New

440.8± Acres Golden Triangle Income Farm with Elite Hunting Near Chillicothe, MO

Acreage

440.8 ±

County

Livingston

Price

$3,967,000

Description

In the highly sought-after farmland corridor south of Chillicothe, this exceptional 440.8± acre farm offers strong tillable income, a great location, excellent hunting, and opportunity. This property sits in the heart of North Missouri’s Golden Triangle and offers both immediate return and long-term upside. The farm includes approximately 273± acres of productive tillable ground, currently cash-rented at $250 per acre for a one-year term. The tillable acres consist of large, wide-open bottoms that allow for easy running and consistent yields, making this a proven top producer with strong local demand from farmers to rent. Nearly one mile of Highway 65 frontage provides excellent access via two well-built entrances and offers additional potential for future billboard income, thanks to the high-visibility corridor in and out of Chillicothe.

This tract is well-protected from high water, featuring a leveed railroad along the Grand River side and a levee bordering Shoal Creek on the south. Drainage across the farm is solid, while select low-lying areas are natural seasonal wetland pockets that create outstanding wildlife habitat and exciting waterfowl development potential. With Shoal Creek forming part of the boundary, an owner could easily establish surface irrigation and have flooded corn or managed wetland areas, and turn this into a true private waterfowl destination. The hunting matches the quality of the dirt. Approximately 100± acres of thick cover and timber along the Shoal Creek corridor provide ideal travel routes and habitat for mature whitetails and strong turkey populations. A near 200-inch buck was captured on camera in November 2025, highlighting the caliber of deer this farm is capable of producing. This farm has had no hunting pressure for decades, and the tillable lease is set up to buy back standing crop from the lessee at the price of inputs per acre left standing, creating an ideal setup for turnkey food plots wherever desired, up to 8 acres total. Located within 20 miles of Swan Lake National Wildlife Refuge and Fountain Grove Conservation Area, the area is widely recognized for its waterfowl migration and recreational opportunities.

Conveniently situated just 85 miles from Kansas City and two miles south of Chillicothe. The town of Chillicothe has everything you need off the farm, with hotels, restaurants, a small airport, and a hospital. With no USDA contracts in place, the property is a blank slate for the next owner — whether the vision is continued row-crop production, enhanced waterfowl habitat, or a long-term investment hold. Farms of this size, quality, and location are hard to replicate. Call the Utecht Land Team at 417-766-5595 for more information on this exceptional offering.

Summary

Property

Road Surface

Pavement

Property Type

Farms, Hunting Land, Riverfront

Road Frontage

State Highway

Approximate Distances

2 mi	Chillicothe
85 mi	Kansas City

Address TBD HWY 65 Chillicothe, MO 64601

View on Google Maps

Details

440.8± acres in North Missouri’s Golden Triangle
273± acres tillable, cash rented at $250/acre (1-year term)
Great Grand River bottom soils
Large, open bottoms for easy running and consistent yields
Nearly 1 mile of Highway 65 frontage
Two well-built entrances off Hwy 65
High-visibility corridor with billboard income potential
Leveed railroad along the Grand River boundary side
Southern boundary borders Shoal Creek with levee protection
Solid drainage with natural seasonal wetland pockets
Excellent waterfowl development potential
100± acres of thick timber and cover
Exceptional whitetail and turkey habitat
Near 200" buck captured on camera (Nov 2025)
No hunting pressure for decades
Within 20 miles of Swan Lake National Wildlife Refuge and Fountain Grove Conservation Area
2 miles south of Chillicothe 85 miles to Kansas City