Wooded Property for Sale in Indiana

Rare, Once-in-a-Lifetime Opportunities

We are very proud to bring to market a unique, curated collection of wooded, riverfront and hunting or conservation properties in the infamous Wabash River Corridor.

Legacy Wooded Property in the Shawnee Bottoms & Wabash Erie Canal

For more information on these parcels, Call Land Broker & Advisor, Johnny Klemme at 765-427-1619

When it’s time to buy or sell wooded property and land, talk to the land brokers who understand.

As specialists in wooded land in West Central Indiana, we’re very fortunate to have this great opportunity to explore, share and help you our valued buyers with the purchase of your dream property in rural Indiana.


Investing in Transitional Land

How the Principles of Timing, Tax-Advantages & Financing Multiply Your Profits

Sometimes referred to as the “donut,” transitional land typically refers to agricultural land or wooded property that is transitioning to a higher and best use such as municipal development, residential development, or commercial / industrial development. The investment into farmland or undeveloped land requires proper due diligence and typically thinking with a long-term strategy. The estimated value and price per acre of farmland or undeveloped land in the transitional market is varied and in today’s market covers a wide range.

  • Factors Affecting Land Values

    Land real estate can increase and shift in value for a variety of reasons. Typically these include a change in zoning, installation or expansion of roads, city utilities and the proximity effect of a new development.

  • Transition Periods

    When land goes from a non-use to a use or from limited-use to a higher and best use, there are increases in value. Owning land in this transitional period is vital to a higher multiplier of profits.

  • Tax Benefits

    There are several tax advantages your investment into transitional land will have. Taking advantage of these benefits is key to real estate investments. Whether you are leveraging your purchase, utilizing a 1031 exchange for capital gains, or considering the variety of deductions to a hedge against inflation – transitional land represents one of the best opportunities for profits when appurtenances that qualify for depreciation are taking into account.

  • Knowing the Right Buyers

    One of the most important factors in realizing higher profits is working with the right buyers at the right time. Whether they are investors, developers, builders, businesses or the end-users of the land, consulting with a land brokerage firm and land advisor with a network of these buyers is another key to success.

  • Financing Techniques

    While every buyer of investment land and transitional land has a unique set of financial circumstances, there are many nuances to financing that factor into greater resale profits. From prepaid interest and interest only financing, savvy transitional land investors are very successful at pyramiding the profits from a land investment into greater and greater profits.

All said, the major emphasis on transitional land investment should be timing. A great first step is to build a relationship with those that are knowledgeable in the local land real estate market. Keep in mind that your land broker regularly works with buyer and sellers who have a successful track record in long-term planning to realize transitional land profits.

Request a FREE Guide to Transitional Land Profits >

Call 765.427.1619

Helping Savvy Investors Realize Maximum Profits

transitional land invesment Investing in Transitional Land Johnny Klemme Geswein Farms for sale

Husband, Father, Author, Land Broker & Advisor

Professional Land Broker & Advisor Johnny Klemme is a Published Author & Purdue Graduate

His reporting, interviews with Land & Real Estate experts, an advisory column and more can be found at www.PrairieFarmland.com/blog

How to Make an Offer on Indiana Farmland

What to Do Before Closing on Indiana Farmland

Land investment is serious business. When you are fully prepared to buy land, you can make the process smoother and faster (with a higher chance of successful purchase) by being well informed before making an offer to purchase. Here are the steps you can take today to prepare yourself for the buying of farms and land in Indiana.

  • Clean Offers are More Successful

    The cleaner your offer, the greater your chances of purchasing farmland become. What is a clean offer? A clean offer has the fewest possible (preferably zero) contingencies or conditions of sale. With so many buyers in a strong cash position, offers contingent upon financing may not make the cut with the seller. Today we operate in a seller’s market with limited inventory. There are plenty of ready, willing and able buyers waiting to purchase with cash as soon as we list farmland for sale in Indiana.

  • Get Your Financing Ducks in a Row

    If you require a loan to finance the purchase of a land investment, take the time to get pre-approved. An offer to purchase with a letter of pre-approval from the USDA FSA office on a new farmer loan, Farm Credit or your preferred lender or bank goes a long way to demonstrate how serious you are about purchasing farmland or recreational property. In addition to putting yourself in a stronger position with the seller, a pre-approved loan will make the purchase process faster. Financing typically requires an appraisal and other paperwork that can slow down the land buying process. Again, with so many buyers in a position to pay with cash at closing, if you can swing it, buy your land outright with zero contingencies.

  • Title Searches & Clouds on Title

    As a buyer of farmland, you have the right and ability to perform your own title search prior to closing. Utilizing a reputable title company such as Stallard & Shuh, you can determine if any clouds exist on the title and ensure your full ownership of the land upon purchase and closing. If any “clouds on title” are discovered during the title search, these can be addressed earlier in the process to ensure a faster closing.

  • Closing Costs

    Many Indiana farmland sales are sold, as is, with no warranties. As such, buyers are generally responsible for the majority of closing costs. Buyers cover the costs of recording, deeds and appraisals and typically processing fees. It is advised that you pay close attention to the fees that your lender may charge in additional to the the closing costs mentioned above. As a buyer, you may be able to negotiate reduced fees or eliminate some fees altogether simply by bringing it up and asking why they exist. A great relationship with your lender should mean no surprises at closing.

  • Ask for Help from a Professional Land Broker | Buyer’s Representation

    Whether you are a seasoned land investor, first-time land buyer, or a New Farmer utilizing the FSA USDA farm loan program, it’s always best to consult with a licensed professional land broker in Indiana. As a farmland real estate expert, we have in-depth experience with closings, can help you identify the best land for sale, and help you avoid mistakes that can save you both time and money. As farmland owners ourselves, the team at Geswein Farm & Land Realty understand today’s real estate market – we’ve been helping people like you since 1977 and invite you to start a conversation today.

How do you buy and sell Indiana Farmland in today’s market? Start a Conversation by Calling 765-427-1619.

Remember… on the day of closing:

Ask Questions, Clear the air, know and understand how the process will go down

Take the Day Off so you have plenty of time

Bring Your Checkbook!


Farm Real Estate Indiana  Unlocking Profitability through Farm Data Johnny Klemme Land Broker Farm Real Estate Indiana  How to Make an Offer on Indiana Farmland Johnny Klemme Land Broker Farm Real Estate Indiana


About the Author

Johnny Klemme is a published author, graduate of Purdue University and Land Broker specializing in farm ground in West Central Indiana. Born and raised on a local farm, his commentary, interviews with Ag experts & reporting on issues important to farming and farmland real estate can be found at  www.PrairieFarmland.com/blog

Committed to helping you buy Indiana farmland

As the leading experts in farmland and wooded property sales & auctions in Indiana, we provide a complete range of services in the acquisition of agricultural land investments.

Why Savvy Farmland Investors have Buyer’s Representation

Opportunity to invest in Indiana farmland is very strong. Today’s market has many similarities to the late 1980’s, where big changes and innovations  in technology, data, and management are combining with market and economic factors of the global ag economy. Historically, by taking the long-view, farmland investments during similar time periods have lead to strong upticks in land values, cash rents, return to land and have been a strong hedge against inflation.

Food production from quality Midwest Indiana farmland has become increasingly significant as worldwide populations grow, climate changes affect production in the Western United States, and new technology or data science gain a strong foothold in agriculture.  As such, great opportunities for investing in Indiana farmland exist today for a chance to take advantage of a period of growth, appreciation and cash flow. Historically, during times of inflation, land investments have increased as much as one and a half times said rate and are considered a vital part of an investment portfolio. This said, investing in Indiana farmland is not for everyone and those that do so understand that informed decisions are more profitable. 

The fundamentals of farmland investments can be boiled down into a few key areas that a professional land broker should be well versed, adept and savvy in. Whether you are investing with cash or doing a 1031 tax deferred exchange, experience and know-how are key to profitability.

  • Trust, Competence & Specialization in Agricultural Farmland

    It has always been said that we do business with people that we know, like and trust. This is especially true for farmland investments. A balanced knowledge of agriculture, business acumen, the local land real estate market, and soils are key to long term profitability – as professional land brokers since 1977, we have the knowledge, experience and know-how to identify the right farms and just as important, how to steer you clear of the wrong farm land investments.

  • Thorough Farmland Analysis

    Seasoned land brokers excel at identifying farms that will provide reasonable cash returns with minimal to zero improvement costs. First time farm land investors greatly benefit from buyer’s representation where experience in the nuances of drainage, tile and soil improvements can make a significant impact on your bottom line and increase cash returns. Understanding historical data sets from prior tenants are increasingly important to savvy investors. When you choose a land broker, their knowledge of locations, soil types, drainage and farm data should be noticeable.

  • Every Farm is Unique

    Not all soils are created alike; therefore it’s important to remember that farms in one area of Indiana can be completely different from farms in other counties. West Central Indiana counties such as Benton, Tippecanoe, Newton, Carroll, White, Warren and Montgomery contain soils that have the highest production value, price per acre and cash rents in the state of Indiana. The prices per acre for farms in these counties have a direct correlation to the production value of the land. Therefore, it is imperative that the land broker representing your purchasing interests be very familiar with area and maintains great relationships with local farmers and landowners.

  • Commodity Markets, Drainage & Rent to Value

    Investing in farm land is a serious endeavor and attention to detail can mean the difference in as much as six figures worth of returns down the road. Investors deserve first class service from a land broker that can deliver on the details. Land brokers worth a darn do more than shuffle paperwork, they have the right tools to do the job, the ability to gather proper information, research and analyze major components of profitability such as soil type, soil drainage and tile systems, as well as cash rent rates, commodity and market expectations – most importantly, a professional land broker can tell you how these factors affect current and future land values.

Farm land investing requires thinking long-term. As you read this article, Indiana farms are being sold at prices that are prime for reasonable annual returns and potential increase in future value (appreciation) and price per acre. Opportunity exists today that may not be here tomorrow as inventory is low and more and more buyers enter the market – purchasing land we list for sale in record time frames. Farm land real estate experts agree that the long term outlook for farm land investments is very strong and the time for investment opportunity is today.

For more information Call or Text 765-427-1619

About the AuthorJohnny Klemme Farm Land Broker, Helping investors with buyer's representation  Why Savvy Farmland Investors have Buyer's Representation Johnny Klemme Land Broker Farm Real Estate Indiana

Johnny Klemme is a published author, graduate of Purdue University and Land Broker specializing in farm ground in West Central Indiana. Born and raised on a local farm, his commentary, interviews with Ag experts & reporting on issues important to farming and farmland real estate can be found at www.PrairieFarmland.com/blog

Committed to helping you achieve the highest returns

As the leading experts in farmland and wooded property sales & auctions in Indiana, we provide a complete range of buyer’s representation services for the acquisition and investment opportunity for Indiana Farm land and other agricultural farm investments.