Wooded 10-Acre Farmhouse with a Hand-Planted Forest in Hickory Corners, Michigan — $300,000

Property Overview

Set on 10.03 wooded acres in Ross Township, this 1940 farmhouse has a story that is closely tied to the land around it. The two-bedroom, one-bath home offers 672 square feet of living space, a full basement, a detached one-car garage, and a three-season front porch. The setting is what truly distinguishes this property: a forest grown over decades by an owner who planted nearly 500 trees after moving here in the late 1980s.

Offered for the first time in decades, the property combines an established rural setting with the opportunity to enjoy more than ten acres of trees, open ground, and natural surroundings. The level, wooded parcel includes shrubs and hedges and is zoned Rural Residential. There is room to spend time outdoors, garden, work on projects, and enjoy the changing seasons.

A Forest Grown Over Decades

The land has a personal history that makes this property different from an ordinary acreage listing. When the current owner arrived in the late 1980s, the home stood within a cornfield. Over the years, the owner planted nearly 500 trees across the ten acres. Those trees have since grown into the wooded landscape that surrounds the farmhouse today.

For someone who appreciates trees, wildlife, and the character that develops when land is cared for over many years, this is an especially meaningful part of the offering. The next owner will inherit a landscape that took decades to establish, with the opportunity to continue caring for it in their own way.

Interior Features

The farmhouse has a straightforward two-bedroom layout, with both bedrooms located on the main level. The main floor also includes the living room and an eat-in kitchen, providing a practical arrangement within the home’s 672 square feet.

Kitchen and Living Space

• Eat-in kitchen with space for everyday dining.
• Main-level living room.
• Two main-level bedrooms.
• One full bathroom.
• Three-season front porch.
• Wood and ceramic tile flooring.
• Replacement windows and window treatments.

Appliances Included

The included appliances are a refrigerator, oven, range, microwave, washer, and dryer. Laundry is located in the basement.

Basement and Mechanical Features

The home has a full basement with approximately 672 square feet of additional space. The basement is unfinished, providing room for storage, household equipment, and other practical uses. Laundry facilities are also located here.

• Full basement.
• 672 square feet of basement area.
• Forced-air heating.
• Central air conditioning.
• No fireplace.

Exterior, Garage and Land

The single-story farmhouse features vinyl siding and a composition shingle roof. Its detached one-car garage includes a garage door opener and offers additional space for everyday storage, tools, and equipment.

The 10.03-acre parcel measures approximately 332 by 1,316 feet. Its level terrain, established trees, shrubs, and hedges give the property much of its character. The wooded acreage provides room to enjoy outdoor activities and maintain a connection with the surrounding natural environment.

With its Rural Residential zoning, the property has a distinctly rural character. Anyone considering additional structures, changes to the existing use, or future improvements should confirm the applicable requirements with Ross Township before making plans.

Utilities and Property Services

The property has a private well and septic tank. Electricity is available on the property, and telephone service is listed as available and connected.

• Water: Private well.
• Sewer: Septic tank.
• Heating: Forced air.
• Cooling: Central air.
• Electricity: Available on the property.
• Telephone: Available and connected.

Internet service and cellular coverage should be checked for the exact address. Regional provider coverage does not guarantee that a particular connection or speed is available at the property.

Living in Hickory Corners and Ross Township

Hickory Corners is a small Southwest Michigan community in the Barry County area, with access to the surrounding communities of Richland, Augusta, and Delton. The location is particularly relevant to people who enjoy lakes, woodland, nature study, and outdoor recreation.

Gull Lake and the facilities associated with Michigan State University’s W.K. Kellogg Biological Station are among the area’s recognizable natural and educational destinations. The combination of rural residential land and access to nearby communities gives buyers a useful balance between country living and everyday services.

Education and Nearby Schools

Nearby educational facilities include schools operated by Gull Lake Community Schools. The district’s schools include:

• Kellogg Elementary School: Located in Hickory Corners and serving young learners through second grade.
• Richland Elementary School: Located in Richland.
• Thomas M. Ryan Intermediate School: Serving grades three through five.
• Gull Lake Middle School: Serving middle-school students in Richland.
• Gull Lake High School: Located in Richland.

These are nearby district schools, not a confirmation of the property’s assigned schools. Buyers should verify current attendance boundaries, enrollment requirements, and transportation arrangements directly with the school district.

Healthcare and Medical Facilities

Medical services are available in the surrounding Southwest Michigan communities. Area facilities include:

• Ascension Borgess-Pipp Health Center: Located in Plainwell, providing outpatient healthcare services.
• Pennock Hospital: Located in Hastings.
• Bronson Battle Creek Hospital: Located in Battle Creek, providing hospital services and emergency care.
• Bronson Methodist Hospital: Located in Kalamazoo.
• Ascension Borgess Hospital: Located in Kalamazoo.

Additional primary care offices, pharmacies, and outpatient services are available in the surrounding communities. Buyers should check individual facility locations and services when planning their healthcare arrangements.

Shopping and Everyday Services

Everyday shopping and grocery options can be found in Hickory Corners and nearby towns. Local businesses and services include:

• Goldsworthy’s: A local business on West Hickory Road in Hickory Corners.
• Family Fare: Grocery shopping in nearby Delton.
• The Delton Market: A convenience store offering a selection of everyday items and household and automotive needs.
• Additional shopping: Richland and Hastings provide further grocery, retail, and everyday service options.

These nearby communities also provide access to restaurants, fuel, banking, and other routine services.

Parks, Lakes and Outdoor Recreation

Outdoor recreation is one of the notable attractions of the Hickory Corners area. Gull Lake is a major local landmark, while the nearby Michigan State University research and conservation facilities provide opportunities for nature enthusiasts to learn more about the area’s landscape and wildlife.

W.K. Kellogg Bird Sanctuary

The W.K. Kellogg Bird Sanctuary in Augusta features trails around Wintergreen Lake, bird habitats, waterfowl, birds of prey, and opportunities for birdwatching and nature photography. Its grounds include approximately three miles of trails, making it a notable destination for people who enjoy spending time outdoors.

W.K. Kellogg Experimental Forest

The W.K. Kellogg Experimental Forest is a Michigan State University research property with approximately 716 acres and more than 157 tree species. Its research and educational work focuses on tree genetics, forest health, tree planting, and woodland management. Public access is available in designated areas, subject to posted restrictions and visitor policies.

The surrounding region also includes Gull Lake and other recreational lakes, offering opportunities for outdoor activities and time on the water.

Transportation and Regional Access

North 42nd Street provides the property’s local road access, with paved road conditions listed for the property. The surrounding road network connects Hickory Corners with Richland, Augusta, Delton, and the wider Kalamazoo and Battle Creek areas.

Regional transportation options include road connections to larger Southwest Michigan communities and passenger rail service from Battle Creek. Kalamazoo-Battle Creek International Airport provides regional air travel options.

Public transportation directly serving this rural property has not been established. Buyers who rely on regular public transit should confirm available services before making a decision.

Safety and Community Information

Ross Township and the surrounding Barry County area have their own local public services and law-enforcement arrangements. Comparable, property-level crime statistics were not available to establish a meaningful safety assessment for this address. Citywide or countywide crime figures should not be treated as a measure of conditions on this particular parcel.

Buyers who want a more detailed understanding of local conditions can review current law-enforcement information and ask the relevant authorities about services covering the property’s exact location.

Barry County Housing Market History

For buyers interested in the broader area’s housing market, the Federal Housing Finance Agency’s annual all-transactions house price index provides a consistent historical measure for Barry County. The index tracks changes in residential property prices over time rather than reporting the dollar value of an individual property.

The following figures use the same county-level index, with 2000 set as the base year. They provide a five-year view of historical market movement.

The county index increased by approximately 42% between 2021 and 2025. This is a historical countywide measure, not an appraisal or prediction of future value for this farmhouse. Individual properties can perform differently depending on acreage, condition, location, improvements, and buyer demand.

Utilities, Broadband and Future Planning

Electric service and internet availability can vary between individual properties in rural Michigan. Michigan’s broadband availability maps allow buyers to investigate reported providers and connection types by street address. Actual service, speeds, and installation options should be confirmed directly with providers.

The property is listed with a private well and septic system, so buyers should investigate the age, condition, maintenance history, and inspection requirements of both systems during due diligence.

Ross Township’s planning and zoning framework includes a township master plan and zoning ordinances. The property’s Rural Residential classification is an important consideration for anyone thinking about future construction, land improvements, or changes in use. Any proposed project should be reviewed against current township requirements rather than assumed to be permitted.

Property Summary