Located 15 minutes from east Athens and 30 minutes from both Sanford Stadium and Watkinsville, the possibilities are endless with this beautiful 165 acre +/- Oglethorpe County tract. Currently in agricultural production, the property boasts 105 +/-acres of well-maintained, high-production crop land, with another 50 +/-acres that can easily be put into production to raise bumper crops of wheat, hay, corn or cattle. In addition to the regeneratively managed cropland, the remainder of the tract is in hardwoods with a healthy population of deer, quail and turkey. Wildlife abounds in the shady respite of Little Clouds Creek, which flows through the back of the property. If farming and hunting are not your thing, the current owners are willing to lease back the rights to continue farming the property at a premium price, and the current hunting lease can be assigned to the new owner making this a turn-key investment property. With several gorgeous homes sites and 5120 +/-total feet of road frontage on both GA Hwy 22 and Clouds Creek Road, access is not an issue. The current owners are willing to further divide the property into lots with a minimum size of 20 acres, to help make your equine or mini-farm dreams come true!