For sale

Combination Farm With CRP, Timber And Multiple Build Sites Close To Webster City

Acreage

52.67 ±

County

Hamilton

Price

$625,000

Description

Located just a few short miles south of Webster City on a paved road in Hamilton County, this 52.67-acre farm offers an exceptional opportunity for investors, developers, and recreational land buyers. With high-quality soils, a strong conservation program, and beautiful natural features, this property combines income-producing value with long-term potential.

At the heart of the property lies 37.5 acres of highly productive farmland, all currently enrolled in two active CRP (Conservation Reserve Program) contracts. These acres are no longer in row crop production but generate over $11,400 annually through conservation payments. The largest contract was enrolled in 2022, offering options for a buyer interested in maintaining the income or converting the acres back to production when eligible. With a weighted average CSR2 rating of 84.8, the soil quality is outstanding- this is the type of land that doesn’t change hands often and remains a solid long-term asset for any land portfolio.

Beyond its agricultural value, the property holds tremendous appeal for home site development. Flat, open fields transition seamlessly into mature hardwood timber, providing ideal conditions for country home lots with wooded privacy and scenic views. A gentle creek winds through the timber, offering natural beauty, wildlife habitat, and a fun outdoor space for families or children to explore.

Recreational opportunities abound. The timber and creek corridor attracts whitetail deer, turkey, and upland game, making the property attractive to hunters or nature enthusiasts. For additional recreation, the Boone River—known for kayaking, canoeing, and tubing—has an access point just minutes away, adding to the area’s outdoor lifestyle offerings.

With paved road frontage and close proximity to Webster City, this property is ideally positioned for future rural home site development while still offering privacy and seclusion. Whether you envision a rural home site tucked into the timber, an investment in high-quality CRP land, or a combination of income and recreation, this farm delivers versatility and long-term value. Farms with this combination of soil quality, income, and location are rare in today’s market. Don’t miss your chance to own a truly exceptional piece of Hamilton County farmland—contact the listing agent and Land Specialist today to schedule your private showing.

Summary

Property

Road Surface

Blacktop/Asphalt

Property Type

Farms, Recreational Land, Residential Land, Undeveloped Land, Hunting Land

Road Frontage

County Road

Approximate Distances

6 mi	Webster City
24 mi	Fort Dodge
32 mi	Boone
38 mi	Ames
78 mi	Des Moines

Utilities

electric: nearby

water: nearby

internet: nearby

Address 2665 Tunnel Mill Road Webster City, IA 50595

View on Google Maps

Details

37.4 acres enrolled in 2 CRP contracts paying over $11,400 annually
CRP Contract 1: 28 acres @ $295.61/acre or $8,307 annually and expires 9/30/2032
CRP Contract 2: 9.4 acres @ $331.24/acre or $3,113.65 annually and expires 9/30/2026
Average weighted CSR2 value of 84.8 with primary soil types of Nicollet clay loam, Canisteo clay loam and Hayden loam
Balance of the farm consists of 15.27 acres of timber, creek bottom and county right-of-way
Great recreational farm with high-quality soils for investment stability
Deer, turkey, and upland hunting opportunities
Multiple building sites exist on this property with great views to the north and mature timber to the south
Located 6 miles south of Webster City on paved Tunnel Mill Road
School District: Webster City Community Schools
Located in Section 26 of Freedom Township (26-88N-26W)
Zoning: A - Agriculture
Annual Property Taxes: $1,588.00 (2023)