Cane Mill Plantation

Property Map

Cane Mill Plantation - New Listing

$16,000,000
Albany, Georgia

Located in the heart of Albany’s storied quail country, Cane Mill Plantation has always been an important and core hunting property within this landscape. Surrounded by other esteemed plantations that include Abigail, Pineknoll, Magnolia and Deer Run, Cane Mill offers the rare opportunity to pursue wild quail among the native habitats of South Georgia’s sprawling upland ecosystem. Cane Mill is 3,890± acres with ~82% in productive uplands. The landscape is diverse and the hardwood bottoms of Mud Creek offer great hunting diversity for trophy deer and eastern turkeys. The plantation includes 160± acres of irrigated farmland and 225± acres of non-irrigated fields. Built in 2002, the plantation home is modest in size and provides a very comfortable setting. Cane Mill is being offered with an impressive kennel of pointing dogs and stable of horses allowing a new owner to be operational on day one. This fifth generation owned plantation is being offered as a whole and in three distinct tracts that range from ~900 acres to ~1,500 acres.

Location: 

Cane Mill is ideally situated on the western outskirts of Albany, GA and in the middle of several other actively managed quail hunting plantations. Cane Mill is bordered by Abigail, Pineknoll, Magnolia, Deer Run and Gillionville Plantations. The property is in Dougherty County and only 15 minutes from the Albany airport, which boasts a 6,601’ runway. ExpressJet – a Delta Airline’s connector – operates three flights daily to and from Atlanta’s Hartsfield International Airport making it easy for all guests traveling to visit. Gillionville Road serves as Cane Mill’s northern boundary and the property is primarily accessed off a very private dirt road - Old Thompson Road.

Locale: 

Albany Plantation Belt: This contiguous landscape of similarly managed properties became a desirable place post Civil War for wealthy northerners to acquire large tracts of land for the purpose of wintering and recreating. The recreation has been all about the bobwhite quail, as this area produces ideal habitat for their existence and it is here you will find the country’s strongest populations of wild quail. The fact the landscape today remains largely intact is a testament to the current and previous plantation owners and their dedication to stewardship and conservation.


Albany, GA: Albany sits at the center of Southwest Georgia, a storied region closely tied to America’s early Indian culture, the antebellum age of the Old South and the timeless sport of fishing and hunting. Lying below the land around Albany is the Floridan Aquifer, an ocean of fresh water that feeds the area’s rivers and creeks and fuels its economy. Albany is the seat of Dougherty County and is 150 miles south of Atlanta and 90 miles north of Tallahassee, FL. The population is ~77,000, making it the eighth-largest city in the state.

Acreage: 

3,890± acres

The property is being offered as a whole and in the following three tracts. If interested in an individual parcel, contact us for more information on the particulars.

  • Cane Mill Core: 1,540± acres  |  $6,500,000 ($4,220 / acre)
  • Cane Mill South: 1,440± acres  |  $6,000,000 ($4,167 / acre)
  • Doc Walker: 910± acres  |  $3,800,000 ($4,176 / acre)
Improvements: 

Main Lodge: Built in 2002 and totaling 3,104± sq. ft., the main lodge is a casual, simple and very comfortable design that includes 4 bedrooms and 3.5 bathrooms. It serves as a great hunting lodge with mudroom, cozy den with fireplace and bar, and a nice open living room that opens up on to a back patio.

Employee Housing: There is a manager’s house and an additional employee house on the property. The manager’s house is 1,501± sq. ft. with 3 bedrooms and 2 bathrooms. The other employee house is 1,172± sq. ft. with 3 bedrooms and 1 bathroom.

Other Structures: The plantation is complete with a horse barn, dog kennel and two utility shops.

Climate: 

Lying within the United States’ humid subtropical zone, this area offers long warm summers and the most pleasant and mild of winters. Between November and March, the daily high temperatures average 66 degrees and low temperatures on average are 41 degrees. Precipitation usually peaks during the summer months with an average annual rainfall totaling 51 inches. The annual snowfall is reported as zero inches.

Wildlife Resources: 

First and foremost, Cane Mill is a hunting property and has been managed in this regard for over a century. At Cane Mill, the wild quail bird is revered and cared for and best management practices are followed closely to promote the most favorable habitat. Cane Mill has a strong and impressive kennel of dogs having been developed over the years by a well-respected dog trainer. The property boasts a very robust population of native quail and a new owner will be able to step in and immediately begin enjoying the property.

In addition to the quail, Cane Mill has a diversity of wildlife that will allow an owner, his family and guests to enjoy the property during all hunting seasons. The deer hunting is fantastic and this part of Georgia is known for producing big bucks. There is no shortage of turkeys either. Mud Creek meanders through the north portion of Cane Mill for over three miles and the hardwoods surrounding Mud Creek produce excellent habitat and hunting for spring gobblers.

There are productive dove fields on the plantation. There are ample opportunities and locations to manage great dove fields and a new owner can choose, at his own discretion, how ramped up of a dove program he would like. There are also opportunities to develop duck hunting impoundments and this general area is home to lots of wood ducks.

Taxes: 

The annual property taxes for Cane Mill are ~$35,500.

Cane Mill is enrolled in Georgia’s Forest Land Protection Program, which “provides landowners with an ad valorem tax exemption for property primarily used for the good faith subsistence or commercial production of trees, timber, or other wood and wood fiber products”. This is a 15-year covenant and Cane Mill’s current enrollment expires in 2025 at which point it can be renewed. This program provides large landowners with substantial annual property tax savings and has no real influence on how Cane Mill is managed.

Additional Information: 

Parcel Options (call for more specifics):

  • Cane Mill Core:  1,540± acres  |  $6,500,000 ($4,220 / acre)
  • Cane Mill South:  1,440± acres  |  $6,000,000 ($4,167 / acre)
  • Doc Walker : 910± acres  |  $3,800,000 ($4,176 / acre)
Broker Comments: 

From a quail management perspective, Cane Mill offers the distinct advantage of being completely surrounded by other large and similarly maintained plantations. For wild quail to thrive, this larger contiguous network of habitat puts a landowner in the optimal position to succeed long-term and Cane Mill boasts a very strong population of birds today. Interestingly, Cane Mill - originally known as Gillionville – was the first plantation in this area to convert from agriculture to quail, and the other plantations now surrounding it were originally developed into hunting land from a desire to be next to Cane Mill. This plantation’s landscape is gorgeous, historic, and has been well cared for over the decades providing a diversity of excellent recreational hunting opportunities.

Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs.Wes Oja and Jerome Chvilicekat (406) 656-7500 or Justin Bryan at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate.  Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation.  Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day.  For more information on our auction services contact Scott Shuman at (800) 829-8747.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Dave Roddy • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884

Disclaimer: 

GEORGIA DISCLOSURE
 

AGENCY PROVISIONS

GEORGIA LAW ALLOWS THE CREATION OF SEVERAL DIFFERENT TYPES OF AGENCY
RELATIONSHIPS BETWEEN BROKERS, SELLERS & BUYERS. THESE RELATIONSHIPS CREATE DIFFERENT BROKER OBLIGATIONS DEPENDING ON THE AGENCY RELATIONSHIP. UPON LISTING OF A PROPERTY, A SELLER AGENCY RELATIONSHIP IS CREATED. A SITUATION MAY ARISE, HOWEVER, WHEREBY HALL & HALL PRODUCES A POTENTIAL BUYER FOR THE PROPERTY. IN THIS INSTANCE, HALL & HALL MAY ACT IN A “DESIGNATED AGENT” RELATIONSHIP. A “DESIGNATED AGENT” MEANS ONE OR MORE LICENSEES AFFILIATED WITH A BROKER WHO ARE ASSIGNED BY THE BROKER TO REPRESENT SOLELY ONE CLIENT TO THE EXCLUSION OF ALL OTHER CLIENTS IN THE SAME TRANSACTION AND TO THE EXCLUSION OF ALL OTHER LICENSEES AFFILIATED WITH THE BROKER. THE LISTING BROKER’S OBLIGATIONS UNDER A “DESIGNATED AGENT” RELATIONSHIP ARE IDENTICAL TO THAT OF A “SELLER AGENT” AND ARE OUTLINED BELOW.

SELLER AGENT & DESIGNATED AGENT DISCLOSURE

(a) A broker engaged by a seller shall:

(1) Perform the terms of the brokerage engagement made with the seller;

(2) Promote the interests of the seller by:

(A) Seeking a sale at the price and terms stated in the brokerage engagement or at a price and terms acceptable to the seller; provided, however, the broker shall not be obligated to seek additional offers to purchase the property while the property is subject to a contract of sale, unless the brokerage engagement so provides;

(B) Timely presenting all offers to and from the seller, even when the property is subject to a contract of sale;

(C) Disclosing to the seller material facts which the broker has actual knowledge concerning the transaction;

(D) Advising the seller to obtain expert advice as to material matters which are beyond the expertise of the broker; and

(E) Timely accounting for all money and property received in which the seller has or may have an interest;

(3) Exercise reasonable skill and care in performing the duties set forth in this subsection and such other duties, if any, as may be agreed to by the parties in the brokerage engagement;

(4) Comply with all requirements of this chapter and all applicable statutes and regulations, including but not limited to fair housing and civil rights statutes; and

(5) Keep confidential all information received by the broker during the course of the engagement which is made confidential by an express request or instruction from the seller unless the seller permits such disclosure by subsequent word or conduct, or such disclosure is required by law; provided, however, that disclosures between a broker and any of the broker’s affiliated licensees assisting the broker in representing the seller shall not be deemed to breach the duty of confidentiality described above

(b) A broker engaged by a seller shall timely disclose the following to all parties with whom the broker is working:

(1) All adverse material facts pertaining to the physical condition of the property and improvements located on such property including but not limited to material defects in the property, environmental contamination, and facts required by statute or regulation to be disclosed which are actually known by the broker which could not be discovered by a reasonably diligent inspection of the property by the buyer; and

(2) All material facts pertaining to existing adverse physical conditions in the immediate neighborhood within one mile of the property which are actually known to the broker and which could not be discovered by the buyer upon a diligent inspection of the neighborhood or through the review of reasonably available governmental regulations, documents, records, maps, and statistics. Examples of reasonably available governmental regulations, documents, records, maps, and statistics shall include without limitation: land use maps and plans; zoning ordinances; recorded plats and surveys; transportation maps and plans; maps of flood plains; tax maps; school district boundary maps; and maps showing the boundary lines of governmental jurisdictions. Nothing in this subsection shall be deemed to create any duty on the part of a broker to discover or seek to discover either adverse material facts pertaining to the physical condition of the property or existing adverse conditions in the immediate neighborhood. Brokers shall not knowingly give prospective buyers false information; provided, however, that a broker shall not be liable to a buyer for providing false information to the buyer if the broker did not have actual knowledge that the information was false and discloses to the buyer the source of the information. Nothing in this subsection shall limit any obligation of a seller under any applicable law to disclose to prospective buyers all adverse material facts actually known by the seller pertaining to the physical condition of the property nor shall it limit the obligation of prospective buyers to inspect and to familiarize themselves with potentially adverse conditions related to the physical condition of the property, any improvements located on the property, and the neighborhood in which the property is located. No cause of action shall arise on behalf of any person against a broker for revealing information in compliance with this subsection. No broker shall be liable for failure to disclose any matter other than those matters enumerated in this subsection. Violations of this subsection
shall not create liability on the part of the broker absent a finding of fraud on the part of the broker.

(c) A broker engaged by a seller in a real estate transaction may provide assistance to the buyer by performing ministerial acts of the type described in Code Section 10-6A-14; and performing such ministerial acts shall not be construed to violate the broker’s brokerage engagement with the seller nor shall performing such ministerial acts for the buyer be construed to form a brokerage engagement with the buyer.

(d) A broker engaged by a seller does not breach any duty or obligation by showing alternative
properties to prospective buyer.

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.