Kissaway Plantation
Jefferson County, Florida⁞1190.19± ACRES
“A” Ranked Wild Quail Plantation
- 1,190+/- Wild Quail Plantation Located in Jefferson County, Florida
- A-Ranked Red Hills Sporting Plantation
- In a Neighborhood of Large Plantations
- Within the highly regarded Red Hills region known for outstanding wild quail populations
- Exceptional Management History: Over half a century of stewardship by prominent landowners has refined this property into a premier recreational property
- Expertly managed quail woods with three quail courses and year-round habitat improvement programs
- Rolling mature longleaf pines, hardwoods, lakes, ponds, and horse pastures
- Exceptional populations of wild quail, waterfowl, turkey, and trophy whitetail deer
- 30-acre floodable duck pond and consistent game flow due to neighboring managed properties
- Strategically designed duck ponds attract Ringnecks, Teal, Wood Ducks, and the occasional Pintail
- 85± acre private, man-made lake, professionally managed for trophy bass and crappie fishing
- Equipped with a concrete boat ramp and nearby equipment barn
- A paradise for turkey hunters
- Historically moves 7-9 coveys per hour
- A 4-bedroom, 4.5-bath main lodge renovated with timeless Southern architecture
- A Pilot’s House offering additional guest accommodations with stunning lake views
- High-end pavilion designed for entertaining, featuring a stone fireplace, gourmet appliances, and unique antler chandelier
- State-of-the-art, 16-stall horse barn with washrooms, tack rooms, and fenced pastures
- 64-run covered dog kennel with whelping pens, bathing stations, and laundry facilities
- Conservation Easement Potential
- Social Storm™ Property: Positioned as a valuable asset in both stable and uncertain times
- Easy access to fine dining, shopping, and private air travel
- 13 minutes to Monticello, FL
- 18 minutes to Thomasville, GA
- 40 minutes to Tallahassee, FL
One of the most Recreationally Rich and Highly Improved Properties to be found anywhere in the South
Kissaway ranks among the highly revered Red Hills wild quail plantations. Located just south of Thomasville on the “Florida side,” this area is regarded as having some of the best wild quail populations in the South. Deer, duck and wild turkey populations are also exceptional. For over a half century this land has been groomed and managed by a “who’s who” of landowners, each of which has added to and improved this unique property.
“What sets Kissaway apart is its year-round appeal and the extensive improvements that have been made. It has exceptional habitat and has been thoughtfully designed as a recreational playground for guests and family to enjoy.” For example, the outdoor pavilion isn’t just a pavilion, it was strategically built by one of FSU football’s largest sponsors as “the” ultimate outdoor place to watch away games. The cost of building this “pavilion” cost more than my first house…” - Jon Kohler
“It's been interesting to watch this niche improve over the decades. There is no longer a debate about how to improve habitat and grow the wildest quail, largest bass, consistent trophy whitetails, etc. Tall Timbers has scientifically proven how to do much of this and over a half-century of practice here has perfected the game populations on this place and many others. The focus today is on what we can build for people to best enjoy God’s great outdoors with each other. What can we do to make this a year-round destination? In that regard too Kissaway is a role model.” - Jon Kohler
Located in Jefferson County, Florida off US Highway 19, between Thomasville and Monticello, the plantation contains 1,190 +/- acres consisting of rolling mature longleaf with native ground cover, mature park-like hardwoods, numerous lakes and ponds, duck pond, horse pasture, and beautiful live oaks. It has been continuously burned and managed for the propagation of wild game for over half a century. Today, this property is at the forefront of modern wild game management, it has been highly capitalized and noted particularly for its wild quail, waterfowl, and wild turkey. The trophy whitetail population is exceptional but not of particular emphasis by current management.
The floodable duck pond here is quite notable. One of the region's largest at 30 acres it operates as two floodable duck ponds separated by a dam to control the rate of feed the ducks consume. Given the large number of ducks on the pond, this was a necessary investment made by the current owner. It can be quickly flooded by either opening a flow gate on the lake thereby utilizing it as a reservoir or via a dedicated well. The most common species are Ring-necked ducks, Wood Ducks, lots of Teal, and even the occasional Pintail. It is less than 5 miles from Lake Miccosukee, the number one waterfowl lake in North Florida, so the flyway is as good as it gets in the region.
"The duck pond has a great past, we had 200 wood ducks in the pond just the other afternoon, and that’s without us managing it as it has in the past. With the levy in the middle, you can flood and drain one side, and theoretically never run out of food. It's one of the larger duck ponds in the region." - Tom Weller, Landowner
“It has been said, “Water is the new Gold.” When it comes to wealth, to own something of value that no one else does there is nothing like owning your own large deep-water lake.” - Jon Kohler
The Kissaway Lake is truly exceptional. At over 85 acres it's one of the largest man-made and privately owned lakes in Florida. Being man-made it offers greater fishing opportunities and is home to truly some world-class bass and crappie fishing. The lake has been managed by Southeastern Pond Management and is estimated to be 22-25ft deep by the dam. One can consistently catch 4–8-pound bass, and some as large as 12 pounds have been caught. The lake has a concrete boat ramp. Boats are stored in the nearby equipment barn.
"This lake has been a part of my life for the last twelve years. I absolutely love waking up and watching the sunrise over the lake or sitting on the porch to watch the sunset. I really hate to see the lake go; this lake is impossible to duplicate today." - Tom Weller, Landowner
“There's nothing better than to have a covey rise on the side of that lake; there’s nothing prettier. The Northwest corner wraps around the lake and it's great fun to watch the birds fly across the lake and then see everyone miss them because it skews your perspective - we've had lots of great laughs.” - Tom Weller, Landowner
Well-managed quail woods are quintessential to the Red Hills—pristine, open, and expertly managed for hunting. There are three horseback quail courses. A strong feeding, trapping, and burn regimen is in place all following Tall Timbers science-based recommendations. The well-groomed quail woods are exceptional.
Wild Turkeys are overly abundant given the “lake drain” along the western property line which provides hardwood hammocks as roosting sites while the plantation provides exceptional spring nesting habitat which draws in hens and following gobblers.
Although current management does not emphasize whitetail deer, the population, age class, and antler size are quite impressive. In an afternoon one will see 8-12 on an average hunt. Deer reaching 130" B&C are not uncommon. With the lake drain, as with the wild turkeys, there’s a natural thoroughfare for the deer. There are also several places that could easily be planted for a dove field. With diverse, well-managed habitat in a great area, comes exceptional game flow, and Kissaway is no exception to this.
"Historically we have moved between 7-9 coveys per hour." - Tom Weller, Landowner
“The Red Hills are Florida’s last bastion of great wild quail hunting. Surprisingly, while most of the South is seeing a decline in wild quail populations, here in the Red Hills we are seeing record-breaking populations. Today is actually better than the “good ole days.” - Jon Kohler
“There’s an incredible turkey population; if you’re a turkey hunter, this is heaven!” - Tom Weller, Landowner
Contributing further to the game flow, Kissaway is bordered by and in a neighborhood of large like-minded landowners who all manage their land for the benefit of the wildlife. Meander Plantation is one such adjoining neighbor.
"Kissaway has a reputation in the community; everyone knows the property. It's had some truly great landowners over the years - T Wayne Davis, James Grover among others ensuring a continued line of strong land stewardship." - Tom Weller, Landowner
"We're surrounded by like-minded neighbors from Pickney Hill to Dixie, over to Foshalie, and Horseshoe. This immediate area is called the Sirloin Strip – there's something about the soil content along the Sirloin Strip and the quail population just thrives." - Tom Weller, Landowner
Kissaway features a 4-bedroom, 4.5-bathroom main lodge, a masterpiece of timeless Southern architecture. With its classic white façade and black shutters, the lodge exudes casual elegance. At the same time, the rich wood details, massive brick hearth fireplace, and abundant natural light create a warm and inviting interior.
“The Kissaway lodge is famous in the region. The current owner undertook an extensive renovation and really made this the pride of the area. If Garden & Gun did an article about the best lodges in the Red Hills this one would be in it.” - Jon Kohler
There is also the “Pilot’s House” that is perched on a hill overlooking the lake; the 4-bedroom, 3-bathroom home offers additional accommodations, perfect for family, friends, or guests, with sweeping views of the surrounding landscape.
Overlooking sweeping newly built fenced pastures, Kissaway features a state-of-the-art, 16-stall horse barn complete with two washrooms, 2 tack rooms, and a half bathroom.
"It's a pretty complete place. The horseback riding is incredible and it's easy to embark on a nice 2–3-hour ride. All the improvements are in great shape." - Tom Weller, Landowner
The adjacent covered dog kennel features 64 runs, two whelping pens, feed rooms, a bathing station, and laundry facilities. There is also an additional 6-run outdoor kennel near the main lodge for convenience.
“To me, it's always about the dogs, I am on my 23rd dog. The Kissaway kennel is the epitome of what a good kennel should be.” - Jon Kohler
For outdoor gatherings, the cooking pavilion is a showstopper. It features a stone fireplace, brick floors, and high-end stainless-steel appliances, including a gas range, grill, and ice maker—all illuminated by an antler chandelier.
"I love to watch the world wake up and see turkey hens walk by you while sitting on the pavilion.” - Tom Weller, Landowner
“I wish there was another word for the pavilion. This one, like other improvements here, was obviously designed with no budget in mind.” - Jon Kohler
Kissaway is well-designed for maintenance and management. Additional facilities include a shop equipment shed and, a walk-in deer cooler. Equipment includes a feed buggy and a John Deere tractor along with other items.
Ideally located, Kissaway is only 13 minutes from restaurants in the quaint town of Monticello, Florida. It is only 40 minutes from Tallahassee, Florida, and 18 minutes from Thomasville, Georgia for shopping, nightlight, fine dining, entertainment, and private air travel. Tallahassee International Airport is only 47 miles away.
"We have great neighbors in the Monticello and Thomasville community, if you’re not from there you’ll be easily welcomed. There’s a lot of great people there." - Tom Weller, Landowner
Although almost half of the Red Hills plantations are already protected by a conservation easement, one has not yet been placed here.
“It doesn’t surprise me that the landowner, because of the enormous lake and frontage on US 19, has been contacted by those looking for the next RV Resort. The State of Florida, the world's largest land buyer, has various programs whereby it will pay for the development value, the “HBU” value so that rural lands remain rural. Thereby allowing the landowner to monetize the development value as Florida’s last best places remain undeveloped.” - Jon Kohler
“The Social Storm™ Properties aspects of this property are enormous. This is a term we trademarked over a dozen years ago as we recognized some buyers were seeking out places to go in both good times and bad. If tomorrow's a better day these lands will appreciate as they historically have. If tomorrow is a worse day, lands with high Social Storm Properties ™ scores will be in even higher demand, thus the perfect hedge.” - Jon Kohler
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From murky farm ponds to pristine glacier-cut lakes and everything in between, Knox Daniels’ expertise stems from a lifelong fascination of water and the creatures that live in and around it. He recognizes and helps clients appreciate the value water features bring to a property. “My goal is to help buyers realize and sellers maximize the value different water bodies bring to a property, not only in a recreational sense, but also for social storm reasons.” After extensively traveling the country for collegiate BASS fishing tournaments, Knox graduated and worked for the Southeast’s finest fisheries and wildlife biologist, Greg Grimes. With Grimes’ company, AES, Knox managed many of the southeast’s finest private lake estate/impoundment properties, and learned the intricacies of upscale property management. Learning from Greg and other biologists, Knox honed in on the specific conditions and habitat needed for optimal gamefish growth in private lakes. He has also worked as a property manager on several thousand acres and for a commercial developer, facilitating the dirt work and builds of several apartment complexes, but his true passion has always been in the outdoors. “I’ve always had an insatiable fascination with ponds/lakes and am grateful to be able to help to place clients on the properties of their dreams and make their personal fisheries/wildlife goals reality with JKA.” – Knox Daniels
Jason has been assisting landowners for the last 28 years in Georgia and South Carolina obtain achievements the owners did not realize were possible. His degree in Biology from Georgia Southern stemmed from the desire to know how things in nature work. His plantation roots began at just 16 years old outside of Albany, GA and the last 20 years were spent in the Lowcountry of South Carolina. His entire career has been spent developing a global approach to plantation management. That plan included sales. Sales is in Jason’s blood- his mom had a 45-year career as a real estate broker. After college, he chose to pursue his passion of making properties great. In 2011, Jason sold his first plantation. Since then, he has assisted buyers and sellers with over $20 million in sales while most of that time working as a full-time General Manager of a large Lowcountry plantation. Today, he is committed to using his unique skill set and experience to guide landowners through the many challenges of plantation ownership.
Bruce Ratliff is a retired elected official (Property Appraiser Taylor County). Bruce brings years of experience in ad valorem tax knowledge. His property tax background gives JKA Associates & clients a unique insight into the complicated tax process. Bruce held several positions in the Florida Association of Property Appraisers, including member of the Board of Directors, President, Vice-President and Secretary, and served on the Agricultural & Legislative Committees for the Association. The real estate business has been part of Bruce’s life since childhood. His mother, Shirley Ratliff owned Professional Realty of Perry, Florida and his father, Buster owned Ratliff Land Surveying which Bruce was General Manager of before his political career.
Hailing from a long line of outdoorsmen, Tim learned a great deal from his father and grandfather. He saw first-hand what it means to be a good land steward. He believes land is so much more than a place to hunt, fish, and grow timber or crops. “It’s an identity, a resting place, a safe haven and a way of life, said Tim.” Tim’s family ties to Alabama run deep. During his grandfather’s first term, Governor James was responsible for signing into law Alabama’s first state duck stamp which helped to ensure funding for the procurement, development, and preservation of wetlands for migratory waterfowl habitat. He also established Alabama’s lifetime hunting license, so it is no surprise that Tim is an avid outdoorsman with a keen eye as to how best to improve habitat for the greater good of its wildlife.
With Madison County roots, Lori grew up on her family farm at Pettis Springs along the historic Aucilla River. A love of the land was instilled in Lori very early on by her father who was a local farmer. Lori understands the importance of good land stewardship and has witnessed first-hand how her own father, a former 2-term member of the Florida House of Representatives whose district encompassed many rural counties of the Red Hills Plantation Region, with a little bit of sweat equity, so lovingly worked their own family land. These are core values she carries with her today, and nothing gives her more personal satisfaction than to represent some of the south’s best land stewards.
Cole’s dedication to land management lies in his family roots. As a fourth-generation timber expert, Cole’s earliest memories were spent with his father managing timber investments. With a degree in Food Resource Economics from the University of Florida, Cole is the epitome of an up-and-coming leader. He grew up with a hands-on approach to learning land management and conservation and has spent the last 15 years learning every angle of the real estate and forest industry. Cole is a member of the Florida Forestry Association, Red Hills Quail Forever, Southeastern Wood Producers Association and he uses this platform as an advocate for landowners and their land investments. His family has dedicated the past 60 years to providing landowners in North Florida and South Georgia with professional land management services focused on improving and protecting one’s forestland and wildlife investment. In fact, their family business, M.A. Rigoni, Inc., was one of the first to introduce whole tree chipping to the Red Hills Region.
As a landowner of his own family farm, Lick Skillet, along with family land that has been passed down and enjoyed together at Keaton Beach for 40 years, Jon knows what it means to be a steward of the last best places. As a third-generation land broker with more than 30 years of experience in advising landowners in this niche, Jon is known for his innate ability to harvest a land’s unique intrinsic value. Touting several notable sales under his belt, Jon personally closed Rock Creek/Molpus – 124,000 acres of premium timberland at $142,000,000 – which was known as the largest timberland land sale in the Southeast for eight years running. He is a co-founding member of LandLeader and achieved the real estate industry’s highest honor, “2022 National Broker of the Year – Recreational Land Sales,” by the Realtors® Land Institute.