Cordray’s Mill

Nearly 250 Acres of Private Water in the Heart of Southwest Georgia's Plantation Belt

Cordray's Mill is a 1,442± acre recreational and agricultural property located in Calhoun County, Georgia, featuring approximately 250 acres of private water, exceptional trophy whitetail habitat, extensive creek frontage, and productive agricultural land.

One of the property's most distinguishing attributes is its remarkable diversity of terrain and habitat, including irrigated farmland, established pecan orchards, longleaf pine and quail habitat, mature creek-bottom hardwoods, extensive wetlands, and a historic private mill pond. This combination of natural and developed features creates one of the more diverse recreational properties in Southwest Georgia.

The property's defining feature is its historic mill pond, quite possibly one of the largest privately owned mill ponds in the South. Approximately 250 +/- acres of water are impounded by the historic dam, encompassing open water, flooded hardwood and cypress timber, creek channels, and marsh habitat. While portions of the pond are open and navigable, much of its acreage consists of flooded timber, shallow water, and wetlands that provide valuable wildlife habitat.

Located along the Ichawaynochaway Creek corridor, Cordray's Mill adjoins the 5,600-acre Notchaway Plantation and is situated among some of Southwest Georgia's most recognized sporting properties.

1,442± Total Acres

1,002/440 North-South Split

~250 acr Private Water

$8.85m Offered as a Whole

"If a sportsman came to me and said, ‘Jon, take everything you’ve seen and design the quintessential hunting property under ten million dollars. Make it easily divisible. Give it the best of everything Southwest Georgia is renowned for, from quail to waterfowl — but emphasize trophy whitetail. Put it where the genetics are great and where it controls mature bucks. Make it a year-round family destination with exceptional fishing. Add rural, safe, like-minded neighbors — a place my family would feel safe in another COVID, or worse.’ Cordray’s Mill is the place I would design.” - Jon Kohler

In real estate, location is everything. This property sits at the nexus between the fertile farmland of the Dougherty Plain and the game-rich plantations east of it. The Ichawaynochaway divides that line, and Cordray’s controls arguably the best stretch of it. It represents everything that is great about the land, the lifestyle, and the Legacy Sporting Land™ our firm represents.

Exceptional Trophy Whitetail Habitat - Own Where the Deer Sleep

One of Cordray's Mill's most significant attributes for trophy whitetail management is its extensive sanctuary habitat. Mature hardwood bottoms, flooded timber, creek corridors, and thick natural cover provide the secure bedding areas that mature bucks seek during daylight hours.

While agricultural fields and food plots attract deer to feed, the mature hardwood and wetland habitat at Cordray's Mill provides something equally important — the places where the deer sleep.

Portions of the property have experienced minimal hunting pressure for nearly two decades, allowing these natural sanctuary areas to remain largely undisturbed.

"I owned Centerville Farms, a thousand acres of beautiful, manicured quail plantation. The hunting was great — I harvested a lot of good bucks. But there isn’t anything as good as deer hunting the wetlands, the mature hardwood bottoms, and the flowing creeks I grew up with. There is something magical about hunting mature deer in parklike hardwood bottoms.” — Jon Kohler

"What makes it really good is the swamp. These deer live down in the swamp — their legs are almost black. There’s just not any human pressure here.” — Chris Peake, Plantation Manager

“I’m an average deer hunter at best — but I’ve got friends who are really good, who’ve killed some really big deer. Year after year they call and make sure they can still come hunt Cordray’s Mill. Because they know: they can come shoot a deer at Gillionville, but it’s not gonna touch the size of the deer over in Calhoun County — specifically at Cordray’s Mill. Every year, I get the call: ‘I broke last year’s record.’” — JR Wright, Owner

Cordray's Mill is strategically positioned between fertile agricultural land to the west and approximately 220,000 contiguous acres of established hunting plantations to the east. This combination of productive farmland, extensive hardwood bottoms, and large neighboring sporting properties contributes to exceptional wildlife habitat and natural game movement.

“The vacuum comes on, and they know where to go to feel safe. The deer don’t want to be around the quail hunters, and they can’t be out in the open in the ag fields all the time. So they find this safe haven, this refuge, that has everything they need to survive and thrive. And that’s Cordray’s Mill Plantation.” — JR Wright, Owner

The property's entire eastern boundary adjoins a single landowner, the renowned 5,600-acre Notchaway Plantation, which in turn borders the 24,000+ acre Deer Run Plantation. This concentration of large plantation ownerships provides exceptional privacy and places Cordray's Mill within one of Southwest Georgia's most established sporting landscapes.

“Our neighbor to the north just shoots one trophy a year. Two years ago he killed a 175-inch ten-point. A big, big deer.” — Chris Peake, Plantation Manager

If you want to learn more about why and how Southwest Georgia became the South’s #1 place to harvest Boone & Crockett whitetails,

our Woods N Water article on it is our #1 requested back issue. Woods N Water link HERE.

Property Layout Allows Year-Round Recreation Without Disturbing Wildlife Sanctuaries

One of Cordray's Mill's most significant recreational advantages is the layout of its wildlife habitat, sanctuary areas, and recreational improvements.

The property's extensive hardwood bottoms, flooded timber, creek corridors, and natural cover provide secure wildlife sanctuary areas that are separated from many of the primary recreational areas. This allows owners and guests to enjoy activities such as fishing, ATV riding, and other outdoor recreation while minimizing disturbance to deer, turkey, and waterfowl habitat.

The property's size and diversity of habitat also provide opportunities to accommodate multiple hunters simultaneously, with separate hunting areas for deer, turkey, waterfowl, and other game.

Unlike smaller recreational properties where hunting and recreational activities often overlap, Cordray's Mill offers the space and natural separation to support multiple uses throughout the year.

The combination of extensive private water, diverse hunting opportunities, and existing accommodations makes the property particularly well suited for family recreation, entertaining guests, and hosting larger hunting groups.

A Historic Private Mill Pond with Exceptional Fishing and Waterfowl Habitat

The historic Cordray's Mill pond is one of the property's most distinctive features.

 Approximately 250 +/- acres of water are backed up by the mill dam.

“It’s probably the most unique body of water you’ll find in Southwest Georgia — if not the Southeast. You’ve got two and a half to three miles of frontage on the Ichawaynochaway, a duck impoundment, everything from bottomland to pine plantation. And it’s navigable through most of our property — you can run it from the dam all the way up to the pecan orchard. You can fish the creek, you can fish the lake. That’s hard to find in private land these days.” — JR Wright, Owner

“The Mill Pond is like an episode of Swamp People. It’s huge. At around 250 acres flooded, it took two hours just to film half of it. Waterfowl everywhere. Fish. It’s like nowhere else. I have mud boats myself — I love this stuff. But it takes time to come to the realization that this is completely private. You expect to see other people. Instead you see wildlife everywhere.” — Jon Kohler

The pond includes navigable areas suitable for fishing and recreation, while extensive shallower portions provide important waterfowl and wildlife habitat.

Fishing opportunities include largemouth bass, bream, and crappie. The property previously supported a private fishing club, reflecting its longstanding recreational use.

The flooded timber and marsh areas provide habitat for wood ducks, mallards, teal, gadwall, ringnecks, and other waterfowl species. Approximately 80 acres of flooded, semi-open marsh and 40 acres of permanently flooded stream channels contribute to the diversity of the habitat. These areas are part of the overall impounded water system and are not additional acreage.

The combination of open water, flooded timber, natural marsh, and creek channels provides a wide range of waterfowl hunting opportunities.

Potential also exists for additional managed waterfowl impoundments in suitable areas of the property.

“I’ve seen every species of duck out on that lake — ringnecks, teal, mallards, woodies. Some years there’s been more teal than wood ducks. I’ll never forget the first time we killed one of everything, and thought — you could travel a long way for this variety, but here we are in Albany, Georgia, killing four species in a day. And there are two great spots off the lake for floodable planted duck ponds, if somebody sees the vision.” — JR Wright, Owner

“So on the backside of the pond, there’s probably 20 to 30 acres of great waterfowl habitat… you limit out pretty quick.” — Chris Peake, Plantation Manager

“Water is the new gold. The question is how does one harvest it. It's one of the last privately impounded creek systems in Southwest Georgia. It was done in the past for irrigation, which this property still benefits and recreation. In fact, Cordray’s Mill was the location of one of SWGA’s first pre-Disney resorts. It has a dance hall, swimming pool and more.” - Jon Kohler

A private water resource of this size and diversity is exceptionally difficult to find within Southwest Georgia's plantation market.

Extensive Frontage on Ichawaynochaway Creek and Its Tributaries

Cordray's Mill features extensive frontage on Ichawaynochaway Creek, Falling Creek, and Pruitt Creek. The creek system is an important component of the property's recreational value, providing natural wildlife travel corridors, mature hardwood bottoms, and substantial water resources.

On the northern portion of the property, sections of Ichawaynochaway Creek and Falling Creek are impounded within the historic mill pond. These flooded creek corridors contribute to the property's extensive private water and wetland habitat.

“The first time I went up the Ichawaynochaway Creek, it felt like you were going back in time — an untouched part of the world you could never replicate. The size of those cypress trees, the canopy. There’s unlimited variety, like you couldn’t find anywhere else.” — JR Wright, Owner

Below the dam, Ichawaynochaway Creek continues as a free-flowing creek, providing a distinctly different recreational and natural setting.

The southern acreage includes approximately 1.3 miles of free-flowing Ichawaynochaway Creek, together with frontage along Pruitt Creek.

The combination of impounded water, free-flowing creeks, mature hardwood bottoms, and upland habitat is particularly valuable for deer, turkey, and other wildlife.

Income-Producing Agricultural Land and Rental Properties

In addition to its exceptional recreational attributes, Cordray's Mill is an income-producing property with established agricultural and residential leases.

The property features 234± acres of irrigated farmland served by five center pivots and three irrigation pumps. An established irrigation system utilizes water from the property's reservoir and canal infrastructure.  Additional agricultural acreage includes 36± acres of established pecan orchards and 76± acres of improved pasture.

The agricultural and water leases generate approximately $70,000 annually, providing income that could potentially cover the salary of a full-time plantation manager, helping offset the cost of ownership and property management.

The property also includes five residential accommodations, three of which are currently rented, providing an additional source of rental income.

Beyond their income-producing value, the agricultural fields provide important food sources for whitetail deer, turkey, dove, and other wildlife, complementing the property's extensive recreational habitat.

“The two biggest fears someone has about owning a trophy deer place are, one, can it consistently produce trophy bucks, and two, is there something unknown preventing that? Where is the weak link? I raise trophy deer on my own place, Lick Skillet, and I sell trophy deer places across the South. To me, the single biggest issue is high-quality protein. The farmland here is great, but I would have the farmer incorporate perennial peanut. It is essentially the alfalfa of the South — exceptional protein through the summer growing season, and you can overseed winter feed on top of it.  I have been growing it 35 years on my place. You can always add protein feeders, which I do as well, but that is an out-of-pocket cost. Right now there is good feed but it’s not as good as it could be." — Jon Kohler

Five Residential Accommodations and Existing Improvements

Cordray's Mill includes five residential accommodations, providing flexibility for owners, family, guests, and rental income.

“My predecessor did a great job with these cozy, comfortable cabins — I’ve leased some out for revenue. But if you wanted a barndominium for entertaining — take out the grain bins, replace the shop, right there toward the landing. You’d look back into the swamp, overlook the farmland or your newly planted timber at sunset. It sits up high, you feel the breeze. That’s your true headquarters — in a spot already used, but not maximized.” — JR Wright, Owner

Pecky Cypress Retreat — A three-bedroom, two-bath residence featuring exposed beams, live-edge countertops, and distinctive wood finishes. Located within walking distance of the mill pond.

Lakeside Cabin — A three-bedroom, two-bath residence providing additional accommodations near the property's water resources.

Silo Guest House — A one-bedroom, one-bath guest accommodation offering a unique lodging option.

Converted Church House — A four-bedroom, one-and-a-half-bath residence.

Mobile Home — A four-bedroom, two-bath residence providing additional accommodations.

Three of the five residences are currently rented. The smaller residence toward the back of the pond and the Silo Guest House are not currently rented.

Additional improvements include equipment barns, agricultural infrastructure, and an unfinished creekside camp.

The existing accommodations provide immediate functionality for recreational and agricultural operations, with opportunities for a future owner to make additional improvements.

Outstanding Waterfowl, Turkey, Dove, and Wild Quail Hunting

Beyond its trophy whitetail hunting, Cordray's Mill offers excellent opportunities for waterfowl, wild turkey, dove, and wild quail hunting.

The property's extensive wetlands support waterfowl hunting, while mature hardwood bottoms and creek corridors provide wild turkey habitat. Agricultural fields and open areas offer opportunities for dove hunting.

"One of my deer-hunting buddies came out and said, ‘I saw twenty does, I saw ten bucks, and I must have seen a hundred and fifty wood ducks fly over my stand.’ There’s just so much variety — it’s a really unique feeling." — JR Wright, Owner

“Where I’ve missed out is the trophy deer and the dove — the sheer number of dove that fly over this place. We’ve laid the foundation with a good dove field, and it’s been outstanding.” — JR Wright, Owner

The southern 440± acres feature established longleaf pine stands and existing wild quail coveys. According to the owner, coveys of approximately 25 birds have been observed on the property.

The property's irrigated farmland offers opportunities to expand wildlife habitat through conversion of selected fields to managed wild quail habitat, perennial peanut for trophy whitetail forage, or additional dove fields. Existing irrigation infrastructure could also support habitat management during periods of drought. Similar quail habitat restoration has been undertaken on neighboring Notchaway Plantation.

"Converting the pivot land into quail habitat is a force multiplier. Spring drought is ultimately what dictates fall bird counts — irrigate and you eliminate that concern. These converted lands also carry the lowest predator density, so survivability is off the charts. It wouldn’t be a hard decision for me. Plus you would be creating wealth while doing it." — Jon Kohler

With its combination of waterfowl, trophy deer, turkey, dove, fishing, and wild quail, Cordray's Mill provides year-round sporting opportunities on a single property.

Two Substantial Tracts Offering Flexibility

GA-45 splits Cordray’s into two complete, self-sufficient properties, joined by private bridge crossings. That is what makes the decision easier: options for the new owner include - buy the whole and hold the option to sell either side, or go in with a friend and each take a world of your own.

Picture it — one partner takes the North, one takes the South, and together you build a deer camp like no other: year-round, for families, with trophy whitetail, ducks, fishing, and farmland all inside the gate. No flights to Iowa. The genetics, the crops, and the age are already here.

North — 1,002± acres (N of GA-45): 1 mile of flooded Ichawaynochaway · 1.35 mi both sides of Falling Creek · the creek “marriage” confluence · the ≈250-ac private mill pond · 36-ac pecan grove

South — 440± acres (S of GA-45): 1.3 mi free-flowing Ichawaynochaway · 1 mile both sides of Pruitt Creek · wild, undammed creek out of the 1700s · upland, timber and creek-bottom cover · prime south-side buck bluffs · big longleaf stands holding wild coveys

Historic Cordray's Mill and the Ichawaynochaway Creek Corridor

Cordray's Mill is located along historic Ichawaynochaway Creek, a waterway with deep connections to Southwest Georgia's Native American history and sporting heritage.

The name Ichawaynochaway is traditionally associated with the Muscogee language and has been interpreted as "where the deer sleep" or "Sleeping Buck Creek," reflecting the area's longstanding association with abundant wildlife.

Native American artifacts, including arrowheads, have reportedly been found throughout the property, particularly near the convergence of the creeks, where early settlements may have existed.

“Farmers have picked up quite a few artifacts over the years. Where those creeks converge, there’s a real concentration — it would’ve been a village.” — Chris Peake, Plantation Manager

Farther downstream, Ichawaynochaway Creek flows through Ichauway, the historic 29,000-acre plantation assembled by Robert Woodruff, former president of The Coca-Cola Company. Woodruff's plantation, which hosted President Dwight D. Eisenhower, is now home to the Jones Center at Ichauway, one of the Southeast's most recognized ecological research and conservation properties.

The historic Cordray's Mill dam and mill pond are part of this same creek system, creating the approximately 250 acres of private water that distinguish the property today.

Why your water is untouchable - a creek the courts made private

When the Woodruff Foundation closed the Ichawaynochaway to boaters in 1992, a five-year fight followed — an “Ichauway Coke Party,” a raft floated with a goat and a bale of cotton to argue the creek was navigable, even arrests. It ended at the Georgia Supreme Court in 1997, which ruled the creek non-navigable and private. “No Boating” signs still line it.

And it isn’t a privilege unique to Woodruff’s property. Because the creek is declared non-navigable, Georgia law gives any owner of both banks the same right to keep the public off — and Cordray’s controls both sides of its creek frontage on the north and one side on the south. So the water is sealed: the mill-pond dam blocks any boat from the north, and downstream the creek is non-navigable all the way to Woodruff’s posted Ichauway. Your creek — free-flowing to the south, flooded to the north — is as private as water gets. (Source: Givens v. Ichauway, 268 Ga. 710 (1997); Georgia non-navigable-stream law, OCGA § 44-8-2/3.)

“The Ichawaynochaway is one of the most storied bodies of water in Southwest Georgia. And this water that runs through Cordray’s for miles is your private waterway. No kayakers. No public interference. True privacy. I don’t see how you could ever replicate this again — it’s something you can show the world, and people raise their eyebrows every time.” — JR Wright, Owner

“There are few places as historically relevant as Cordray’s Mill. Everybody knows the mill pond. It used to be a resort — they had the pool, the dance hall, the grist mill. I’ve got friends from Albany in their seventies who swam in that mill pond as kids. The history is just oozing out of it.” — JR Wright, Owner

Premier Location in Southwest Georgia's Albany Plantation Belt

Cordray's Mill is located in Calhoun County, Georgia, within the renowned Albany Plantation Belt. The region is recognized for its established quail plantations, trophy whitetail hunting, productive agricultural land, and large privately managed recreational properties.

The surrounding landscape includes extensive privately managed sporting properties and agricultural land, contributing to the region's established wildlife populations and recreational appeal.

The property is approximately 30 minutes from Albany, 35 minutes from Blakely, one hour from Dothan, two hours from Tallahassee, and two hours and 45 minutes from Atlanta.

Today's Recreational Lands

"When I started in this niche 35 years ago, there was no such thing as recreational land. Land was valued on agricultural production or timber, so wetlands and ground used only for recreation were the least valued and least desired. Where I was raised, 75% of the landowners sold their least desirable riverfront land to the State, thinking they had given up their ‘unproductive’ ground. Today the roles have flipped — that would now be their most valuable land. Recreational land commands a premium even over irrigated farmland. Healthy wetlands are the cradle of what creates the most value in recreational land: trophy deer hunting.” - Jon Kohler

“People today are seeking adventure — places they can enjoy God’s great outdoors with others. The wilder, the closer to the way God made it, the better.”

Social Storm ®  Property

Coined and trademarked by Jon and Erica Kohler — a Social Storm® Property is one investors gravitate to for safety in bad times and buy for the recreation reward in good times. What was once a quiet submarket first discussed in 2010 went completely mainstream with COVID. For families it replaces gold and silver as the modern-day hedge of choice. It is land that holds hard assets — water, timber, soil, and safety — while delivering world-class recreation. Two asset classes bound together in one acquisition.

"We first trademarked that term over 15 years ago, when we noticed people were buying some of these lands in case things went bad. It’s hard to imagine that before COVID there was a feeling of shame about being worried. Sadly, today everyone’s concerned. The good news is that the properties scoring highest are also incredible hedges. History has shown they increase exponentially in value during bad times, yet track the consistently increasing recreational market during good times. For many, these properties are a useable replacement to gold and silver.” — Jon Kohler

“There are few places you’d hope to end up if we ever had another COVID-like event, or worse. Comfortable accommodations for a family or two. Riparian water rights. Agriculture in mass — on your own place and all around you. Abundant wildlife. If you had to live off the land, you could never describe a place better than Cordray’s Mill. And there’s a community around it that sticks together — good people, who’ve helped me on numerous occasions.” — JR Wright, Owner

"I am happy to share my recommendations on what can easily be done to make this property even more self-sufficient — things I have done at my own place with solar, solar pumps, and other techniques." — Jon Kohler

A Note from Jon Kohler

Jon Kohler's Perspective on Cordray's Mill

"Over 35 years developing this niche, I have seen about every type of high-quality recreational property across the South. So when I say that nothing else comes close to the sense of adventure and mystery this property provides — the diversity of habitat, the amount and variety of wild game — I am being very serious." - Jon Kohler

I've had the opportunity to evaluate some exceptional properties. Cordray's Mill stands out to me because of the combination of natural resources, sporting opportunities, and management potential it offers.

What particularly interests me is the opportunity to manage for trophy whitetails while also enjoying outstanding waterfowl hunting, fishing, and the traditional sporting lifestyle of Southwest Georgia.

I believe one of the greatest advantages of Cordray's Mill is that so much of the foundation is already in place. The existing wildlife habitat, agricultural infrastructure, and water resources give a future owner the ability to enjoy the property immediately while making improvements that reflect their own interests.

I've always believed the most valuable sporting properties are those that can be enjoyed by family and friends throughout the year, rather than during a single hunting season. Cordray's Mill offers that opportunity.

The current owner, JR Wright, perhaps says it best:

"I can only sell this place as well as I can because it's an incredible place. I've been fortunate to share it with my children, my friends, and my family. I'll miss it deeply — but the next person will hopefully enjoy it every bit as much as I have." — JR Wright, Owner

For someone who appreciates the traditional sporting lifestyle of Southwest Georgia, Cordray's Mill is a property worth serious consideration.

- Jon Kohler

The Owner's Perspective

“Imagine waking up before dawn, watching the sun poke through the pine plantations before you walk into the low ground and ease down the creek bottoms to call in that gobbler. Just hearing the return call from that gobbler is amazing. And no matter the outcome, you go have lunch at the cabin — and then a little bass fishing until the afternoon hunt. I’ve had days I’ve caught forty bass on that lake. We cleared out the creek so you can drive straight from the back of the cabin right out into the main body of the lake.” — JR Wright, Owner

“You truly can use this property all year round. Most places around here, people come down in dove season and by the end of turkey they’re gone. Here, you’ve got the ability to use it all the time.” — JR Wright, Owner