Auction: Holloway/Noel Tract 2 – 160 +/- Acres
Vaughn-Roth Land Brokers presents four high-quality tracts on behalf of the Noel and Holloway families. These families are long-time clients of ours and we greatly appreciate them entrusting us with this offering. Being the final properties in their Kansas farm holdings, they’ve truly saved the best for last as their beauty, quality and upside potential can't be overstated. Neosho Valley tillable, Native hay meadows, tame-grass pastures, hardwood timber and development appeal are all attributes featured here.
Tract 2 totals 160 acres more or less and will find interest from multiple buyer types. Multi-use ag operators, speculators, developers and waterfowlers should all see a fit here. Located just west of the edge of Burlington, this tract is composed of cropland, Native grass, a pond and a substantial drainage that carries a large amount of water, originating from the backslope of John Redmond dam through the property.
The cropland portions are located in the northern portion with total tillable being approximately 47 acres. The overwhelming soil type in this area is good Class 2 Woodson silt loam with a small amount of Class 2 Dennis silt loam near the east boundary. Please refer to the soil maps below to view the soil types.
The native hay meadow totals 23.7 acres according to FSA records and the pasture encompasses approximately 75 acres including the pond. The fenced portions of this tract are surrounded by barbed wire fences rated adequate to good. There's a short stretch near the southeast corner of this tract that will need some division fence constructed if Tracts 2 and 3 sell separately and you intend to graze cattle. Water is provided by a large pond, that while showing the effects of the extreme 2023 drought, typically will cover about 2.5 acres in normal precipitation years. There’s also a good creek drainage running through the property that drains adjoining fields to the west and the John Redmond dam area.
Waterfowlers should not overlook this tract for possible wetland development. Due to close proximity to the rarely frozen lake at Wolf Creek Generating Station, John Redmond Reservoir and Flint Hills National Wildlife Refuge as well as the Neosho River, this is a highly used area by migrating ducks and geese. With the amount of water that flows through this tract, it definitely carries some great waterfowl potential with further development.
Finally, prospective buyers should consider upside potential and future appreciation due to the location just west of Burlington. While there are parts of this tract that are in the floodplain, there’s quite a bit of it that are not. Please refer to the floodplain map below to see how it affects this property. Due to what seems like a constant lack of housing in Coffey County and expected demand in the coming years driven by new Wolf Creek employees replacing retiring ones as well as prospective new industry, the portions out of the floodplain might make sense to develop. The location affords short drives of less than 5 minutes the amenities of town including the grocery store, schools, medical clinic and restaurants. If you’re an investor or speculator betting on the come, we’d be happy to introduce you to the long-time farm tenants who have done a good job taking care of this tract. This could provide some income while awaiting development and assist in retaining an attractive agricultural property tax rate as long as possible.
Disclosure: This property sells subject to a hunting lease that expires February 11th, 2024.
To set up a tour of this diverse offering, please call Cameron Roth at 785-917-0867.
Brief Legal Description: The NW 1/4 of Section 21, Township 21 South, Range 15 East of the 6th P.M., Coffey County, KS. 160 acres, more or less, including Right-of-Way.
Driving Directions From Burlington: Head west on Kennebec (which turns into 12th Rd) for 1.5 miles. Turn north onto Kafir for 1/2 mile and the property begins on the east side.
Minerals: The Seller’s mineral interest transfers to the Buyer.
Earnest Money: $40,000.00 due on the day of auction.
Taxes: Tax estimate for 2023 is $1,159.00.