Wagner Road , Tiptonville, TN 38079(Lake County)

Auction Date: 03/12/2026Auction Time: 11:00 AM CTAuction Held At: Ellington Auditorium/Visitor Center, 2595 TN-21, Tiptonville, TN 38079Contact the Listing Agent for a property previewLive and Online at Ranchandfarmauctions.comEntire Farm Description:SELLING ABSOLUTE: This 381.37 acre agricultural and recreational property is located in Lake County, Tennessee, positioned between the Mississippi River and Reelfoot Lake in one of West Tennessees most established row-crop production corridors. The farm is comprised of five tracts and sits within a region long recognized for consistent agricultural performance driven by fertile Delta soils, dependable moisture, and efficient access. A boundary survey is currently being conducted, and final acreages will be determined upon completion.The property is dominated by proven Mississippi River alluvial soils, including Bowdre, Bruin, Commerce, Reelfoot, and Roellen series. These soil types are widely regarded among operators for their high fertility, excellent moisture-holding capacity, and yield consistency, forming the foundation for sustained row-crop production across this area. The acreage is largely tillable with limited timbered areas, allowing efficient field layouts and compatibility with modern farming practices.Agricultural improvements include three natural gaspowered irrigation wells, with natural gas lines in place to serve the well pumps. Electric lines run along several parcels. According to available information, the farm was formerly serviced by center pivot irrigation. While irrigation pivots are not currently installed, the existing wells and utility infrastructure provide an irrigation-ready, pivot-capable foundation, offering flexibility for a future owner to design and install irrigation systems tailored to their cropping program, equipment preferences, and management strategy.The tracts benefit from excellent access via a combination of paved and chip-and-seal road frontage, supporting efficient movement of equipment, inputs, and harvest traffic. The property lies approximately one mile inside the Mississippi River levee system and approximately three miles from Reelfoot Lake, placing it in the heart of a highly productive Delta landscape.Beyond its agricultural strength, the farms location is a defining feature for waterfowl. Positioned directly between the Mississippi River and Reelfoot Lake, the property sits within the Mississippi Flywayone of the most heavily traveled migratory routes for ducks and geese in North America. This corridor is widely recognized for waterfowl movement, staging, and seasonal concentration, making the area highly attractive to hunters who understand the importance of location in waterfowl management.From both an operational and recreational standpoint, this farm offers a rare combination: highly productive row-crop ground supported by proven Delta soils and irrigation infrastructure, paired with a location squarely in the center of one of the most respected waterfowl corridors in the region. Properties in this part of Lake County are valued for their ability to support long-term agricultural production while also offering meaningful waterfowl potential when managed accordingly.Tract 1 Description:Tract 1 consists of 45.81 acres of highly productive Delta cropland in Lake County, Tennessee. The tract is predominantly tillable and supported by proven Mississippi River alluvial soils that are well-suited for consistent row-crop production.This parcel features excellent access via paved and chip-and-seal road frontage and includes a natural gaspowered irrigation well, providing a pivot-ready foundation for future irrigation installation. Located between the Mississippi River and Reelfoot Lake, Tract 1 sits directly within the Mississippi Flyway, adding meaningful waterfowl appeal alongside its agricultural strength.Tract #: 1Deeded Acres: 45.81 acresSoil Types: Bowdre silty clay, Roellen Openlake complex, Bruin silt loamSoil PI/NCCPI/CSR2: NCCPI 76.8CRP Acres/Payment: No CRPTaxes: TBDLease Status: Open Tenancy for 2026 crop yearPossession: Immediate possessionSurvey Needed?: Seller will provideBrief Legal: Tract 1: 45.81 acres pt of PID 042-004.00Lat/Lon: 36.34055, -89.4926Zip Code: 38079Tract 2 Description:Tract 2 includes 41.34 acres of fertile Delta row-crop ground with a strong production history. The tract is largely tillable and underpinned by soils recognized for moisture retention, fertility, and yield consistency.Access is provided by paved and chip-and-seal roads, and the tract is improved with a natural gaspowered irrigation well, offering a pivot-capable setup for a future owner. Its position between the Mississippi River and Reelfoot Lake places Tract 2 squarely within a highly active waterfowl corridor.Tract #: 2Deeded Acres: 41.34 acresSoil Types: Bowdre silty clay, Roellen Openlake complex, Bruin silt loamSoil PI/NCCPI/CSR2: NCCPI 75.8CRP Acres/Payment: No CRPTaxes: TBDLease Status: Open Tenancy for 2026 crop yearPossession: Immediate possessionSurvey Needed?: Seller will provide if requiredBrief Legal: Tract 2: 41.34 acres pt of PID 042-004.00, pt of PID 042-005.04Lat/Lon: 36.3406, -89.48805Zip Code: 38079Tract 3 Description:Tract 3 is a 96.22 acre tract offering scale and efficiency for row-crop operators. The acreage is predominantly tillable and well suited for continued Delta agricultural use.The tract benefits from strong access via a combination of paved and chip-and-seal road frontage and includes a natural gaspowered irrigation well. While irrigation pivots are not currently installed, the tract remains irrigation-ready and pivot-capable, allowing flexibility in system design. Its central location within the Mississippi Flyway enhances recreational appeal without detracting from farm operations.Tract #: 3Deeded Acres: 96.22 acresSoil Types: Roellen Openlake complex, Bruin silt loam, Bowdre silty claySoil PI/NCCPI/CSR2: NCCPI 62CRP Acres/Payment: No CRPTaxes: TBDLease Status: Open Tenancy for 2026 crop yearPossession: Immediate possessionSurvey Needed?: Seller will provide if requiredBrief Legal: Tract 3: 96.22 acres PID 042-005.03, pt of PID 042-004.00Lat/Lon: 36.3377, -89.49065Zip Code: 38079Tract 4 Description:Tract 4 consists of 147 acres and represents the largest individual parcel within the offering. The size, layout, and soil profile make this tract especially attractive for efficient row-crop production.This tract includes a natural gaspowered irrigation well and is supported by paved and chip-and-seal road access, creating a strong platform for future pivot installation. Positioned between the Mississippi River and Reelfoot Lake, Tract 4 lies in the heart of a nationally recognized waterfowl corridor, adding long-term recreational value to its agricultural utility.Tract #: 4Deeded Acres: 147 acresSoil Types: Roellen silty clay loam, Roellen Openlake complex, Sharkey clay,Soil PI/NCCPI/CSR2: NCCPI 48.8CRP Acres/Payment: No CRPTaxes: TBDLease Status: Open Tenancy for 2026 crop yearPossession: Immediate possessionSurvey Needed?: Seller will provide if requiredBrief Legal: Tract 4: 147 acres PID 042-015.01Lat/Lon: 36.33025, -89.5001Zip Code: 38079Tract 5 Description:Tract 5 consists of 51 acres of prime waterfowl habitat featuring a highly effective mix of wetlands, timber, native grasses, and productive cropland. This diversity creates natural holding power for migrating waterfowl while maintaining flexibility for active land management.The combination of food sources, cover, and water allows this tract to function as a complete, self-contained waterfowl setup rather than a single-use parcel. The cropland component provides the ability to influence bird movement through crop selection or post-harvest management, while timber and grasses offer shelter and loafing areas throughout the season. These features work together to create consistent use during migration, not just pass-through traffic.Access is provided by paved and chip-and-seal road frontage, supporting easy entry for management, equipment, and seasonal use. Tract 5 does not include an irrigation well, reinforcing its role as a habitat-driven parcel rather than a row-crop tract.Located between the Mississippi River and Reelfoot Lake, this tract sits directly in the heart of the Mississippi Flyway, a location that consistently benefits from high-volume migratory movement. Properties with this type of habitat diversity and positioning are increasingly difficult to assemble in this corridor, making Tract 5 a strong standalone offering or a complementary addition to nearby agricultural ownership.Tract #: 5Deeded Acres: 51 acresSoil Types: Tunica clay, Roellen silty clay loam,Soil PI/NCCPI/CSR2: NCCPI 55.1CRP Acres/Payment: No CRPTaxes: TBDLease Status: Open Tenancy for 2026 crop yearPossession: Immediate possessionSurvey Needed?: Seller will provide if requiredBrief Legal: Tract 5: 51 acres PID 042-015.02Lat/Lon: 36.32715, -89.48955Zip Code: 38079-Selling Absolute-Highly productive row crop land-Great equipment access from the paved road frontages along every parcel-4 Irrigation Wells (Tracts 1-4); well pumps powered by natural gas-Electric lines run along several of the parcels-The property lies 1 mile from the edge of the Mississippi River inside the levee-The property lies 3 miles from Reelfoot Lake-The property lies right in the middle of the Mississippi River and Reelfoot Lake