TRANSACTION OVERVIEW

Status: Sold

Sold Price: $1,300,000

Address: W7101 Provimi Rd, Watertown, WI 53098

County: Dodge County

Municipality: Town of Emmet

Property Type: Vacant Land

Acreage: 133.69 Acres

Taxes: $650.97

Zoning: A-2 General Agricultural

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‍DODGE COUNTY, Wisconsin - Land & Legacy Group announces the successful sale of 133.69 acres of agricultrual and transitional land in Dodge County, Wisconsin.‍

‍Situated in the Town of Emmet on the northern edge of the City of Watertown, this expansive property offers a prime blend of active agricultural productivity and significant future development potential. The tract features approximately 108 tillable acres boasting highly productive soils with an average National Commodity Crop Productivity Index (NCCPI) of 59.14.‍

‍It’s not everyday in southeast Wisconsin you come across over 125 acres of land for sale all in one piece, said Al Wisnefske, Broker/Owner of Land & Legacy Group. When an opportunity to acquire a property of this size shows up in this area, buyers have to jump on it.‍

VALUING TRANSITIONAL LAND ON THE EDGE OF WATERTOWN

‍When selling transitional acreage, the primary marketing hurdle is bridging the gap between its current agricultural utility and its future urban development potential. While this property was zoned A-2 General Agricultural, pricing and marketing the dirt strictly as farmland would have left significant seller equity on the table.

Successfully capturing the maximum value for a transitional land sale requires showcasing the property's dual-purpose assets:

• Immediate Income: An active agricultural lease generating $160 per tillable acre.
• Long-Term Growth: Prime geographic positioning along the expanding municipal borders of Watertown.

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THE STRATEGY: LEVERAGING THE COMPREHENSIVE PLAN

‍To maximize the value of this tract, Land & Legacy Group anchored the marketing strategy to the City of Watertown's Comprehensive Plan. The Future Land Use urban area map explicitly designates this specific property for a "Planned Neighborhood." By marketing this official municipal designation, we successfully attracted large-scale land investors and cash buyers who look for agricultural acreage directly in the path of municipal growth.‍

‍This is the kind of land that checks a lot of boxes, Wisnefske added. 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.‍

TRANSACTION TIMELINE & CASH BUYERS

‍Originally listed on July 1st, 2025, Land & Legacy Group successfully closed the transaction on January 16, 2026, for $1,300,000 ($9,723.99/acre).‍

‍The sale was executed as a cash transaction, highlighting an increasingly common macro trend in the Wisconsin rural land market. Cash buyers typically move faster and possess the capital required to hold transitional land long-term. Whether the buyer's goal is to continue the agricultural lease or eventually petition the Town of Emmet and the City of Watertown for residential development, securing cash buyers for large-acreage tracts proves our ability to deliver premium results for Dodge County landowners.‍

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FREQUENTLY ASKED QUESTIONS (FAQ)

What is my farmland worth in Dodge County, WI?‍

Farmland values fluctuate based on soil productivity (measured by NCCPI), acreage size, and location. While standard agricultural land is valued on tillable acreage and crop yields, transitional land near growing municipalities like Watertown can command higher prices due to future development potential. This 133.69-acre tract in the Town of Emmet recently sold for $1,300,000 ($9,724 per acre).‍

How do you value transitional land for sale in Wisconsin?‍

Valuing transitional land requires analyzing a municipality's Comprehensive Plan and Future Land Use maps. If agricultural acreage is designated for future "Planned Neighborhoods" or commercial growth, a specialized land broker will price the property based on its future development equity rather than just its current crop yields.

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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.