TBD T-182, Herman, MN 56248
Local realty services provided by:Better Homes and Gardens Real Estate Advantage One
TBD T-182,Herman, MN 56248
$640,000
- 160 Acres
- Lots / Land
- Active
Listed by:gregory g graczyk
Office:whitetail properties real estate
MLS#:6791559
Source:ND_FMAAR
Price summary
- Price:$640,000
About this home
Located approximately two miles west of Herman in Logan Township, Section 33, this Grant County property offers a combination of productive cropland and conservation acres with flexible opportunities for the future.
The tillable acres carry a strong average Crop Productivity Index (CPI) rating of 85.8, reflecting the productive capacity of the soils. This provides a solid foundation for continued row crop farming or future crop rotation planning.
According to FSA records, there are 126.23± tillable acres currently rented for the 2025 season. The tenant farmer will complete harvest in 2025, after which tenancy becomes open in 2026. The seller will retain the 2025 rental income but will also be responsible for paying the 2025 real estate taxes, creating a clean transition for the next owner.
In addition to the tillable farmland, 22.77± acres are enrolled in the Conservation Reserve Program (CRP) through 2035. This enrollment provides an annual payment of $3,416, adding a conservation-related income component to the property. With the CRP contract nearing expiration, new ownership may consider re-enrollment or explore other conservation programs, including potential easement opportunities, which may provide additional long-term returns.
Access is available from two sides, providing flexibility for farming operations and ease of entry for future uses. The property lies within an agricultural area that is also well known for recreational opportunities. With its open tenancy beginning in 2026 and the possibility of future conservation enrollment, this tract presents a blend of current income and future potential.
The surrounding landscape consists of productive farmland and prairie habitats common to western Minnesota. Herman, the nearest community, is located just two miles east and provides basic services. Additional nearby towns include Wheaton, approximately 17 miles west, and Morris, approximately 24 miles east, which offer a wider range of services, supplies, and agricultural markets. Alexandria lies about 52 miles southeast, providing larger city amenities and interstate access.
This Grant County farm offers a balanced mix of income-producing acres, conservation enrollment, and future land-use options. Whether maintained as a working row crop farm, transitioned further into conservation programs, or utilized for recreational opportunities, the property holds a versatile position for an agricultural or investment-minded buyer.
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Home facts
- Listing ID #:6791559
- Added:10 day(s) ago
- Updated:September 29, 2025 at 03:26 PM
Structure and exterior
- Lot area:160 Acres
Finances and disclosures
- Price:$640,000
- Tax amount:$5,648
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