19.26 acres in Athens, WI near Wausau

Hi,
 I'm looking at selling my land, which has been in my family for over 150 years.  It is pristine and I would like to keep it, but financial necessity is knocking at the door.  I would very much like to retain a 3 acre life estate on the property at a discount for the property, we would have to discuss.  

 It's partially wooded and partially prairie, partially wetlands with a stream running through it an access (partial) to a pond.  I'm partial to it (yes, I did) but even a 3rd-party assessment appraised it at $250k, without a site visit or taking the stream into account.  The woods are mostly maple and there is a syrup shack, as well as neighbors that will help with syruping and occasional tractor work if I introduce you.  There's a good building  site right near the road, not yet perc tested (and a lesser site, which is where I would like to retain life estate).  If you aren't familiar, it would give me access for the duration of my life and automatically go to the person who purchased the rest of the land after I finish (living).  If I were to ever get the funds to build there, you would get my property at no cost.  The only things there right now are a shed and a couple vehicles, all of which are removable.

 I've attached the appraisal and would prefer to sell the land at a discount to someone who's a permaculture enthusiast than get full price on the market.  I was planning on planting a permaculture forest there, but I'm facing the prospect that I'll never have the funds for that or building a house in my lifetime.