82.66 Acre Driftless Valley Farm With Trout Water Near Coon Valley, Wisconsin

You’re looking at one of those rare Driftless Region farms where the value goes well beyond the number of acres on a deed — a remarkably beautiful 82.66± acre agricultural holding wrapped inside a sweeping Vernon County valley, framed by towering, wooded ridges and blessed with productive cropland, flowing water, wildlife habitat and the kind of scenery that makes you slow down every time you drive past. With the investor in mind, this property offers a strong cap rate of 6.3%. At these figures, this farm provides high cash flow and high appreciation out of the gate.
Located at E5306 County Road P, Coon Valley, Wisconsin, approximately one mile outside the village, this old farmstead represents a compelling opportunity for the buyer seeking productive Wisconsin farmland, a long-term land investment, recreational acreage or simply a beautiful piece of the Driftless to own and preserve.
A Farm Defined by the Valley
The setting is the first thing that grabs you.
The property rests on the valley floor beneath the dramatic ridges and coulees that define this part of Vernon County. From the open fields, the skyline rises sharply in nearly every direction — hardwood-covered hillsides, steep coulee walls and classic Driftless topography creating a natural amphitheater around the farm.
Yet unlike so many recreational properties in this region where a substantial percentage of the acreage disappears into steep timber, this tract offers approximately 52+/- acres of working agricultural ground that rents for an annual $418/per month, $5,016/annually.
That combination is important.
You have the scenery of the Driftless with a significant agricultural component capable of producing annual income and maintaining the property as a legitimate working farm.
Current and recent field crops include alfalfa, soybeans, corn, pumpkins and watermelons, demonstrating the versatility of the ground and providing a diversified agricultural footprint. For an investor, neighboring farmer or landowner looking to add productive acreage to a portfolio, the amount of tillable ground relative to the overall acreage is one of this property's strongest attributes.
Strong Driftless Soils
The soil report adds another layer to the agricultural story.
Of the mapped 82.42 acres shown in the supplied soil analysis, the property carries an overall NCCPI average of approximately 82.88, with much of the primary agricultural acreage consisting of productive silt loams.
The two largest mapped soil types alone account for more than 51 acres:
• Toddville silt loam, 1–6% slopes — 30.33 acres, with an NCCPI of 90
• Bearpen silt loam, 0–3% slopes — 21.09 acres, with an NCCPI of 91
Additional soils include Arenzville silt loam with an NCCPI of 88, Kickapoo fine sandy loam at 81, and Festina silt loam at 82, along with smaller areas of more limited and steeper soils.
Those numbers tell an important story. While this is a scenic valley property with recreational appeal, a substantial portion of the farm is comprised of high-quality agricultural soils, particularly the Toddville and Bearpen silt loams dominating the northern portion of the tract.
Some mapped soil types are identified as occasionally, rarely or frequently flooded, which fits the property's valley-floor location and is an important consideration for future ownership and land-use planning.
Water, Wildlife & 1,600+/- Feet of Stream Frontage
Agriculture may provide the economic backbone, but water gives this farm its character.
Approximately 1,600± feet of stream frontage meanders through the property before ultimately feeding Coon Creek, the renowned Class I trout water for which this valley is known.
That flowing-water corridor creates considerably more than scenery. It provides a natural travel route and ecological transition zone through the farm, connecting agricultural ground with pockets of hardwoods, pine, brush and heavier understory.
The result is tremendous flora and fauna for a property sitting only about a mile outside town.
Whitetail deer utilize the fields and creek bottoms. Wild turkeys work the agricultural edges. Wood ducks, woodcock, squirrels, cottontail rabbits and numerous nongame species find habitat throughout the riparian corridor and upland cover.
This isn't being positioned as an expansive trophy-hunting tract buried deep in the wilderness. It is something different — productive farmland with genuine recreational and wildlife value woven directly into the agricultural landscape.
For the sportsman, conservation-minded buyer or investor, that's an attractive combination.
Farmland Preservation & Long-Term Ownership
The property lies within the Farmland Preservation zoning district, reinforcing what may ultimately be its highest and best use: agriculture, open space, habitat and long-term land ownership.
Floodplain mapping encompasses a significant portion of the property, and prospective buyers should not approach this farm primarily as a conventional residential development opportunity. Any proposed building or development should be independently verified with Vernon County and the appropriate governmental authorities.
Instead, the opportunity here is the land itself.
Farm it. Rent it. Improve it. Hunt it. Fish it. Preserve it.
Own an income-producing piece of one of Wisconsin's most visually striking landscapes and allow the property to continue doing what it has done for generations.
The existing farmhouse and barn are considered to have no contributory value and the property is being marketed and sold as-is, essentially for its vacant-land value. That distinction keeps the focus exactly where it belongs — on 82.66± acres of soil, water, agricultural production and natural beauty.
Location Matters
For a rural land investment, accessibility is exceptional.
Coon Valley sits approximately one mile away, providing the convenience of a nearby community while the surrounding ridges give the farm a remarkably secluded visual character. County Road P provides excellent access through the property, while the broader Highway 14/61 corridor connects the area with Viroqua and La Crosse.
You can own a farm that feels immersed in the Driftless countryside without being buried miles down a remote gravel road.
That accessibility matters for agricultural operations, future resale and long-term investment.
Property Highlights
• 82.66+/- total acres
• $5,016/annual crop rent
• Approximately 52± acres of productive farmland
• Current/recent crops including alfalfa, corn, soybeans, pumpkins and watermelons
• Approximately 1,600± feet of stream frontage
• Stream ultimately feeds renowned Class I Coon Creek
• Excellent mix of agricultural, riparian and upland wildlife habitat
• Hardwood, pine and brush components
• Whitetail deer, turkey, wood duck, woodcock, rabbit and squirrel habitat
• Strong soil profile with approximately 82.88 average NCCPI
• 30.33 acres of Toddville silt loam carrying a 90 NCCPI
• 21.09 acres of Bearpen silt loam carrying a 91 NCCPI
• Located within Farmland Preservation zoning
• Significant mapped floodplain; buyers should independently verify allowable uses
• Existing home and barn considered to have no contributory value
• Improvements sold as-is
• Approximately one mile from Coon Valley
• $1,330± annual real estate taxes
A Farm Worth Owning
There are properties purchased because they pencil out, and there are properties purchased because you simply want your name attached to the land. This one has elements of both.
The agricultural acreage provides tangible utility and potential income. The soil quality gives the farm substance. The stream and habitat provide recreation. The Farmland Preservation designation helps reinforce its agricultural identity. And surrounding all of it are those enormous Driftless ridges — cascading toward the valley floor and creating a setting that photographs beautifully but is considerably more impressive when you're standing in the middle of it.
For the farmer, this is productive acreage. For the investor, it's a tangible land asset with agricultural income potential and exceptionally low annual carrying costs. For the outdoorsman, it's flowing water, wildlife and habitat. And for the person who simply understands the value of owning beautiful Wisconsin land, this is 82.66± acres of Vernon County countryside that would be difficult to replicate at any price.
The old farmstead may have reached the end of its useful life, but the land hasn't. The land is the story here — and this is a beautiful one.

Contact Joe Nawrot or Brandon Wikman. For more info contact Wisconsin Land Specialist, Joe Nawrot at 608.381.1627 // [email protected] or Brandon Wikman at 608.403.6003 [email protected]
Joe Nawrot and Brandon Wikman are Wisconsin’s #1 Ranked Listing and Selling Agents of United Country Real Estate working for the Midwest’s #1 Ranked United Country Real Estate Office.