160 ± Acres | Brown County Land Online Only Auction

160 ± Acres | Brown County Land Online Only Auction

Closing Friday, November 13th, 2026, at 11am CT

9610 51st Ave SE, Ashley, South Dakota 58413

Ulmer Auction is pleased to present 160 ± acres of Brown County, South Dakota land selling at Timed Online Auction on Friday, November 13th, 2026, at 11:00 AM CST.

CRP THROUGH 2027 • FUTURE CRP/CREP POTENTIAL • WATERFOWL HABITAT • CONSERVATION OPPORTUNITY
Ulmer Auction Service is pleased to offer 160± acres of Brown County, South Dakota land located in Section 1, Township 128 North, Range 63 West, 5th P.M. This property offers an exceptional combination of established conservation ground, wetland and wildlife habitat, strong soil productivity and significant long-term investment potential.
The property consists of the S ½ NW ¼ and N ½ SW ¼ and contains approximately 159 acres, with 157.93 acres currently enrolled in the Conservation Reserve Program (CRP).

CURRENT CRP CONTRACT
The property is currently enrolled in CRP under FSA Tract 4445, with approximately 157.93 acres enrolled.
The existing CRP contract is scheduled to run through September 30, 2027, and the current contract payment is approximately $17,374 annually. USDA records provided for the property identify the CRP acreage and current contract information.
IMPORTANT CRP INFORMATION: The existing CRP contract and payment rights are subject to the terms of the CRP contract and applicable USDA/FSA requirements. The seller currently receives the CRP payment. Any transfer, assumption, succession-in-interest or continuation of the existing CRP contract following the sale will be subject to FSA approval and applicable program requirements. Prospective buyers should contact the applicable FSA office and review the existing CRP contract before bidding.
The purchaser should not assume that the current $17,374 annual payment will be received by the purchaser following closing.
FUTURE CRP & JAMES RIVER CREP POTENTIAL
The current CRP contract is scheduled to expire in 2027, providing the future owner an opportunity to investigate new CRP enrollment and potentially the James River Watershed Conservation Reserve Enhancement Program (CREP).
Brown County is located within the James River Watershed CREP area. The program is designed to provide conservation incentives for eligible agricultural land while improving wildlife habitat, water quality and conservation benefits.
The future owner may have an opportunity to evaluate the property for a new CRP or CREP contract following expiration of the existing contract. Future enrollment is not guaranteed and will depend upon program eligibility, acreage and soil characteristics, conservation practices, ranking, available funding and approval by the applicable agencies.
Buyers are encouraged to contact the Brown County FSA office and South Dakota Game, Fish & Parks prior to bidding for current program requirements and property-specific eligibility.

WATERFOWL & WILDLIFE HABITAT
This property offers excellent recreational potential and is in an area well suited to waterfowl and upland wildlife habitat.
The USDA records identify the property as containing wetland or farmed wetland, while the FSA map identifies the CRP acreage and associated wetland/water features.
The combination of:
• 157.93± acres of established CRP
• Wetland habitat
• Grassland cover
• Agricultural land surrounding the property
• Water resources
• Location within the James River Watershed
provides an attractive habitat setting for Canada geese, ducks, pheasants and other wildlife.
For the recreational buyer, this property offers the potential for excellent waterfowl and wildlife use, particularly during migration.

CONSERVATION & EASEMENT HISTORY
The property has a significant conservation history and includes documentation involving the U.S. Fish & Wildlife Service concerning potential waterfowl habitat protection.
A 2024 U.S. Fish & Wildlife Service Statement of Just Compensation provided with the property evaluated a potential easement interest involving approximately 160 acres and included an administrative estimate of $435,075.
This $435,075 figure is not a guaranteed payment, current offer or guaranteed value to the purchaser. The documentation reflects a potential easement transaction and indicates that participation was voluntary and that the U.S. Fish & Wildlife Service was under no obligation to purchase the easement.
However, the prior federal evaluation demonstrates the property's recognized conservation and waterfowl-habitat characteristics.
A future owner may wish to investigate whether an additional conservation or waterfowl habitat easement could potentially be pursued in the future. Any future easement would be subject to agency interest, funding, appraisal, negotiations, eligibility and the landowner's willingness to participate.

SOIL PRODUCTIVITY
The provided soil maps show the following average productivity ratings:
S ½ NW ¼ – 74.2
N ½ SW ¼ – 65.3
These soil ratings, combined with the property's established conservation cover and wetland characteristics, provide appeal for both long-term land investors and recreational buyers.

INVESTMENT OPPORTUNITY
This property offers a unique opportunity to purchase land with an established conservation history while positioning yourself for the next CRP cycle.
The current contract is scheduled to expire in 2027, at which time the future owner can investigate:
• New CRP enrollment
• James River CREP
• Other conservation programs
• Potential future conservation easement opportunities
• Recreational ownership
• Long-term agricultural land appreciation
The existing CRP contract provides the property with an established conservation use today, while the upcoming expiration provides the next owner with the opportunity to evaluate what program and use may provide the greatest long-term benefit.
The current CRP payment should not be considered guaranteed income to the purchaser.
PROPERTY INFORMATION
Total Acres: 160±
CRP Acres: 157.93±
FSA Tract: 4445
Current CRP Contract: Through September 30, 2027
Current CRP Annual Payment: Approximately $17,374
Current CRP Payment: Subject to existing contract and FSA requirements; seller currently receives payment.
County: Brown County, South Dakota
Parcel ID: 8292
Tax Code Area: 306200
2026 Assessed Value: $427,211
2026 Property Taxes: Approximately $2,936
Property Classification: Agricultural Land
Property Status: Vacant Land

LEGAL DESCRIPTION
S ½ NW ¼ & N ½ SW ¼, Section 1, Township 128 North, Range 63 West, 5th P.M., Brown County, South Dakota.
Prospective buyers should verify the legal description and acreage against the title commitment, deed and county records prior to bidding.

 
TERMS & CONDITIONS
• 0% BUYER'S PREMIUM
• 10% down payment due the day of sale
• Down payment to be made payable to the designated title company
• Balance due according to the terms of the purchase agreement
• Property sells AS-IS, WHERE-IS
• All prospective bidders are encouraged to conduct their own inspections and satisfy themselves as to the property, acreage, boundaries, soils, taxes, CRP contract, easements and other pertinent information prior to bidding.
• Sale is subject to the full Terms & Conditions and Purchase Agreement available through Ulmer Auction Service.

IMPORTANT CRP INFORMATION
The property currently contains 157.93± acres enrolled in CRP under an existing contract scheduled to expire September 30, 2027.
The current CRP contract provides an annual payment of approximately $17,374. The existing CRP payment is subject to the terms of the current contract and applicable FSA requirements and should not be considered guaranteed income to the purchaser.
Prospective buyers are encouraged to review the existing CRP contract and contact the appropriate FSA office regarding any potential transfer, succession-in-interest, continuation or future enrollment requirements.
Following expiration of the existing contract, the property may provide an opportunity to investigate new CRP enrollment and potentially James River Watershed CREP, subject to eligibility, program requirements, ranking, funding and agency approval.

DON'T MISS THIS OPPORTUNITY
159± acres of Brown County land with 157.93± acres currently enrolled in CRP, strong wildlife and waterfowl habitat, productive soils and significant future conservation potential.
The property is located within the James River Watershed and offers a unique combination of land investment, conservation and recreational potential.
With the current CRP contract approaching expiration, the next owner will have the opportunity to evaluate the property's future under the next CRP cycle, potentially including James River CREP.
The property also has a documented conservation history, including previous U.S. Fish & Wildlife Service consideration of a potential waterfowl habitat easement.
Bid online through HiBid and visit ulmerauction.com for complete details, property documents, maps, photos and auction terms.