are <\/p>\n <\/p>\n PROPERTY HIGHLIGHTS:<\/strong><\/p>\n You\u2019re looking at one of those rare Driftless Region farms where the value goes well beyond the number of acres on a deed \u2014 a remarkably beautiful 82.66\u00b1 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 …<\/p>\n","protected":false},"featured_media":750057,"comment_status":"closed","ping_status":"closed","template":"","property_category":[8613],"property_action_category":[8828],"property_city":[8185],"property_area":[9090],"property_county_state":[107],"property_features":[],"property_status":[7299],"class_list":["post-750056","estate_property","type-estate_property","status-publish","has-post-thumbnail","hentry","property_category-united-states","property_action_category-agricultural","property_city-coon-valley","property_area-vernon","property_county_state-wisconsin","property_status-active"],"yoast_head":"\n
\n<\/span><\/b>The property lies within the Farmland Preservation zoning district,
\nreinforcing what may ultimately be its highest and best use: agriculture, open
\nspace, habitat and long-term land ownership.<\/span><\/b><\/p>\n
\nmapping encompasses a significant portion of the property, and prospective
\nbuyers should not approach this farm primarily as a conventional residential
\ndevelopment opportunity. Any proposed building or development should be
\nindependently verified with Vernon County and the appropriate governmental
\nauthorities.<\/p>\n
\nthe opportunity here is the land itself.<\/p>\n
\nit. Rent it. Improve it. Hunt it. Fish it. Preserve it.<\/b><\/p>\n
\nan income-producing piece of one of Wisconsin’s most visually striking
\nlandscapes and allow the property to continue doing what it has done for
\ngenerations.<\/p>\n
\nexisting farmhouse and barn are considered to have no contributory value and
\nthe property is being marketed and sold as-is, essentially for its vacant-land
\nvalue. That distinction keeps the focus exactly where it belongs \u2014 on 82.66\u00b1
\nacres of soil, water, agricultural production and natural beauty.<\/p>\n
\n<\/b>For a rural land investment, accessibility is exceptional.<\/b><\/p>\n
\nValley sits approximately one mile away, providing the convenience of a nearby
\ncommunity while the surrounding ridges give the farm a remarkably secluded
\nvisual character. County Road P provides excellent access through the property,
\nwhile the broader Highway 14\/61 corridor connects the area with Viroqua and La
\nCrosse.<\/p>\n
\ncan own a farm that feels immersed in the Driftless countryside without being
\nburied miles down a remote gravel road.<\/p>\n
\naccessibility matters for agricultural operations, future resale and long-term
\ninvestment.<\/p>\n\n
\n productive farmland <\/li>\n
\n including alfalfa, corn, soybeans, pumpkins and watermelons <\/li>\n
\n stream frontage <\/li>\n
\n renowned Class I Coon Creek <\/li>\n
\n agricultural, riparian and upland wildlife habitat <\/li>\n
\n components <\/li>\n
\n duck, woodcock, rabbit and squirrel habitat <\/li>\n
\n approximately 82.88 average NCCPI <\/li>\n
\n loam carrying a 90 NCCPI <\/li>\n
\n loam carrying a 91 NCCPI <\/li>\n
\n Preservation zoning <\/li>\n
\n floodplain; buyers should independently verify allowable uses <\/li>\n
\n considered to have no contributory value <\/li>\n
\n Coon Valley <\/li>\n
\n taxes <\/li>\n<\/ul>\n
\n<\/span><\/b>There are properties purchased because they pencil out, and there
\nare properties purchased because you simply want your name attached to the
\nland. <\/span><\/b>This one has elements of
\nboth.<\/span><\/b><\/p>\n
\nagricultural acreage provides tangible utility and potential income. The soil
\nquality gives the farm substance. The stream and habitat provide recreation.
\nThe Farmland Preservation designation helps reinforce its agricultural
\nidentity. And surrounding all of it are those enormous Driftless ridges \u2014
\ncascading toward the valley floor and creating a setting that photographs
\nbeautifully but is considerably more impressive when you’re standing in the
\nmiddle of it.<\/p>\n
\nthe farmer, this is productive acreage. For the investor, it’s a tangible land
\nasset with agricultural income potential and exceptionally low annual carrying
\ncosts. For the outdoorsman, it’s flowing water, wildlife and habitat. And for
\nthe person who simply understands the value of owning beautiful Wisconsin land,
\nthis is 82.66\u00b1 acres of Vernon County countryside that would be difficult to
\nreplicate at any price.<\/p>\n
\nold farmstead may have reached the end of its useful life, but the land hasn’t.
\nThe land is the story here \u2014 and this is a beautiful one.<\/p>\n
\nSpecialist, Joe Nawrot at 608.381.1627 \/\/ JoeN@UChuntingproperties.com<\/a> or
\nBrandon Wikman at 608.403.6003 Brandonw@uchuntingproperties.com<\/a>\n<\/p>\n
\nWisconsin\u2019s #1 Ranked Listing and Selling Agents of United Country Real Estate
\nworking for the Midwest\u2019s #1 Ranked United Country Real Estate Office.<\/p>\n\n\n
\n <\/i>Brandon Wikman WI Land Pro<\/td>\n <\/i>Hunting<\/td>\n <\/td>\n <\/td>\n <\/td>\n<\/tr>\n \n <\/i>Joe Nawrot WI Land Pro<\/td>\n <\/i>Land for Sale<\/td>\n <\/td>\n <\/td>\n <\/td>\n<\/tr>\n \n <\/i>Country Homes<\/td>\n <\/i>Recreational Property<\/td>\n <\/td>\n <\/td>\n <\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n","protected":false},"excerpt":{"rendered":"