State Route T, Lot #WP001 , Pattonsburg, MO 64657(Daviess County)

PRICE REDUCED!! We’re proud to offer this textbook example of a trophy deer and turkey hunting property with partial owner financing available. It has all of the key ingredients to attract, hold, and grow big bucks like acorn producing oaks, young woodlots for security cover, a pond and a creek to provide water, terrain changes and mowed trails for stealth access to your stands, hidden fields for food plots, plus it borders cropland to the west, south, and east with pasture to the north-it really has it all. When I saw the aerial, I wasn’t exactly sure what to think…as soon as my boots hit the ground, I was blown away by the quality of the habitat, the access, and especially the hunt-ability! Access is outstanding thanks to a mowed path that’s over 1.25 miles long. The trail makes it a breeze for your truck, tractor, or UTV to drive all the way from Abbey Road in the northwest corner of the property to Blacktop T in the southeast corner. The first stop on the trail system is a pond stocked with bass, crappie, and bluegill. The trail continues along a ridgetop, flanked by dense cover and towering oaks. At the end of the ridge, the trail descends into a 3+/- acre hay field, and then another 2+/- acre hay field, both of which would be ideal food plot sites. After the hidden fields, the trail goes downhill into a flat that’s dominated by mature maples along a neighboring crop field, making a perfect pinch point to hunt rutting bucks. Turning south, the trail runs alongside the neighbor’s crop field, then dives back into the woods with another hay meadow that could be your third food plot. Off the trail, Sampson Creek winds through the east side of the farm, further enhancing the wildlife carrying capacity of the land. More than just a hunting farm, this is also an income producer and a quality long-term investment. Thirty acres are enrolled in CRP Program CP3A, the Hardwood Tree Planting Program, paying $4,289.00 annually through 2028. Besides the annual income, this program will produce marketable timber that you can harvest in the future! There’s also an opportunity for more annual income from hay production on approximately 8 acres of open grass fields, plus over 1.25 miles of trails could also be utilized for hay production. To help make this opportunity affordable, the seller expressed a willingness to owner finance up to 15% of the sale, for up to 10 years, as low as 4% annual interest, for qualified buyers. With many lenders requiring 20% down, this could reduce your total down payment to as low as 5%! Hunting season is right around the corner, and the sellers are eager for your offer on this one-of-a-kind, hunting and investment property. 

Property Features:

- Seller may be willing to owner finance up to 15% of the sales price for 10 years at 4% annual interest for qualified buyers. This could reduce your total down payment to as low as 5%, if combined with bank financing.

- Top-tier deer and turkey hunting with dense bedding cover

- Over a mile of trails make this hunting farm one of the easiest to access by vehicle or on foot

- $4,289 annual CRP income from 30 acres enrolled in CP3A, the Hardwoods Program, through 9/30/2028

- Stocked pond is approximately 1/3 acre with bass, crappie, and bluegill

- 3 open fields could easily be converted into “kill plot” type food plots

- Small game hunting for quail, rabbits, pheasants, and more

- Blacktop access on State Route T, gravel access on Abbey

- Build sites with utilities along the road – contact utility providers to verify availability and connection costs

- Less than an 1 ½ hours to Kansas City, and just over 1 hour to St Joseph