FOR SALE – 71 ACRE FARM with house and barns. $590,000
6 miles East of Columbus, Indiana
54 acres in Conservation Contracts paying $8,492 / year
Property taxes $2,320 / year.
FIELDS AND WOODS
44 acres of prime tillable land will be available to farm ORGANICALLY November 1, 2021 when contracts are complete. Contracts should also be able to be renewed at that time. No pesticides will have been used for 4 years, so application for organic certification should be successful. Before 2011 these acres were planted to corn, soy beans, wheat, alfalfa and hay / pasture. They are now planted in native grasses, flowers, and legumes. Bees, butterflies, lightening bugs, and birds abound. Some bob-white have returned.
2 acres are now available around the barns for chickens, animals, vegetables, fruit, bees, green house, etc.
22.3 acres are in Classified Forest, where a creek runs most of the year. The woods are partly large old trees: black walnut, oak, sycamore, beech, maple, ash. Trees have been planted to fill in and extend the woods and to protect the creek: 3,400 trees in 2006, 9,700 trees and bushes in 2011, and 2,800 trees in 2014. The new trees are predominantly black walnut, oak, persimmon, pecan, black cherry, and hickory. The Classified Forest acres reduce the property taxes by about $250 / year.
2.5 acres are planted in bushes which border the 3 fields. They are in the wildlife conservation contract. These borders provide buffers and wildlife corridors, and should assist in attaining organic certification. The bushes are mostly elderberry, dogwood, hazelnut, ninebark, chokeberry, and button bush.
7.5 acres of the Classified Forest are tillable acres in the wildlife conservation contract, and they are planted to trees. 3.3 acres in the Classified Forest are in a riparian conservation contract. The income from these contracts on these 10.8 acres plus the income on the 2.5 acres of bushes bordering the fields will more than pay the property taxes.
The 1,224 sq ft, 6 room house was built in the 1890’s by the owner’s great-grandfather. The 3 bedrooms (or 2 bedrooms and a dining room), living room and kitchen have 11’ ceilings, and 7’ windows. There is a finished sun porch, one bathroom, a cellar and a small front porch. In 2014 the bathroom was remodeled, the wood floors were refinished, the windows were replaced with double pane windows, and the electrical in the kitchen, bathroom, and dining room was brought to GFI code. There is aluminum siding, a new forced air furnace, and central AC. There is a good well and a septic system. A new submersible pump and water lines were installed in 2010. The composition shingle roof was replaced in 2007, and the foundation was re-grouted in 2011.
The 450 sq. ft. detached garage, built in the 1950’s by the owner’s grandfather, has aluminum siding on the South and West sides.
The barn, corn crib, implement shed and smoke house were built in the 1890’s. They have metal roofs, and were repainted in 2008.
The 1,920 sq. ft. barn has aluminum siding on the south side. A new metal sliding door was installed on this side in 2017. Part of the foundation was lifted and re-supported in 2013. There is a hay loft, a small stable, an area for milking a few cows, a loafing area, and old grain storage areas. The barn floor and milking stanchions still need repair.
The 1260 sq. ft. corn crib and implement shed have aluminum siding on the south side. New aluminum siding was installed on the west side and a new barn door was installed on the north side in 2017.
The tillable acres are tiled. In 2017 french drains were installed around the house and barns, and excess water is taken into the west field. The house has a system for keeping the cellar dry including a sump pump, backup sump pump, and de-humidifier.
Fencing remains by the road, around the chicken yard and garden area, at the back of the barns, and part way down the lane. Pigs were raised in the barn and barn lot in 2012-2013. Chickens and honey bees were kept in the area behind the house in 2014-2018.
This is a unique property which has been well maintained and cared for. Bio-dynamic preparations have been applied to the fields as the owner was able. All the fields have undergone controlled burns in the last 3 years to improve fertility and restore plantings.
The owner is looking for a buyer who either wishes to continue with the conservation contracts or farm organically or a mixture of the two. A food co-op is in the process of being established in Columbus, and Bloomington and Indianapolis are good markets. There is a mill for organic grains near Indianapolis. The demand for local organic food surpasses the supply. I believe that the timing is right both for caring for our precious soil, water, and wildlife, and for providing healthy food for ourselves and our neighbors.
Strong, imaginative, persevering, practical people will be of great benefit to this treasured farm. I look forward to meeting you.