00000 CR 3450, 3950, & 6000 , Sycamore, KS 67363(Montgomery County)

This exceptional 302 +/- acre Verdigris River bottom farm combines highly productive cropland, valuable irrigation rights,and outstanding recreational opportunities. With 225 +/-acres of fertile cropland, the farm is supported by desirable Class II and Class III soils, providing excellent long-term income potential. Approximately 32% of the farm is Class II soils and 61% is Class III soils, ensuring strong yields across the majority of the acreage.

In addition, the property offers 77 +/- acres of recreational land that serves as prime habitat for deer, turkey, waterfowl and other wildlife. The Verdigris River provides trophy fishing opportunities and enhances the farm’s natural appeal. For buyers interested in conservation or habitat development, the soils on the property also presents the capability and potential to create wetlands and marshes.

An added benefit and valuable feature of this tract is its irrigation rights to pump directly from the Verdigris River for irrigation, allowing water to be pumped directly for crop production - further boosting the farm’s value and versatility.

Beyond farming, the river corridor provides abundant wildlife habitat, with thriving populations of deer, turkey, and waterfowl. The Verdigris River itself offers excellent fishing and scenic beauty, making this a rare property that delivers both income potential and recreational value.

Conveniently located just off Highway 75, the farm offers easy access to local grain elevators. Both Independence and Neodesha, KS are within 10 minutes, providing quick access to local grain elevators for efficient marketing of crops.

Whether you are an investor, farmer, and/or outdoorsman, this property offers a unique opportunity to own a highly versatile and desirable tract of Kansas river-bottom land.

Property Highlights:

Total Size: 302.32 acres along the Verdigris River

Cropland: 225.6 acres of productive Class II & Class III soils.

Recreational Land: 76.7 acres with hunting, fishing and wildlife habitat.

Irrigation: Water rights to pump directly from the Verdigris River.

Potential and capability to create wetlands and marshes.

Wildlife: Abundant deer, turkey, and waterfowl populations.

Location: Quick access to Highway 75 and nearby grain elevators

Use Potential: Strong farming income, hunting retreat, and long term investment.

Contact: Jodi Cushenbery to schedule a showing or more information. (620) 220-9786

Auction Terms (Hybrid)

ONLINE & LIVE. Online bidding will open at 1:00 PM on Monday, December 8, 2025 and the live auction will begin at 6:00 PM on Thursday, December 11, 2025 at the L2 Realty Office, 4045B CR 3900 Independence, KS. Bidding will be conducted via online, by phone, or in person. Download our app L2 Realty Auctions or go to to keep up and place bids. The auction will conclude upon closing of the live bidding.

There will be a 10% buyers premium added to the high bid to determine the contract price. Closing fee and title insurance fee will be split 50/50 between seller and buyer.

The property is selling subject to a reserve.

Bids submitted shall be firm bids available for sellers acceptance and without contingencies. Interested buyers need to view the property prior to the date of the auction and have financing approval along with any inspections performed prior to bidding.

Final sales price will be calculated by 302.32 acres times the final bid plus buyer’s premium.

Upon acceptance of a bid by 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 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 Title Company 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 January 15, 2026 at where time 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 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.