133.69 ACRE FARMLAND TRACT NEAR WATERTOWN, WI SELLS FOR $1.3 MILLION

ABOUT THE PROPERTY

Land & Legacy Group LLC is pleased to announce the successful sale of a 133.69-acre tract of agricultural land located at W7101 Provimi Rd in Watertown, Wisconsin — in the Town of Emmet, Dodge County. The property closed on January 16, 2026, at a sale price of $1,300,000, representing one of the more notable rural land transactions in the Watertown area in recent memory.

This was land with real substance behind it. Approximately 108 of the 133.69 acres were actively tilled, leased at $160 per acre, and carrying an average NCCPI soil productivity score of 59.14. The remaining acreage consisted of a mix of wooded areas, sloped terrain, and wetlands, giving the parcel a natural diversity that adds both character and buffer to the land.

WHAT MADE THIS TRACT STAND OUT

The property was listed at $1,560,000 and sat on the market for 125 days before going under contract in November 2025. For a parcel this size with this many moving parts — partial flood plain, wetlands, mixed topography, and a leased farm tenant — that's a reasonable timeline.

What gave this land its longer-term appeal wasn't just the row crop income. The City of Watertown's Comprehensive Plan designates this area for a "Planned Neighborhood" on its future land use map. That designation matters. It signals that the city has its eye on this corridor for eventual growth, which makes this kind of agricultural land purchase a dual-purpose opportunity: income-producing today, with rezoning potential down the road.

"This is the kind of land that checks a lot of boxes," said Al Wisnefske of Land & Legacy Group. "You've got land generating lease income and a location right on the northern edge of Watertown that puts it squarely in the path of future development."

Current zoning was A-2 General Agricultural, which is common for active farmland in Wisconsin's township municipalities.

THE BUYER AND THE BROADER MARKET

The sale was a cash transaction, which is increasingly common for larger acreage properties in Wisconsin's rural land market. Cash buyers move faster and often have a clearer long-term vision for the land — whether that's continued agricultural use, a land investment hold, or positioning for future development.

"Farmland with development potential near a growing Wisconsin city doesn't come available very often," Wisnefske added. "When it does, buyers who understand land recognize the opportunity quickly."

The property was co-listed with Kevin Raether of Legacy 2 Realty LLC.

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If you own rural land, farmland, or acreage property in Wisconsin and are curious what it might be worth in today's market, Land & Legacy Group LLC specializes in exactly this kind of transaction. Visit landandlegacygroup.com to learn more, or reach out directly to discuss your property.