Kissaway Plantation
Jefferson County, Florida⁞1190.19± ACRES
One of the Original “A” Ranked Red Hills Wild Quail Plantations
One of the Most Game-Rich Properties in the Red Hills
Thoughtfully Curated and Heavily Improved Red Hills Sporting Plantation
Kissaway is one of the original “A” ranked Red Hills wild quail plantations. Located in Jefferson County, Florida, the plantation is 1,190 +/- acres consisting of rolling mature longleaf 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.
Kissaway features an 85 +/- acre lake and a 8 +/- acre pond. There is a 60-acre floodable duck pond (two floodable duck ponds separated by a dam) partitioned with an intricate dam system for seasonal flooding and planting. One can almost always expect to see Ring Necks, Wood Ducks, lots of Teal and even the occasional Pintail. It is located less than 5 miles to Lake Miccosukee which is the number one waterfowl lake in North Florida.
"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
"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
The lake is home to truly some world-class bass and crappie fishing. The lake has been managed by Southeastern Pond Management, and is nearly 22-25ft deep by the dam. One can consistently catch 4-8 pound bass, and bass as large as 12 pounds have been caught. The lake has a boat ramp, and the current owner utilizes the ramp to clean and stow boats in between fishing trips.
“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
For the upland enthusiast, the quail woods are quintessential to the Red Hills—pristine, open, and expertly managed for hunting. There are three quail courses on site, and a strong feeding program and burn regimen is in place. Kissaway executes all the best practices recommended by Tall Timbers, and the population thrives as a result. Turkeys are abundant and the property has exceptional deer. In an afternoon one will see 8-12, 130" deer easily. With the drain, 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
“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, XX, XX - 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 charm. 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. There is also the “Pilot’s House” that is perched on a hill; the 4-bedroom, 3-bathroom home offers additional accommodations, perfect for family, friends, or guests, with sweeping views of the surrounding landscape.
"I love to watch the world wake up, and see turkey hens walk by you while sitting on the pavilion.” - Tom Weller, Landowner
Overlooking sweeping fenced pastures, Kissaway features a state-of-the-art, 16-stall horse barn complete with two washrooms, 2 tack rooms, and a half bathroom. There are several fenced pastures and ?? feet of new fencing with electric wire surrounding horse stable.
"It's a pretty compete place. The horseback riding is incredible and its easy to embark on a nice 2-3 hour ride. All of 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 an additional 6-run outdoor kennel near the main lodge. 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. Additional facilities include an equipment shed, feed buggy, and a tractor, ensuring support for every aspect of land stewardship.
Ideally located, Kissaway is only ?? minutes to restaurants in the quaint town of Monticello, Florida. It is only ?? minutes from Tallahassee, Florida, and ?? minutes to Thomasville, Georgia for shopping, nightlight, fine dining, entertainment, and private air travel. The Tallahassee International Airport is only ?? 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. The property has great higher and better use, with a stunning 90-acre lake uniquely positioned just south of Monticello along US 19.
The property’s infrastructure is impeccable, from the state-of-the-art flooding systems to the well-maintained roads and new fencing that ensure seamless navigation and usability.
Par for par, Kissaway is unbeatable with what it offers. From the 85- acre lake and historic lakefront lodge, to the secondary pilot’s house, world-class stable and dog kennel, floodable duck pond, and quail woods. This is more than just a property—it’s an all-inclusive lifestyle package. Whether you’re exploring conservation easement opportunities, maximizing the land’s higher and better use potential, or simply enjoying the diverse amenities, Kissaway offers an unmatched experience. This property is a rare gem that epitomizes the very best of the Red Hills.
"If tomorrow brings a better day, it will continue to go up in value and if tomorrow is a worse day, there will be even more demand. If you can find them right now and they score high enough, Social Storm Properties like this one are perhaps the perfect hedge for today’s uncertain times.” - Jon Kohler
"I've been in the real estate business all my life and there's a pride of ownership – it’s a beautiful property to own and a lot of fun to manage and I’ll certainly miss it.” - Tom Weller, Landowner
Whether you are looking for world-class wild quail hunting and wing-shooting, a year-round property with entertainment for the entire family, a safe place to store wealth, or even a Social Storm Property, the fact is Kissaway is exceptional in all of the above. It is one of the most unique investment and recreational properties on the market today.
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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.