Nestled in the rolling countryside of Washington County, this 100+/- acre farm is a premier turn-key operation for rotational grazing and cattle production. Thoughtfully designed to support a healthy and productive herd, the property includes 75+/- acres enrolled in a Permanent USDA Grassland Reserve Program (GRP)ensuring these acres remain dedicated to grassland conservation for generations to come. With few restrictions for grazing farmers, this farm balances efficiency, sustainability, and long-term land stewardship. A purpose-built water system features an 8,000-gallon well-fed cistern supplying nine established pastures through an extensive network of waterers, hydrants, and holding tanks. Additionally, 1,800+/- feet of spring-fed Bear Creek frontage offers a reliable natural water sourcea valuable backup should the well ever struggle to meet demand. The farm is well-equipped with a working barn and handling facilities, including a head chute with a digital scale, allowing for seamless livestock management. Dedicated hay storage accommodates 200+/- 4x6 round bales, ensuring ample capacity for forage harvested from the nearly 13+/- acres of productive hay ground enrolled in the GRP. Beyond grazing, the property features 18+/- acres of bottomland tillable ground with productive Class 2 Haymond silt loam soils. These acres, not included in the GRP easement, provide excellent versatilitywhether continuing in row crop production, converting to a high quality Alfalfa hay, or developing into a prime homestead overlooking Bear Creek bottom. For those seeking a build site closer to the front of the property, the sellers are open to selling an additional 4.5+/- wooded acres separately, offering an ideal setting for a future residence. With a desirable location, exceptional water resources, and well-maintained infrastructure, this property presents a rare opportunity for cattle producers, hay operations, or those looking to establish a picturesque rural homestead.