$309,000
$7,725 per acre: total asking price divided by the reported 40 acres. Not an appraisal or a bare-land value.
1 V/L HoffmanVandalia, MI 49095
Cropland · MLS 12024536 · Listed 24 days ago (Oct 10, 2026)
Crops and cropland · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
Here is an opportunity in Cass County, Southwest Michigan to buy 40 acres on a quiet gravel road. This property is primarily a mix of woods, high ground, and wetland; with a drainage ditch that drains the lower ground off into the Christiana Creek to the north a short distance. Smaller portions of this property have historically been planted by the owner, and currently has corn on part of it. There is approximately 16.75+/- acres of it that are enrolled until 2033 in the CRP program. The annual payment on the contract is $2210/ year; thus generating some future income for the new owner. The hunting in this area has been excellent for Big Whitetails over the years. Sitting just south of the well known Wildcat Ranch/Wildcat Swamp, this is a must see for the serious Michigan deer hunter. A drainage ditch traverses the property, and there is a pond/wetland area in the Southeast corner, that could offer additional opportunity for those who waterfowl hunt. There is also a good future potential building site in the NW corner that historically has been farmed. Power is across the road, and the buyer will likely need to obtain a power easement, and perc. test if your plan is to build. This is really a must-see property, as it checks most boxes. Acreage of this quality in Southwest Michigan, just a short drive to Elkhart, Indiana is becoming hard to find. Take a look!
Description provided by the listing brokerage.
Farm and ranch details
Listing-reported, not independently certified. These details come from the listing's own fields and description. Farms and Ranches has not inspected the property, measured acres, tested soil or water, or reviewed permits. Confirm everything with Brandon Cropsey of Southern Michigan Land Brokers and Property Management and the right professionals.
| Listed here as | CroplandAgricultural land: Land the listing describes as farmed, grazed or cut for hay, with no home reported. Usable acres, water and access still need checking. |
|---|---|
| Why it qualifies | Agricultural use reported in the listing · How listings qualify |
| Reported use | Crops and cropland |
| Total acreage | 40 acres (as reported) |
| Reported land breakdown | Not stated. Total acreage is not tillable or usable acreage; ask the agent and check the soil survey. |
| Home included | No home reported |
Reported buildings, water and land features
- CRP or conservation acres (listing description)
- Pond (listing description)A pond is reported in the description. It does not establish a water right, and ponds can be seasonal.
- Creek or spring (listing description)
Not reported here and never inferred: yields, income, stocking rates or carrying capacity, water rights, transferable permits, organic certification, equipment or livestock included in the sale, and whether a building can be used or a site built on. Report a wrong classification.
Facts
- List price
- $309,000
- Status
- For sale
- Property type
- Land and lots
- Lot size
- 40 acres
- County
- Cass County
- MLS number
- 12024536
- Annual property tax
- $837
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
Location
The pin is the listing's reported coordinates and may be approximate. It is not a parcel boundary, and no soil, flood, wetland or access conclusion should be drawn from it. See more listings in Vandalia.
Price and status history
Changes observed by Farms and Ranches in MyStateMLS data since Oct 30, 2026. This is not a public-record sales history; MyStateMLS does not publish sold prices.
Buyer checklist
Questions worth investigating for any farm or ranch purchase. They are not claims that this property has a problem or meets any condition.
- Legal accessIs there deeded or recorded access to a public road, and are there easements across the land (or that the land relies on)?
- Water rights and wellsA well, pond, creek or irrigation system does not by itself establish a legal right to use the water. Ask for the water right, permit or registration documents and test the well.
- Leases and tenanciesAre there farm, grazing, hunting, CRP, oil and gas or wind leases? Some survive a sale or require notice before they end.
- Soil and usable landHow many acres can actually be cropped or grazed? Check the NRCS soil survey and get a current lab soil test for the use you plan.
- RestrictionsZoning, conservation easements, deed restrictions, HOA rules, floodplain and wetland rules can limit what you can do.
- Building conditionBarns, fences, wells and septic systems need inspection; a listed building may not suit a commercial or livestock use.
- UtilitiesPower, water, septic capacity, internet and road maintenance: who provides them and at what cost.
- What is included in the saleEquipment, growing crops, stored hay, livestock, irrigation equipment, permits and farm program contracts are often separate. Get it in writing.
Explore this area's farming resources
Regional guidance for Cass County, MI. It describes the area, not this property: it does not say this land suits any crop or use.
- Regional overview and local referrals for Cass County
- Soil testing options for Michigan
- NRCS Web Soil Survey (mapped soils; a map is not a soil test)
- All farm resources for Michigan
Guides and next steps
Listing courtesy of Southern Michigan Land Brokers and Property Management. Listing agent: Brandon Cropsey. Listings provided by MyStateMLS.
Listing last updated by the brokerage Oct 12, 2026, 11:06 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 8:01 AM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.