Tract 1 of 1

Description

Turn-Key Rotational Grazing Cattle Farm with Bear Creek Frontage

Nestled in the rolling countryside of Washington County, this 100± acre farm is a premier turn-key operation for rotational grazing and cattle production. Thoughtfully designed to support a healthy and productive herd, the property includes 75.02± acres enrolled in a Permanent USDA Grassland Reserve Program (GRP)—ensuring these acres remain dedicated to grassland conservation for generations to come. With few restrictions for cattle farmers, this farm balances efficiency, sustainability, and long-term land stewardship.

A purpose-built water system features an 8,000-gallon well-fed cistern supplying nine established pastures through an extensive network of waterers, hydrants, and holding tanks. Additionally, 1,800± feet of spring-fed Bear Creek frontage offers a reliable natural water source—a valuable backup should the well ever struggle to meet demand.

The farm is well-equipped with a cattle barn and handling facilities, including a head chute with a digital scale, allowing for seamless livestock management. Dedicated hay storage accommodates 200± 4x6 round bales, ensuring ample capacity for forage harvested from the nearly 13± acres of productive hay ground enrolled in the GRP.

Beyond grazing, the property features 18± acres of bottomland tillable ground with productive Class 2 Haymond silt loam soils. These acres, not included in the GRP easement, provide excellent versatility—whether continuing in row crop production, converting to hay, or developing into a prime homestead overlooking Bear Creek bottom.

For those seeking a build site closer to the front of the property, the sellers are open to selling an additional 7± wooded acres separately, offering an ideal setting for a future residence.

With a desirable location, exceptional water resources and well-maintained infrastructure, this property presents a rare opportunity for cattle producers, hay operations or those looking to establish a picturesque rural homestead.

• There will be shared water rights for the seller’s continued use that must be agreed upon.

• The buyer cannot remove the property from its GRP designation.

• Open tenancy on GRP lands.

• 2026 tenancy on the 18± acres of tillable ground.

• Sellers to provide Buyer access to the Spring located off the western boundary of the “Meadow Pasture”

• Seller to provide Buyer access to water lines located on seller's property.

• Buyer to allow seller access to 2 hydrants connected to above lines.

• Approximately 5.5± AC will be removed from Classified forest designation at the seller's cost. 

Tract #:     1

Deeded Acres:     100±

FSA Farmland Acres:     18±

Soil Types:      Class 2 Haymond silt loam, Crider silt loam

Soil PI/NCCPI/CSR2:     85.57 NCCPI

CRP Acres/payment:    N/A

Taxes:     TBD

Lease Status:     Open Tenancy on Rangeland. 2026 tenancy on 18± Ac tillable

Possession:     Immediate possession subject to current tenants' rights for 2025

Survey needed?:     No survey needed

Brief Legal:     PT SE & PT SW 4-1-4 93.23ac (6.8acCF) (68.51ac Grassland Reserve)

PIDs:     88-04-04-000-015.009-008

Lat/Lon:     38.4532 / -86.0749

Zip Code:    47165

Terms of Sale

BUYERS PREMIUM: No buyer’s premium

TAXES: TBD 

TENANCY: Open Tenancy on Rangeland. 2026 tenancy on 18± Ac tillable

RENTS: TBD

MINERALS: Seller-owned rights will convey

CLOSING COSTS: Seller to provide title search and insurance. Balance of closing costs split 50/50

CLOSING DATE: On or before 30 days from seller acceptance

DOWN PAYMENT: 10%

POSSESSION DATE: At closing

SURVEY: No survey is needed

SELLER: Terrel

SALE ORDER: By the whole dollar

SALE METHOD: Sells subject to seller acceptance

Licensing

IN COOPERATION WITH WHITETAIL PROPERTIES REAL ESTATE LLC (RC51300040)

Dan Bates Jr, Ranch & Farm Auctions (RC52000047), Indiana Broker License # RB14027345

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Zach Holt, Indiana Land Specialist, Whitetail Properties Real Estate, LLC, 812.887.2954

Kris Christianson, Indiana Land Specialist, Whitetail Properties Real Estate, LLC, 812.896.5814

Cody Lowderman, IN Auctioneer, AU11100014

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