TRANSACTION OVERVIEW

Status: Sold

Sold Price: $92,020

Address: Lt1 Sherman Rd, Jackson, WI 53037

County: Washington County

Municipality: Town of Polk

Property Type: Recreational

Acreage: 18.99 Acres

Taxes: $99.27

Zoning: A-1 General Agricultural

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WASHINGTON COUNTY, Wisconsin - Land & Legacy Group announces the successful seller representation in the cash sale of an 18.99-acre recreational tract situated at the corner of Sherman Rd and Scenic Rd in the Town of Polk, closing for $92,020.

Not every parcel sells because of what a buyer can build on it. This highly accessible corner lot was purchased specifically because of what it is, and what it will permanently remain. The terrain is flat with beautiful wooded sections and natural pockets of wetlands throughout, creating a ready-made, undisturbed habitat for deer, turkey, waterfowl, and other local wildlife.

This one was always going to appeal to a particular buyer, said Al Wisnefske, Broker/Owner of Land & Legacy Group. You are not buying this land to develop it. You are buying it because you want 19 acres of wetlands and woods in Washington County that nobody can ever touch. That is genuinely hard to find, and the buyer who closed on it understood that. The conservation easement was the selling point, not an obstacle.

‍VALUING CONSERVATION & WETLAND ACREAGE IN SOUTHEAST WISCONSIN

When marketing recreational land encumbered by a permanent conservation easement, the primary marketing hurdle is educating the buyer pool. A permanent easement means the land is restricted to recreational use only and is non-buildable in perpetuity. Standard residential buyers view this as a drawback.

Successfully selling a restricted property requires actively targeting outdoor enthusiasts, hunters, and conservationists who view the lack of development potential as a major asset. This 18.99-acre parcel's true value was anchored by:

• A permanent conservation easement ensuring total natural privacy in perpetuity
• Prime habitat for hunting, birdwatching, and outdoor recreation
• Exceptional road access with dual frontage along both a town road and a paved corner
• Strategic proximity to the growing communities of Jackson, Slinger, and West Bend

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‍THE STRATEGY: TARGETING CASH RECREATIONAL BUYERS

To maximize the value of this tract, the sale strategy anchored heavily on transparency regarding the conservation restrictions. By clearly advertising the non-buildable nature of the wetlands, Land & Legacy Group efficiently filtered out residential developers and specifically targeted high-intent recreational buyers with liquid capital.‍

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TRANSACTION TIMELINE & MARKET METRICS

‍Originally listed in October 2024 at $94,900, Land & Legacy Group successfully navigated the niche recreational market to secure an accepted offer in just 24 days. The transaction officially closed as a cash sale on December 6, 2024, for $92,020.

Securing a cash close on a conservation-protected wetland parcel in under a month is an incredibly clean result. It proves that there is a highly motivated buyer pool who knows exactly what they are looking for and does not require financing contingencies to acquire private outdoor acreage.‍

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REGIONAL MARKET DEMAND IN WASHINGTON COUNTY

‍Washington County recreational land does not trade as often as farmland or residential acreage, which makes this $4,846 per acre valuation an important benchmark. The sale reflects the permanence of the easement, which naturally limits buyer demand to a narrower pool, while simultaneously demonstrating very real, cash-backed market demand for natural land in the county. For Washington County landowners holding wetland parcels or land already under conservation agreements, this transaction proves that expertly positioned natural acreage will command strong cash values.

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‍FREQUENTLY ASKED QUESTIONS (FAQ)

Does a conservation easement lower property value in Wisconsin?

‍A conservation easement restricts a property's future development and building rights, which generally results in a lower per-acre value compared to buildable residential land or tillable farmland. However, for recreational buyers, hunters, and conservationists, these permanent protections are highly desirable. This 18.99-acre conservation tract in the Town of Polk recently commanded $92,020 in a rapid cash sale because the buyer explicitly wanted the protected wetland habitat.

What is recreational wetland worth in Washington County, WI?

‍Recreational wetlands and non-buildable acreage in Washington County are highly valued for their wildlife habitat, privacy, and hunting utility, especially when located near major municipalities like Slinger, Jackson, and West Bend. Recent market data shows this type of protected recreational acreage trading at roughly $4,846 per acre.

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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.