Hixtown Hammock
One of the Best Recreational and Timber Properties in North Florida in this price range
- 384± acres recreational & timber property in Madison County, FL
- High deer and turkey population
- Numerous duck ponds
- 2.5 acres of established food plots
- Excellent ecotones - natural loblolly pines, live oaks, beautiful magnolias, hardwood creek drains and large cypress heads.
- Exceptional timber with no evidence of thinning in over a generation
- Surrounded by large landowners with implemented wildlife management programs
- Located near the north end of the 23,000 acre Hixstown Swamp ecosystem
- Well distributed road system
- Conveniently located near I-10 with frontage on US Hwy 90
- Approximately 10 minutes from Downtown Madison, 50 minutes from both Tallahassee & Thomasville
- 0.5 miles of frontage on Highway 90 & additional entrance at Elizabeth Sims Rd.
- Strong Social Storm™ Property qualities
- RV/Camper hookup
Hixstown Hammock is a 384± acre recreation and timber property conveniently located just ten minutes west of the historic town of Madison, among the hunting plantations and ranches that Madison County is know for. Aside from minor hunting, this property has been set aside and remained untouched as a natural area by the family. It’s one of the most unique recreational, timber and Social Storm™ Properties under $750,000 in Florida.
It’s “Old Florida” to say the least with this area known most notably as being settled by the influential Miccosukee Chief John Hicks back when it was owned by Spain in 1818. Prior to that it was well used part of the Timicuan nation that stretched from the Aucilla River to modern day Jacksonville. In fact, when the first Spanish Explorers came to this area they were astonished by the agricultural prosperity, native population and wild game here. Going back even further those that lived on this property prior to the Mississippian Period hunted Mastadon, Mammoths and saber-tooth tigers. There has always been great wild game, great natural beauty and this has always been a very special place.
Fast forward to 2020 and one will find one of the best modern-day examples of what untouched natural timber looks like. It appears the timber hasn’t been thinned in a generation and 100+ year old pines worth $500± to the landowner abound. We specialize in this niche and see the “best of the best” and even we rarely see timber of this magnitude, both pine and cypress. Almost unbelievably, some of the natural pine timber appears too large for most regional sawmills, given that there are few tracts with wood of this size left in Florida. There are niche mills that aggressively seek out this rare quality of Southern Yellow Pine of this size and age class if one chose to harvest these select trees. There is currently no conservation easement or Carbon Credit contract or other restrictions on this unique property.
It’s all about the habitat and ecotones. This property is absolutely loaded with deer, turkey, squirrel and wood ducks. We will admit that the unusually massive timber canopy allows little sunlight to hit the forest floor and thus native ground cover and high-quality browse is a limiting factor currently prohibiting more intensive deer and turkey management. That being said, the property lies on the northern edge of the 23,000 acre Hixstown Swamp complex which is one of the most significant wetland ecosystems in Florida. Almost more strategically to the east it borders one of the most respected and intensely managed “low fenced” deer properties in North Florida. To the north lies the famed ranches, farms and hunting lands of Elizabeth Simms Road. This property has had an almost limitless game flow going back thousands of years. Today, a very impressive cadre of roads connect various habitat components and allow for very good hunter access. With just a little modern habitat work we think this property could easily be one of the best hunting properties in Florida under 500 acres.
A Social Storm® Ranked Property: Hixtown Hammocks and it's Social Storm® Property Attributes are Highly Ranked. This Social Storm® property belongs to a unique asset class with key property attributes that investors gravitate to for safety in bad times and buy for a recreation reward in good times.. What makes a Social Storm® Property so unique?
Several very good open water wood duck holes throughout the cypress stands. Hixstown Swamp itself is on a major migratory waterfowl flight pattern. Enormous populations of many types of waterfowl, cranes and wading birds fly over and use this property.
It is located just 10 minutes to historic downtown Madison and less than 8 miles to I-10. Additional restaurants and services are conveniently found in Monticello (24 minutes), Valdosta (44 minutes) and a Tallahassee or Thomasville (50 minutes). Also located 40 minutes from the soon-to-open Publix in Live Oak.
“Almost unbelievably 90% of the adjacent property owners own over 900 acres! The largest, over 4,000 acres and is one of the top managed bow-hunting properties in all of Florida. One isn’t going to find another property priced under $1M situated like this.” -Jon Kohler
Broker's Comments
Photo Gallery
Video Gallery
Maps & Location
Hixtown Hammock
- 384± acres recreational & timber property in Madison County, FL
- Conveniently located near I-10
- Approximately 10 minutes from Downtown Madison,
- 50 minutes from both Tallahassee & Thomasville
The Kohler & Associate’s
Difference
Didn’t find what you were looking for? Or want to discuss the market with the Leader in this niche?
Contact us to discuss one of our properties, for information on properties that are not yet released to the market or to discuss the market.
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.
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
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.
Prior to joining Jon Kohler & Associates, Walter Hatchett served for 30 years as a land manager to several of the south’s most esteemed properties, including Rock Creek. As a former property manager himself, and a consistently ranked “Top Sales Producer” nationwide and achieved “APEX Top 20 Land Broker” multiple times, Walter has a keen eye for the best in habitat management.
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.
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.
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.