Missouri's Recreational Properties

Located just outside of Mound Valley in Labette County, Kansas, this diverse 160 +/- acre tract offers a strong combination of income-producing farmland and quality recreational opportunities.

Property Details:
• Total Acres: 160 +/-
• 127 +/- acres currently in row crop production (planted to corn for the 2026 season)

• FSA indicates 130.71 tillable acres

• Productive blend of bottom ground and upland tillable acres
• Balance of the farm includes timber, ponds, and a live creek running through the property
• Year-round water source providing excellent wildlife habitat

Soil Information:
• 40% Lanton silt loam
• 18.5% Kenoma silt loam
• 17.7% Eram silty clay loam
• 10.3% Verdigris silt loam
• 5.9% Eram silty clay loam
• 5.4% Dennis silt loam
• 2.0% Osage silty clay
• 0.2% Parsons silt loam
• NCCPI Overall Rating: 67.3

Recreational Features:
This property supports a healthy population of whitetail deer, turkey, and waterfowl. Seller-provided trail camera photos demonstrate consistent wildlife activity. While touring the property, multiple species of game were observed.

Improvements & Inclusions:
• (2) Elevated, enclosed Titan box blinds
• (2) 3,000 lb. feeders

This is a turnkey recreational property with added agricultural income, suitable for investors, operators, and outdoor enthusiasts alike.

Additional Information:
• One of the sellers is a licensed Missouri real estate agent
• Property lines are thought to be accurate but are estimated

📞 Contact the listing agent Jason Courtney 816-654-2144 for additional information or to schedule a private showing.

Hunting & Recreational Appeal:

This area of southeast Kansas is notorious for producing quality whitetails, and this farm is no exception. The combination of thick cover, food, and water creates a natural travel corridor and bedding environment.

• Proven area for mature whitetail bucks (160–190” class documented nearby) 
• Strong turkey population with ideal roosting habitat
• Excellent waterfowl potential with nearby watershed influence and on-site water
• Natural funnels, edge, and transition zones throughout

Why This Farm Stands Out:

Farms in this part of Labette County rarely come available that offer:
✔ Income + recreation in one tract
✔ Diverse habitat with water features
✔ Located in a highly managed, low-pressure neighborhood
✔ Turnkey potential for serious hunters or investors

Whether you’re looking for a weekend hunting getaway, long-term investment, or a farm to build into a premier hunting property, this one delivers.

Discover an exceptional opportunity to own 78+/-acres of productive farmland in Sullivan County, Missouri, including approximately 67+/- acres of quality tillable ground. This tract offers a strong combination of fertile soils, good access, and a layout that supports efficient farming practices. Also on the southern portion of the farm is a 5+/- acre water structure completely stocked with fish!

Property Details:
• Total Acres: 78+/-
• Tillable Acres: 67+/-
• Overall NCCPI: 65.4
• Predominantly Armstrong and Pershing soil types

Soil Composition:
• 29.1% Armstrong Loam
• 26.8% Armstrong Clay Loam
• 16.6% Pershing Silty Clay Loam
• 12.3% Adco Silt Loam
• 5.9% Belinda Silt Loam
• 4.7% Armstrong Clay Loam
• 4.6% Gara Clay Loam

A large water source is located on the property, offering additional utility for agricultural use. Improvements include a metal barn suitable for equipment storage.

This farm presents an opportunity for both operators and investors seeking productive tillable acres with income potential.

📈 Why This Farm Makes Sense:
• Consistent cash rent potential
• High tenant demand in a tightly held area
• Long-term land appreciation in North Missouri
• Low overhead, easy to manage investment
• Ideal 1031 exchange candidate

This is a buy-and-hold asset with immediate income and long-term upside—exactly what serious land investors are chasing in today’s market.

All acreages are approximate. Boundary lines on maps and aerials are estimated.

Brokerage:
Boyer Land Company, LLC
106 S Market Street
Memphis, MO 63555