Terra Chula

Brooks County, Georgia1653± ACRES

Arguably the Red Hills' Best Combination of both Fine Land and Fine Architecture!

Recently Sold
  • 1,653 +/- acre sporting plantation located in the Red Hills Plantation Belt in Brooks County, GA
  • 4 main lakes and several ponds (2 intensely managed at 30+/- and 9 +/- acres)
  • 6 quail courses and 2 dove fields (one is irrigated!)
  • Trophy Whitetail Brooks County genetic
  • Exceptional turkey hunting and a fantastic, released mallard program
  • 90+/- acres of farmland
  • Immaculate 8,000 sq ft Lakefront home built in 2018
    • 5 BD/5 BA, plus 2 additional powder rooms
    • Chef’s kitchen (farmhouse sink, double dishwashers, subzero refrigerator, freezer, modern appliances, built-in Miele coffee system)
    • Caterer’s kitchen with additional storage, counterspace, a second refrigerator and third dishwasher
    • Elevator, floral arranging room, potting room and 2 offices
    • Mudroom with kennels
    • Screened porch (electric screens)
    • 2-vehicle ATV garage and 2 oversized two-car garages
    • Saltwater pool and hot tub overlooking the lake with bathhouse
    • Paved drive from the entrance to the house with a beautiful Oak Alley
  • 5,400 sq ft lakefront hunter’s lodge built in 2016 with outdoor firepit, grilling station
    • 4 double-queen bedrooms, each with private full baths
    • 2,700 sq ft gathering space for games/lounging/dining
  • Lakefront oyster pavilion and dock
  • 2 BD/2 BA cottage
  • Stunning landscaping and gardens, complete with mosquito repellent system
  • 8-stall horse barn building with tack room and grooming station
    • Cross country riding course, riding ring, and 42+/- acres of pastureland
  • Professional shooting facility designed by Field Sport Concepts
    • 2 screened in shooting houses, fully lighted, air conditioned, with an outdoor firepit
  • 3 BD/3.5 BA manager’s home
  • Boat House with three storage rooms for tackle & three covered boat slips & an outdoor fire pit
  • 20-run dog kennel
  • 2 equipment barns
  • 5 electric gated entrances
  • Turnkey including with equipment, two boats, tractors, ATVs, and trucks included - some of the dogs and horses are also included
  • Located less than 10 minutes to Quitman and 30 minutes to Thomasville
  • 30 minutes to the commercial airport in Valdosta
  • Protected by a conservation easement that allows for additional homes and division of up to 5 parcels

Meticulously Designed Not Only Around the Outdoor Experience but Around Sharing this Experience with Others…

Located in the Red Hills Plantation Belt, just south of Quitman, Georgia and among other noted recreational properties, Terra Chula stands apart for its exceptional wildlife habitat, water, and its masterfully combined functionality and usability for its guests. The entire property is meticulously designed not only around the outdoor experience but also for sharing this experience with others. Its 1,653 +/- exceptionally groomed acres play host to almost every SW Georgia recreational pursuit one could wish for, from quail, duck, dove, and trophy whitetail, to turkey, and a world-class fishery. Few places have done such a good job with the interface between man and nature and built so purposefully an extension of the land. Terra Chula is truly a 5-star private outdoor recreational experience. This is a unique opportunity to step into one of the best improved and most capitalized turnkey landholdings in the Red Hills, at a cost far below what it would take to create or duplicate.

Terra Chula means “beautiful land” in the Timucuan Indian language. Undoubtedly, this land has always been a beautiful place but under the Holmes family's stewardship, it’s been taken to another level that few properties can compare. Beginning in 2006, the habitat went through major rehabilitation. Essentially, it was taken “down to the studs” in one of the most thorough habitat restoration projects since Rosemary, The Disston Place, and Sunny Hill. Tall Timbers calls it the “new ground effect.” Although costly and years in the making, this is the #1 thing one can do for the land and wildlife. The benefits can last a generation. Today, the land and wildlife flourish under a complete recapitalization and conversion to modern land management practices. The quail courses are immaculate, noxious weeds removed, native grasses flourish, and stumps have been ground. The lakes have been dug, rimmed, beautified, and kept topped off from the aquifer during droughts. Roads are everywhere with automatic gates a frequent convenience. The lakefront dove field is irrigated. Everywhere one looks the viewscape has been sculpted.

“Folks that know me know that I’m a habitat critic. I probably point out more things than I should that landowners could do to make their properties even more enjoyable. Typically, new buyers begin making these changes at their cost after the purchase. Here, almost everything has already been done, well thought through, and fully operational.”   - Jon Kohler

“I’ve been watching this property for over a decade as one great thing after another has been created here.” - Jon Kohler

“To understand Terra Chula, one needs to first understand the landowner that catapulted it to the forefront of modern Georgia’s wingshooting properties. He is one of the most successful builders in the South. He is the master at creating places for people to engage with each other. Here, it’s far beyond bountiful wildlife and great habitat. Terra Chula is the base from which experiences are created as people interact together in God’s great outdoors. - Jon Kohler

Standing with the likes of the Red Hill’s most significant homes, the architectural detail here ranks among the finest in the region. The architect is none other than Keith Summerour of Summerour Architects. They are the masters at private resorts with famed projects such as Blackberry Farm, St. Simons-Sea Island, and the 10,000-acre Dogwood Canyon, among many others. Built in 2018, the quality of its 8,000 square feet is reminiscent of some of the best old guard construction in the Red Hills, such as Pebble Hill or Greenwood, but it’s most certainly today’s Southwest Georgia. The home features a black and white checked marble floor, a floating staircase, arched doorways in the foyer, and beautiful walnut floors milled at a small family-run Georgia mill. Five spacious bedrooms and five bathrooms span the home, with two additional powder rooms. The master bedroom rivals any luxury hotel with beautiful lake views, recessed lighting in the trey ceiling, a separate washer and dryer, and a 200-square-foot master closet. Additionally, there are many places to rest, unwind and take in the views including a sitting room with exposed beams from Texas, a large dining room, a sunroom, and a private porch off the master suite. For ultimate relaxation, a saltwater pool, bathhouse and hot tub, and outdoor cooking and sitting area (with a motorized screening system) serenely overlook one of the many lakes dotting the property. Like the rest of the home, the kitchen represents the perfect combination of beauty and modern convenience. The large custom marble island is the kitchen’s centerpiece, beautifully complimented by the pressed tin ceiling and Shaw’s farmhouse sink. Double dishwashers, a Subzero refrigerator and separate freezer, and a well-thought-out cabinetry system with pull-out drawers and internal plugs will make cooking a joy. And, of course, the built-in Miele coffee system is there when the work is done and it is, again, time to unwind. Not forgetting that Terra Chula is designed for relaxation and entertaining, the main kitchen is supported by a caterer’s kitchen with additional storage, counter space, a second refrigerator, and a third dishwasher. The home has two office spaces, an elevator, a laundry room with ample storage and drying racks, and a mud room with two built-in dog kennels. Across a short breezeway are a floral arranging room, a potting room, and a one-of-a-kind ATV garage. There are also two oversized two-car garages.

“From the past’s Greenwood to Camelia Hall or more modern Chinquapin to WaterCrest we have closed some of the finest homes in Georgia. I can testify that this home will go down in history as being one of the finest in the Red Hills.” - Jon Kohler

Along a well-manicured path is the 5,400-square-foot lodge that hosts Terra Chula’s sporting guests. Built in 2016, this structure is the anchor for Robert McKee and his Field Sport Concepts, LTD team. His company is today’s “go-to” firm for landscape architecture and hunting venue design. The lakefront lodge features four double-queen bedrooms, each with private full baths, plus an additional half bath. With stained concrete floors and exposed duct work, the lodge provides a modern backdrop for entertaining large groups. Built for camaraderie, the lodge has a 2,700 square foot open gathering space that caters to spirited conversation amongst guests while dining or playing friendly games of pool post-hunt. There is a full-service kitchen with a large island, an outdoor fire-pit (a common theme throughout), a grilling station and wrap around porch which provides ample space for telling tales of the hunt. For those wishing to workout or do yoga, there is a large recreation room.

Nearby there is an additional private two-bedroom, two-bathroom cottage. The cottage has a well-stocked kitchenette, small living area, and front porch made for quietly rocking in the evenings. Around the cottage is an extensive garden with fruit trees, olive trees, and space to grow one’s favorite vegetables.

Each of the three living quarters are luxurious in their own right, however, the attention to detail does not stop as one exits the front door. Each building was carefully positioned for beautiful views of the lake so that any outdoor areas could take advantage of the southwest breeze prevalent on the property.

As mentioned above, manicured pathways connect all the living quarters. It was also important to the current landowner that his guests not just see the beauty but hear it as well. Fountains are strategically placed around the compound so that one can hear the water and see its energy from any point. And when it’s time to crank up the ambiance, a Sonos system runs the entire compound, from the two-car garages to the far end of the lake.

Not to be outdone, the lawn area around the living quarters is cared for by the region’s best landscape architects. Beautiful gardens thrive around every corner and, in case you were wondering, the current landowners have taken care of outdoor pests as well. A mosquito repellent system operates undetected in the buildings’ eves and in every garden. One is safe to enjoy the landscape no matter the time of day!

“Every property has its own balance between man-made structures and the land. There are people that know land. There are people that favor structures. Then there are those who know how structures can add favor to the land. Those are our people.” - Jon Kohler

For the equestrian enthusiast, the facilities include a cross country course and riding arena, a beautiful eight-stall barn with a spacious tack room and grooming station, and 42+/- acres of pastureland (14 acres here and 28 acres over the 30-acre lake.) The pastures are strategically placed along the drive into the property making for an interesting aesthetic between the pine uplands and rolling pasture.

There is a 20-run dog kennel and two equipment barns. Unique to this property, too, is a waterfront oyster pavilion and boat dock as well as a wood-splitting barn. There is also a boat house with three covered boat slips and rooms to store tackle and gear.

"Of course, the shooting range isn’t a normal range either. It was designed by none other than John Higgins of the British School of Shooting who also designed Blackberry Farm, The Greenbrier, and Brays Island." - Jon Kohler

“The Red Hills are home to the “best of the best” of the finest wingshooting properties in America. What separates Terra Chula is that this isn’t just a place one goes to enjoy the outdoors, this is an entire 5-star private outdoor experience.” - Jon Kohler

Outdoor writer Gene Hill once described hunting for quail as “a series of lovely paintings that we walk into and out of all day long.” It is an interesting perspective because Terra Chula is the epitome of picturesque. It didn’t happen by accident. It took years of work, capital, and frequent fire for decades.

The current quail program progressed from a primarily pre-season release program to becoming very popular with as high as 70 hunts a season. Therefore, now birds are supplemented, and the cover is kept uniform and cleaner than most. A new owner could continue this intensity or simply burn less frequently and roll into a wild bird or mixed preseason release program. Two-thirds of the hunts are currently done off horseback. The dogs are well seasoned with five included with the property.

Quail Hunt Terra Chula“If in a single day we smell coffee, dawn, gun oil, powder, a wet dog, woodsmoke, bourbon and the promise of a west wind for a fair tomorrow – and it’s possible for us to reek “happy” – that’s just what we will do.” - Gene Hill

Waterfowl hunting consists of wood duck, teal, and a released mallard program. There are numerous ponds and sloughs along Piscola Creek that hold wood ducks. In fact, Piscola Creek is a major wintering area for multiple species of birds. However, the #1 most requested hunt is for mallards. Georgia has the freedom to release mallards and over the years some very successful release programs have been established with Terra Chula being one of them.

“Like SW Georgia deer, our mallards had a start in Wisconsin, this time not by a Ranger but a wildlife officer and the year was 1949 and the name was right out of central casting…Jack Frost. He developed a mallard genetic and pioneered a release program that mimicked the wild mallard experience. 73 years later, and with modern advances to the original ‘Frost Waterfowl Trust,” now too Terra Chula has “America’s Duck.” - Jon Kohler

Of Georgia’s 652,000 license holders, 80% of them are here to hunt deer, and when it comes to SW Georgia’s Piscola Creek, it’s as good as it gets. Brooks County is the #2 county in the South for trophy Whitetails with 15 All Time B&C registered deer over 170 inches. It’s led only by nearby Worth County with 22 entries. This wasn’t always the case. It’s one of conservation’s greatest success stories. Deer were literally extinct here. In 1927, a north Georgia Forest Ranger, Aurthur Woody, with his own money, began releasing deer in what would later expand into a formal statewide restocking program funded by the Pittman Robertson Act. In 1962, 10 deer from Babcock, Wisconsin were released on the Withlacoochee River not six miles from Terra Chula. Thus, today in a few lucky SW Georgia counties, literally live some of the largest whitetail deer in the nation. To consistently grow big deer, you have to have three things: genetics, nutrition, and age. Here at Terra Chula, a quality trophy deer program is already established turnkey with over 2 miles of frontage on Piscola Creek, one of the most prolific deer and turkey corridors in SW Georgia.

“Quail are definitely the “prince of gamebirds” but in many parts of SW Georgia, today, deer is the king.” - Jon Kohler

Turkey hunting is also exceptional with numerous roosts along Piscola Creek as well as numerous cypress heads around the property.

This is a year-round property. Fishing is exceptional with the four main fishing lakes (two of which are intensely managed at 30+/- and 9+/- acres). These lakes are professionally managed with aeration, wells, feeders, and forage fish. Several additional ponds could be added if one thought more fishing was needed.

Terra Chula is offered turnkey with equipment, two boats, tractors, ATVs, and trucks included. Some of the dogs and horses are also included. This is a rare opportunity on a turnkey Red Hills Plantation that was thoughtfully planned with every amenity and is ready to step in and enjoy today.

There are currently approximately 90 acres in agriculture. This land is leased out on an annual basis to a local farmer that plants wildlife-friendly crops such as peanuts, cotton, and soybeans. This highly fertile land can continue to be leased out or converted into various wildlife and recreational applications such as additional quail habitat, whitetail deer cover, and feed, Perennial peanut hay, or various varieties of trees.

One of the reasons that the Red Hills is like it is today is that over 185,000 acres or about 40% of it are protected under a conservation easement. Terra Chula is proud to be one of them. This means this landscape will continue in perpetuity to be managed with prescribed fire and used for outdoor recreation and the propagation of wildlife. Essentially, these protected lands cannot be used for a solar farm, mine, or subdivision. The conservation easement on Terra Chula is very generous and there can be another five residential homes with supporting structures, an additional four ponds up to 10 acres and it could be subdivided into four parcels (plus the existing home) three of which could have a minimal size of 400 acres and one at 227 acres. Frontage on two historic canopy roads as well as Empress Road allows multiple subdivision opportunities if one so chooses.

Protected Lands

“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 even 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

Terra Chula also shares an additional value feature that makes it even more unique. In our experience of selling over $1B in properties like this, over three decades in all types of markets, we recognized that some properties were sought out not only for recreation and enjoyment but also as a place for protection and wealth preservation during bad times. These are places where during the next pandemic, or whatever comes after, families can get together. Over time, we developed a 10-point scorecard for measuring these attributes and a decade ago we trademarked the term Social “Storm Properties.” Terra Chula is an exceptional social storm property.

Terra Chula has been priced at $12,250,000 turnkey including equipment, vehicles, two boats, and several dogs and horses. Essentially, broken down this is the low $4,000’s per acre for the land component and the original cost of reproduction minus discounts on the various lakes, improvements, equipment, horses, and dogs. If built today, the five-year-old main house would cost more to duplicate than the amount we allocated and take two years to complete. The barns, lodge and other structures would cost $1M more than our allocation. Furniture is not included (but may be purchased in the lodge). For a complete breakdown of values, please contact us.

Terra Chula Plantation Map

“Covid changed a lot of things. In our niche, homes went from being of  secondary importance to habitat to being equal or even more important as people realized they could work remotely and they are preparing for whatever happens next.” - Jon Kohler

Broker’s Comments

The Kohler & Associates’

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