Mossy Oak Properties Indiana Land & Lifestyle - Rockville
10925 Edgewood Dr Fortville, IN 46040
Licensed in IN, MI
Chad Renbarger
Chad Renbarger was born and raised in Indiana. He is a graduate of Purdue University and has an MBA from Indiana Wesleyan. Chad is a Certified Land Specialist, a nine-time Pinnacle Club Member, and was nominated for Agent of the Year in 2021, 2022, and 2023. Chad worked over 10+ years with Remy Inc. where his final role was an international sales manager in the heavy-duty division. After Remy, Chad started one of his first businesses, Ellison Management Group, LLC. Ellison Management Group worked with local, and international companies and investors with start-up organizations that had rapid growth goals. Chad is a member of QDMA, NWTF, and Whitetails Unlimited. Being able to combine this lifelong passion of the outdoors into a career seemed to be a natural fit. Chad's education and work experience provides clients with the tools needed to help buyers and sellers make decisions with each unique property. His wife, Holly, is a school teacher, and his daughter Ellison is a kindergarten teacher in Charleston, SC, and his son Jay, is attending Purdue University. Please feel free to call Chad directly at 317-418-7712.
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Land for Sale by Chad Renbarger
Madison County,
IN
145+ Acres of Prime Development Opportunity in Madison County, Indiana!
Property Overview: Discover an exceptional investment opportunity with this expansive 148-acre property located in the rapidly growing area of Madison County, Indiana. Thi...
148.88± Acres
|
$11,497,660
Madison County,
IN
43+ Acres of Prime Development Opportunity in Madison County, Indiana!
Property Overview: Discover an exceptional investment opportunity with this expansive 43-acre property located in the rapidly growing area of Madison County, Indiana. This prim...
43± Acres
|
$3,450,000
Madison County,
IN
78-acre property offers a rare combination of topography, usability, and long-term potential within the Pendleton / Southern Madison School District. Just minutes from Anderson and Pendleton.What immediately sets this tract apart is the rolling terra...
77.63± Acres
|
$1,436,155
Madison County,
IN
5422 N State Road 9 / Anderson, Indiana / Madison, County / 13+/- Acres / Commercial Zoning
Property Overview
An exceptional commercial opportunity in Madison County, Indiana. This versatile, well-established property offers over 13 +/-...
13± Acres
|
$1,300,000
Hamilton County,
IN
Investment Opportunity with Current Aggregate Zoning & Future Residential PotentialLocated in highly desirable Hamilton County, this 15.5± acre property offers a rare blend of immediate income potential and long-term development upside. Po...
15.49± Acres
|
$800,000
Hancock County,
IN
Stunning 11.5 Acre Building Lot in Hancock County, IN
Property Overview:Discover the perfect opportunity to build your dream home on this expansive 11-acre building lot. Nestled in a serene setting, this property features a great blend of nature ...
11.5± Acres
|
$665,000
1
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Chad Renbarger's Recent Articles
For most Indiana landowners, the farm is the single largest asset they will ever sell. Whether you have farmed the ground yourself for generations or leased it to a tenant operator, the preparation you do before listing will directly determine what you get for it. Buyers looking at Indiana land for sale, from neighboring farmers to investors and land funds, will scrutinize the productivity, condition, and history of your ground. The sellers who walk in prepared are the ones who command top dollar.
This guide covers the steps every Indiana farmland seller should take before going to market. Think of it as building your farm's case, because that is exactly what it is.
Assemble Your Documentation Packet
The more documentation you provide to your Land Specialist, the stronger the story they can tell prospective buyers. Farms with well-documented histories of productivity sell faster and for more money. If you are not sure where to start, reach out to a local office and we can walk you through what to pull together.
Soil Tests From Past and Present
Provide soil tests showing current fertility levels: pH, phosphorus, potassium, organic matter, and any micronutrients tested. Include historical tests from prior years if you have them. This shows a pattern of stewardship and gives buyers confidence. You should have a current test no more than two to three years old. If yours are older, run new ones before listing.
Yield History of at Least Six Years
Yield history is the heartbeat of tillable farmland. Six years of data in a standard corn-soybean rotation gives you three years of corn yields and three years of bean yields. This is what buyers and appraisers use to evaluate your ground against county averages and neighboring farms.
If your tenant has been operating the ground, request their yield maps and combine data files. Modern precision ag equipment captures this automatically, and buyers respond well to yield maps because they bring the numbers to life visually. Break yield data down by field or FSA tract where possible. If yields have trended upward due to improved management or tile work, tell that story clearly.
Fertilizer and Input Records
Document what has gone into the ground. Fertilizer application records, lime history, and herbicide or pesticide programs demonstrate the land has been managed responsibly. Buyers who plan to farm it themselves want to understand fertility levels and what maintenance the soil may need. Buyers who plan to lease it out want to know it has been cared for, not mined for short-term yield.
Soil Maps and Productivity Ratings
Include the USDA NRCS Web Soil Survey maps for your property. These show soil types, productivity index (PI) ratings, and drainage classifications. Indiana is home to some of the most productive soils in the country, including the Brookston, Crosby, Miami, and Morley series. Your documentation should clearly reflect your soil map units and their corresponding Corn Suitability Ratings (CSR2 scores), which are the standard benchmark buyers and appraisers use to evaluate Indiana farmland.
A Current Survey
A legal survey is non-negotiable. Buyers need to know exactly what they are purchasing. If your property has not been surveyed recently, or if boundary lines have been informally understood rather than formally documented, invest in a current survey before listing. Disputes over fence lines, drainage easements, or encroachments discovered mid-transaction can kill deals or cut into your final price.
Inventory Your Physical Assets
Tillable ground is more than just acres. The infrastructure on and beneath your farm adds real value, and buyers will ask about every piece of it.
Drainage Tile
Indiana farmland is heavily reliant on subsurface tile drainage. A well-tiled farm is worth more than one that is not. Include tile maps (hand-drawn or GPS-mapped), and document the age of the system, tile material (clay, concrete, or plastic), spacing, outlet locations, and any recent improvements or repairs. For buyers evaluating hunting land in Indiana or recreational tracts with tillable acreage, tile documentation is just as important because it affects how the ground performs and what it is worth.
Water Sources and Irrigation
Document any ponds, streams, wells, or rural water access. Note condition of existing water infrastructure and any drainage easements or water rights. If the farm has irrigation (center pivot, subsurface drip, or traveling gun), include equipment age, water source, permitted capacity, and maintenance history. Irrigated acres in Indiana command a meaningful premium.
Structures and Improvements
Account for every structure: grain bins, handling systems, machine sheds, barns, tile outlets, pump stations, and residential buildings. Note the age, condition, and capacity of each. Buyers who plan to farm the ground themselves are particularly interested in grain storage and drying capacity, as on-farm storage significantly improves marketing flexibility and net return.
Understand Your Lease Situation
If you lease the ground to a tenant farmer, your lease arrangement is a piece of the transaction buyers will look at closely. Include a copy of the current lease agreement. Buyers want to know the lease type (cash rent, crop share, or hybrid), the annual rent rate, and when it renews. A well-structured lease with a strong tenant can be a selling point because it means income from day one.
The October 31st Deadline for Year-to-Year Tenants
This catches sellers off guard more often than it should. Indiana law requires that if you are on a year-to-year oral or informal lease, you must notify the tenant by certified letter on or before October 31st to prevent the lease from automatically renewing for the following crop year.
Miss that deadline, and your tenant may have the legal right to farm through the next crop year. A buyer who plans to farm the land or bring their own tenant cannot take possession until that lease concludes. This causes buyers to walk away or reduce their offer significantly.
If you have a year-to-year tenant and are considering selling, consult with an agricultural attorney and act on the deadline well in advance. Do not assume a verbal conversation is enough. Certified mail creates the paper trail you need.
Get Ahead of the Tax Implications
For many Indiana landowners, selling farmland triggers one of the largest tax events of their lifetime. Land purchased decades ago or inherited at a fraction of today's values can generate large capital gains. Talk to a qualified CPA with experience in agricultural real estate before you list.
Capital Gains Tax
The gain is generally treated as a long-term capital gain if you have held the property for more than one year. Federal rates range from 0% to 20% depending on income, plus a potential 3.8% Net Investment Income Tax for higher earners. Indiana also assesses state income tax on capital gains.
Step-Up in Basis for Inherited Land
If you inherited the farmland, your basis may be the fair market value at the time of inheritance rather than the original purchase price. This can dramatically reduce your taxable gain. Make sure your accountant has correct basis documentation.
1031 Exchange
A 1031 exchange lets you defer capital gains taxes by reinvesting sale proceeds into another qualifying like-kind property. The rules are strict: identify replacement property within 45 days, complete the exchange within 180 days, and work through a qualified intermediary. If you are open to reinvesting in other land or income-producing real estate, this deserves serious consideration.
Tax laws change and every situation is different. This is general information, not tax advice. Work with a licensed CPA who understands ag real estate transactions.
When to List Indiana Farmland
Farmland can sell at any point during the year, but timing affects buyer activity.
Once crops are in the ground in spring, buyer activity slows. Farmers are focused on planting and managing the growing season, not writing purchase agreements. The best time to list tillable farm ground in Indiana is after harvest in October. Neighboring farmers know what their year looked like, investors are active in Q4, and clear fields can be walked and evaluated with freshly harvested yield data in hand.
Listing in October also lines up with the October 31st tenant notification deadline, letting you manage both your lease and your listing in the same window.
Look Beyond Just Tillable Acres
A skilled Land Specialist looks at the whole property, not just the row crop numbers. The character, layout, and features of your farm may open up a broader buyer pool and a stronger final price.
Agritourism and Bed and Breakfast Potential
A farm with strong views, a large farmhouse, and inviting grounds is more than a tillable asset. It is a lifestyle opportunity. Indiana has seen growing interest in farm stays, harvest experiences, and rural retreats. If your property has the right bones, your agent should be marketing it to that audience alongside traditional farm buyers. That expanded buyer pool creates competition, and competition drives price.
Multiple Residences
If the farm has more than one house, that is a meaningful value-add that attracts several types of buyers:
Multi-generational families who want separate households on the same property.
Farming operations that need on-site housing for hired managers or seasonal labor.
Investor-operators who plan to lease the tillable ground and rent the second residence separately, creating two income streams from one purchase.
Document and photograph each residence clearly. Your agent should feature this prominently, not treat it as an afterthought.
Preparation Is What Separates Top-Dollar Sales
Indiana farmland continues to be among the most sought-after ag real estate in the country. Demand from operators, institutional buyers, and investors remains strong. The sellers who leave money on the table are the ones who show up unprepared: missing yield records, uncertain about lease status, unaware of tax exposure, and with no documentation of the tile and infrastructure that makes their ground productive.
Start building your packet early. Get ahead of your lease deadlines. Talk to your accountant before you list. And partner with a Land Specialist who knows Indiana agriculture and can tell your farm's story to the right buyers.
Ready to talk about your farm?
Mossy Oak Properties is one of Indiana's largest land brokerages with deep roots in agricultural real estate. Our agents specialize in land: tillable ground, recreational tracts, timberland, and rural properties. We know Indiana farms, we know Indiana buyers, and we know how to get you the best result.
If you are thinking about selling—even if you are just in the early stages—reach out to us for a no-obligation consultation. We’ll help you understand what your ground is worth, what preparation steps make sense for your specific situation, and how to time the sale to your best advantage.
Selling hunting property is not like selling a house in a subdivision. If you are wondering how to sell your Land, it takes a different kind of expertise, a deep understanding of the land itself, and a marketing approach tailored to a very specific buyer. The process of selling recreational property requires a tailored strategy to attract the right audience. As one of the top land sales agents in the State of Indiana with Mossy Oak Properties, I have walked hundreds of properties and helped sellers navigate one of the most important transactions of their lives. Here is what I have learned about how to sell your Indiana hunting property the right way.
Access is everything
The very first thing I evaluate when I step foot on a property is access, and I cannot stress this enough. If I cannot get to it, your buyers will not buy it. Trail access throughout the property is not just a convenience, it is a critical selling point that can make or break a deal.
Buyers need to be able to physically explore what they are purchasing. That means maintaining established trails and access routes that allow potential buyers, and eventually their clients, hunters, and guests, to move through the property efficiently. Before listing, walk every corner of your land for sale and ask yourself: can someone who has never been here navigate this property with confidence?
If the answer is no, invest the time to improve your internal trail system. Cut back overgrowth, address creek crossings, and make sure primary access points are clearly passable. This single investment will pay dividends when it comes time to show the property.
Mark your boundaries clearly
Clearly marked boundaries are another essential element of a well-prepared hunting property. Buyers want to know exactly what they are buying, and ambiguity creates doubt. Walk your property lines and make sure they are painted, flagged, or otherwise marked in a way that is easy to follow.
When a prospective buyer can confidently walk the perimeter and understand the scope of the property, they can more easily envision themselves as the owner. Unclear boundaries create unnecessary hesitation and can slow or derail negotiations. Take the time to make your boundaries obvious before you ever list.
Let the wildlife tell the story
One of the most powerful tools you have when selling a hunting property is your trail camera history. Buyers are purchasing potential, and quality wildlife imagery provides concrete evidence of what the land holds.
Pull together your best trail camera photos and videos: mature bucks, turkey flocks, doe groups, and any other game that frequents the property. These images speak directly to the hunting buyer's imagination and confirm that the land produces. If you have been hunting the property for years, compile a record of harvests as well. The more documentation you can provide of wildlife activity, the stronger your listing will be.
Highlight every feature that matters to a hunter
Indiana hunting properties sell on their features, and it is important to know which ones matter most to your target buyer. When preparing your listing, make sure to document and showcase all of the following:
Creeks, ponds, and water sources: water is a primary driver of wildlife movement and a significant value-add for any hunting property.
Stand access with wind advantage: buyers want to know they can access stands without blowing out their hunting areas. Highlight travel routes that allow for favorable wind approaches.
Terrain features: ridges, saddles, creek bottoms, and bench areas are all features that experienced hunters look for when evaluating a property's hunting potential.
Food plot history and future sites: if you have established food plots, document their history and production. If there are promising open areas or field edges that could support future plots, point those out as well.
Buyers are looking for a property that sets them up for success. The more clearly you can communicate the hunting infrastructure already in place, the easier it is for them to say yes.
Showcase timber management if it applies
If your property has been thoughtfully managed from a timber standpoint, that is a story worth telling. Selective harvesting, TSI (Timber Stand Improvement) work, native habitat plantings, and hinge-cutting programs all demonstrate a commitment to land stewardship that sophisticated buyers recognize and value.
Walk potential buyers through what has been done and why. Explain the timberland harvest history, what species were targeted, and how the management decisions have improved both the habitat and the overall health of the forest. Sellers who can demonstrate proactive land management almost always command stronger prices because buyers see not just what the land is today, but the investment that has been made in its future.
Invest in professional, specialized marketing
Generic real estate marketing does not sell hunting ground. Your property deserves marketing that is built around the land itself and targeted to the right audience. Here is what a strong hunting property marketing package should include:
Aerial and topographic maps: these are non-negotiable, buyers need to understand the lay of the land before they ever visit.
Drone photography and video: high-quality aerial footage showcases the property in a way no ground-level photo can match, highlighting terrain, timber, water, and the overall scope of the land.
High-resolution ground photos: capture creeks, stand locations, food plots, trail systems, timber features, and any unique characteristics that set your property apart.
Social media and video marketing: today's land buyers are active online, and a well-produced video walkthrough distributed across the right social platforms reaches buyers you would never find through traditional channels.
This is precisely why partnering with a company like Mossy Oak Properties provides such a significant advantage. Mossy Oak Properties leverages a nationally recognized brand, a robust network of land buyers, and a sophisticated marketing platform that connects your property with serious, qualified buyers across the country, not just locally. Their marketing partners, social media reach, and video content capabilities put your property in front of the right eyes at the right time.
Preparing your property for listing: a quick reference guide
Beyond the marketing and feature documentation, there are practical steps every seller should take before listing. Here is a straightforward checklist to work through:
Trails and access
I will say it again because it is that important, trails and access are crucial. Before any buyer sets foot on the property, make sure your primary access routes are clean, navigable, and well-marked. This is the single highest-impact preparation step you can take.
Clean up the property
Remove trash, debris, and any unsightly clutter from the property. Old equipment, discarded materials, and overgrown junk piles all detract from a buyer's first impression. You do not need to manicure the land, in fact, buyers expect a natural setting, but removing eyesores makes a meaningful difference in how the property is perceived.
Set the right price
Pricing hunting ground requires real research. You need to understand recent comparable sales in the area, account for the specific features and improvements on your property, and position your listing competitively. Overpricing causes listings to sit, which can actually hurt your eventual sale price. Underpricing leaves money on the table. Work with an experienced land agent who has access to legitimate comparable sales data and knows the local market intimately.
Separate the emotions
This is perhaps the most difficult part of selling a hunting property, and I say that with complete sincerity. For many sellers, this land is not just an asset, it is a lifetime of memories. It is the morning your son shot his first deer, the weekend your family gathered every November, the place that has been in your family for generations.
I understand that. And I do not dismiss it.
But when it comes time to sell, you have to make the shift from treating it as a personal treasure to treating it as a business transaction. Buyers are evaluating the asset, not the memories. Emotional attachment can cloud pricing decisions, complicate negotiations, and make an already difficult process even harder. Work with an agent who respects the personal significance of what you are selling while helping you stay grounded in the business reality of the transaction.
Work with the right partner
Selling your Indiana hunting property is a significant decision, and it deserves a specialist, someone who understands not just real estate, but land, wildlife, and the specific needs of hunting property buyers. At Mossy Oak Properties, that is exactly what we bring to every listing.
From access trails to aerial marketing, from wildlife documentation to boundary marking, the right preparation and the right partner make all the difference. If you are thinking about selling your hunting property in Indiana, I would welcome the opportunity to walk your land, understand what makes it special, and build a strategy to connect it with the right buyer.
Reach out today, your land deserves to be in the right hands.
