TRANSACTION OVERVIEW

Status: Sold

Sold Price: $456,000

Address: Lt1 County Road Z, Dousman, WI 53118

County: Waukesha County

Municipality: Town of Ottawa

Property Type: Recreational Land with CRP & WRP Income and Building Site

Acreage: 38.52 Acres

Zoning: Farmland Preservation & Agricultural

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WAUKESHA COUNTY, Wisconsin - Land & Legacy Group is proud to announce the successful sale of a highly versatile 38.52-acre parcel along County Road Z in Dousman, closing for $456,000. This transaction highlights the enduring premium commanded by well-positioned acreage in southeast Wisconsin.

Sitting at the intersection of agricultural productivity and outdoor recreation, the land combines open ground, low-lying wildlife ponds, and wooded areas to create a diverse landscape. Topography ranges from level to rolling and hilly, with wooded stretches, marshy areas, and pristine wetlands rounding out the mix. Positioned perfectly for a future land division, the property offers a clear path toward a partial rezoning to establish a private building site via a Certified Survey Map (CSM).

This property checked a lot of boxes at once, said Al Wisnefske, Broker/Owner of Land & Legacy Group. The CRP income was attractive to buyers who wanted a return while they figured out their long-term plans, and the diversity of the land itself—the ponds, the open ground, the timber—made it appeal to both the hunter and the investor type. That combination is what drove the quick contract.

‍NAVIGATING CONSERVATION INCOME PROGRAMS AND DEVELOPMENT UPSIDE

‍When selling land that features an active Conservation Reserve Program (CRP) contract or a permanent Wetlands Reserve Program (WRP) conservation easement, the primary marketing hurdle is identifying buyers who understand government program rules. Many buyers initially worry that these encumbrances limit the land's utility or hurt its long-term market value.

Overcoming this obstacle requires demonstrating how these programs actively reduce annual holding costs while preserving the natural habitat that attracts premium buyers. This 38.52-acre tract's value was anchored by:

• Immediate return on investment via active CRP habitat restoration income
• A designated WRP easement safeguarding private conservation and hunting use
• Diverse terrain containing level crop ground, rolling hills, and mature timber
• Highly accessible paved road frontage along a premium Waukesha County corridor

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‍THE STRATEGY: UNLOCKING VALUE THROUGH FLEXIBLE LAND DIVISIONS

‍To maximize equity for the seller, the marketing framework focused heavily on the property's development upside. Rather than marketing the parcel strictly as raw hunting land, Land & Legacy Group highlighted the capability to split the acreage. This structured strategy allowed an incoming buyer to carve out an ideal residential building envelope without disrupting the income-generating open ground or the protected wildlife ecosystems.

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TRANSACTION TIMELINE & MARKET METRICS

‍The property generated immediate traction upon hitting the market. Originally listed at $495,000, the listing team navigated the competitive market to secure an accepted offer and move the property to pending status in just 19 days. The transaction officially closed on April 24, 2026, for $456,000. A 19-day contract pace heavily reflects the sustained demand for land with multiple utility layers in southwestern Waukesha County.

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REGIONAL MARKET CONTEXT IN WAUKESHA COUNTY

‍Waukesha County sits in one of the most competitive rural land markets in Wisconsin. Its tight proximity to the Milwaukee metro area drives heavy demand from buyers looking for acreage within a reasonable commuting distance, whether for hunting, a future custom homesite, or a long-term land investment. At roughly $11,839 per acre, this sale proves that vacant land with built-in income, habitat value, and development potential commands a steep premium over bare farmland. For regional landowners evaluating their options, this transaction serves as a powerful benchmark for what structured, expert positioning can achieve.

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FREQUENTLY ASKED QUESTIONS (FAQ)

What is the average cost per acre of land in Waukesha County?

‍Land values in Waukesha County vary significantly based on buildability, location, and income potential. While bare, restricted agricultural land sits on the lower end of the market scale, diverse parcels that offer hunting habitat, government income programs (like CRP), and a clear path to a building site command a premium. This 38.52-acre Dousman tract recently broke benchmarks by selling for $11,839 per acre.

Can you build a house on land enrolled in CRP or WRP in Wisconsin?

‍You cannot build structures directly within the acreage boundaries encumbered by an active CRP contract or a permanent WRP easement. However, you can successfully build on a mixed-use parcel by completing a land division or utilizing unencumbered "building envelopes." A specialized land broker will help you map out these parameters using a Certified Survey Map (CSM) to ensure you preserve your income-producing ground while securing a valid residential building permit.

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‍ABOUT LAND & LEGACY GROUP

‍Land & Legacy Group is a Wisconsin real estate brokerage specializing in agricultural, recreational, and transitional land for sale. Led by Broker/Owner Al Wisnefske, the firm provides in-depth property details, targeted marketing, and transaction services to maximize equity for Wisconsin property owners. To learn more about our current offerings or to discuss the value of your land, visit www.landandlegacygroup.com or call 262-873-8375.