00000 CR 4100 , Coffeyville, KS 67337(Montgomery County)

Upon acceptance of a bid by the seller, the real estate contract will be provided by the seller’s agent to the successful bidder promptly, and the termed contract shall be executed by the successful bidder and tendered to the seller’s agent within 24 hours of the close of the auction. The earnest deposit in the amount of 10% of the final sale price will be tendered to Security First Title within five (5) days of notification and acceptance. Remaining balance due at the time of closing.

Closing of the sale bid purchase will be conducted on or before June 17, 2025, at which time the seller shall deliver possession.

Selling subject to easements, restrictions, roadways, and rights of way. Preliminary title work included.

Boundary property lines pictured are approximated for reference only. There will be no guarantee on any fence or property lines, as the selling is of the legal description only.

Property is selling in as is condition and is accepted by the buyer without any expressed or implied warranties.

All terms announced the day of the auction take precedence over any other advertising.

Nestled in the rolling hills of Montgomery County, Kansas, lies an 80-acre wildlife haven that has undergone a complete transformation since 2021. When the current owner first stepped foot on the property, it was an overgrown tangle of cedars and abused pasturelanda farm long forgotten by time and untouched by care. The cedar trees had crept in over the years, growing tall and dense, casting shadows across the land, and starving the soil of sunlight. What was once a worn-out, overgrazed mess has been meticulously revitalized into a polished, wildlife-focused masterpiece. Inspired by the teachings of Dr. Grant Woods and his scientifically grounded methods for improving habitat, the seller committed himself to a full-scale rehabilitation of the land. Every acre has been shaped with intention, every edge trimmed for a purpose, and every improvement tailored to attract, hold, and grow mature whitetails. What stands today is not just a propertyit's a case study in how strategic land management can change the course of a farm's legacy.

The owner took a multifaceted approach to this transformation, combining proven strategies from wildlife professionals with hard-earned sweat equity. Drawing from Dr. Grant Woods' techniques, the property underwent significant cedar removal to reintroduce sunlight to the ground, which allowed native grasses and forbs to flourish once again. With this new sunlight came new life, and with it the resurgence of ground cover that fosters better fawning, bedding, and feeding opportunities. Informed by Higgins Outdoors and their sanctuary-first philosophy, the seller dedicated over half the property to thick bedding coveran area that is now strictly off-limits to human intrusion and provides unmatched safety for deer. These sanctuaries, tucked between tall native grasses and remaining cedar thickets, have turned the property into a magnet for wary, mature bucks. Not only are these areas isolated, but they are complemented by carefully chosen entry and exit routes, ensuring that the pressure on the herd is virtually nonexistent. The result is a low-stress environment where deer feel comfortable moving during daylight hoursa dream scenario for any hunter.

Among the most visually striking elements of the farm are the more than eight acres of food plots, scattered strategically across the property. These plots have been planted with regenerative agriculture and cover crop principles in mind, helping to rebuild the once-depleted soil and offer consistent nutrition throughout the year. Each food plot has been paired with specific habitat improvements such as edge feathering, a technique that creates soft edges and transition zones preferred by wildlife. Strategic hinge cuts have been implemented to encourage bedding in certain areas, and the thick, downed treetops provide instant structure and cover. In addition to these techniques, the seller planted screening vegetation to allow undetected access to key stand and blind locationsa detail often overlooked but crucial for consistent hunting success. There are deer gates installed in multiple locations as well, subtly guiding deer movement through fence crossings and placing them within bow range of pre-set blinds and treestands. These touches reflect an advanced level of habitat design, one that is rarely seen on a property of this size.

Water is a key feature of this 80-acre gem, with two fully stocked ponds that are not only beautiful but also functional. One pond lies nestled in the timber while the other sits in the open near a destination food plot, offering perfect spots for hunting and recreation alike. Both ponds have been stocked with brim, minnows, and bass and provide excellent fishing opportunities in addition to critical water sources for wildlife throughout the year. The property's buck-to-doe ratio is another testament to the quality of the management plan in place. With more bucks than does, the resulting rutting behavior is intense and aggressive, which makes for ideal calling and decoy setups. The owner has observed five or more mature bucks living on the property at once, an extraordinary density for just 80 acres. With very little hunting pressure in the surrounding area and no competing food sources for over a mile in every direction, this farm has become the centerpiece of the sectionthe place where deer want to be.

This farm is not only a sanctuary for deer but has also become a haven for upland game and other wildlife, thanks to an aggressive predator trapping program. Over 100 raccoons have been removed, allowing turkey and quail populations to rebound dramatically. This kind of intensive nest predator control is rare but highly effective, and it shows in the growing numbers of birds and small game now calling the property home. The topography, combined with the thoughtful layout of food, water, and cover, makes the farm hunt much larger than its 80-acre footprint. The property includes a three-sided metal building for storage, built by the owner to accommodate equipment and supplies. On top of the building sits a charming cupola that doubles as a unique observation pointdrive in, climb up, and take in the sweeping view of your wildlife-rich kingdom. A gas well located on the farm provides a royalty payment to the landowner, and the well’s gravel road ensures year-round access, regardless of weather. Best of all, this perfectly shaped south half of a quarter section qualifies the buyer for a non-resident Kansas deer permit, adding serious value for out-of-state buyers looking to hunt whitetails in one of the best counties in the state.

Fully transformed 80-acre property in Montgomery County, KS, restored from overgrown and overgrazed land into a top-tier wildlife sanctuary.

Extensive cedar removal and sunlight restoration followed Dr. Grant Woods' habitat strategies for optimal deer cover and forage.

Over 8 acres of strategically placed food plots using regenerative ag and cover crop techniques create unmatched year-round nutrition.

Sanctuary design guided by Higgins Outdoors principles includes a large portion of the property dedicated to unpressured bedding and safety zones.

Features edge feathering, hinge cuts for bedding, and planted screening to allow stealthy hunter access to stands and blinds.

Installed deer gates encourage consistent deer movement through bow range of strategically placed hunting setups.

Two stocked ponds provide water and recreation, supporting brim, bass, and minnows while enhancing overall habitat appeal.

Excellent age structure with five or more mature bucks regularly on the property and a buck-heavy sex ratio fueling an intense rut.

Predator trapping removed over 100 raccoons, dramatically improving turkey and quail recruitment and nesting success.

Includes a metal storage building with an elevated cupola, gas well royalties, and reliable access via a maintained gravel road.