***Please read the complete description.***
This sale is for cash buyers who have verified funds. No bank financing, no agents of any kind, no advertising companies.

The firm price as of today is $815,000.
We are open to a 6 mo. Lease with buyer to allow for transition and maintenance of the farm.
There are three excellent large barns. One was designed to be a barn dominium but currently houses an RV/camper bay with utilities. Construction is progressing and so the price adjust accordingly.

This farm is completely self sufficient if you are debt free. The farm can only produce $40-50k a year at full strength and at current agricultural prices. Cows, row crop, pigs, sheep etc. gas and oil revenues are not included in these numbers.
Pasture, wooded, hiking, caves, creeks, springs and on and on.
We are only showing property to those who have their funds and can close in 30 days or less. Many folks we meet are counting on bank approval or sale of real estate to close on our property. We apologize if we didn't mention this earlier. But we just can't take time away from daily farm operations or house construction to show the property to those who may not sell or be approved. Winter is approaching and a lease agreement for transition will not be an option but a prerequisite. We won't be moving in winter but can draft an equitable lease that allows us to relocate or sell livestock and equipment.

General Description
The 120 acres are private and is naturally diverse. The boundaries are old, deeded and clearly marked by pins and unmoveable natural features. The property is fenced and contains pasture, timber, ponds, two creeks, caves, and deeded mineral rights. An oil and gas well is just waiting to sell or use its resources. Coal is on the property waiting to be mined for your personal use. Springs, drilled well water and shallow dug well along with over 4000 gallons of rain water collection storage. The farm has many house sites and utility provisions are in place.

Structures
60x70 Barn, shop and high bay. Built after 1965, still in good shape. 4 individual dog kennels with 1/2 acre run. Rabbitry center. Hog farrow pens. 2 chicken coops. cattle working area. 200 amp service. Concrete floors

40x96x16 Barn - built in 2022. Three sided with 8 bays. sheep pens. 200 amp service. Gravel floor and parking area.

36x96 - barn that can easily be converted to a barn dominium. 200 amp service . Some exterior framing and sheeting , concrete floor with utility penetrations. Designed for two stories, ground floor square footage is 3,240. Windows and doors, fixtures and boxed appliances. Open floor plan that you can finish our design or create your own. Roof is insulated. 3.5 units of 2x6 lumber stored in the dry. Too many materials to mention. Wifi, fiber optic, and telephone services are currently active.

48x24 old house/cabin - 1965-197? We call this the prayer cabin. Its dry inside and structurally sound in some areas but in poor repair in others. Its located near the middle of the property and fun to camp in. Not liveable.
10x10 two story playhouse with swimming pool and sand box.

Farm
We currently have Cattle(currently can handle up to 40), hogs, sheep, chickens and rabbits. We will be selling or taking them with us. We also have several pieces of equipment that will be sold either to the property buyer or public sale. The farm has mature timber and many areas where we logged 10 years ago would be easy clearing for more pasture. You travel well-kept roads thru the farm. Driving thru wooded areas(approx 70 acres) to pastures scattered throughout the farm. Caves clefts and shear bluffs absorb any of the steepness without losing acreage. Every inch can we walked. Great bottom land(approx 30 acres and shallow floods a couple of times a year with no danger or damage, just natural fertilizer.) as well as rolling pasture(approx 20-30 acres) . The rich fertile bottom land is great pasture or ground for row crop. The bottom field takes on water a couple times a year but moves quickly thru. It brings nutrients to the ground and has never damaged or impeded any of our farming operations. The two beautiful creeks flow year round and are a great asset to the farm. They have pan fish and irrigation for crops, gentle water sounds, and water for livestock. We kayak and fish all the time.

We are open to closing on the sale and leasing from the buyer for up to six months. We are also prepared to close quickly and vacate the property if necessary. We own property (4.5 acres) across the road which can be purchased additionally.

We will prayerfully consider all cash and property offers, please communicate via text. We can reply and schedule a telephone call when it's convenient for everyone.