The Hilliard Farm: A Generational Farm Opportunity

Offered at an exceptional value, this large, diverse farm is subject to a life estate with control, with the life estate tenant responsible for all maintenance costs, property taxes, and farm upkeep while the life estate is active-significantly enhancing the property's long-term investment potential. The property is priced accordingly, creating a rare opportunity to secure an affordable legacy farm now and fully utilize it in the future. This impressive farm features an outstanding mix of productive tillable ground and timber, including approximately 26± acres of tillable farmland and 135± acres of timber. The entire property is remarkably flat, a true rarity for a farm of this size in the region-even the wooded acreage offers easy access and usability. The land is protected by agricultural and conservation easements, preserving its long-term farming and wildlife value while maintaining its natural character. The property includes an early-1900s farmhouse offering 1,308 sq. ft., 3 bedrooms, and 1.5 bathrooms, topped with a slate roof. While interior access was not available at the time of listing, the home appears to be in solid condition based on exterior observation. Supporting the farm are eight total outbuildings, including a classic bank barn with an attached small fenced pasture, two pole buildings, a garage-style storage barn, multiple smaller sheds, a chicken coop, and a corn crib. Additional features include an outdoor furnace, diesel pump, and an above-ground pool. From a recreational standpoint, the property truly shines. Abundant deer sign is found throughout, miles of existing trail system, and the farm offers excellent hunting opportunities for whitetail deer, turkey, bear, and coyotes. The layout, habitat diversity, and minimal pressure make this a strong wildlife holding. Access is excellent with three separate entry points, including two road frontage locations and one deeded easement. Notably, a 2± acre tract exempt from the conservation easement has already had survey and perc work completed and includes its own gated access. Once the life estate concludes, this tract can be subdivided and sold as a premium build lot or retained as a future homesite. The setting is secluded, serene, and perfectly flat-with all major groundwork completed except final subdivision. This is a phenomenal long-term investment for buyers looking to secure a high-quality farm at an incredible value today-with minimal carrying costs during the life estate period-and the vision to enjoy and capitalize on in the future. A rare combination of tillable ground, timber, improvements, access, and wildlife-protected for generations to come.