Buying Recreational Properties For Deer Hunting
Compliments of www.the-deer-hunting-guide.com:
This is some great information on buying Recreational Deer Hunting Properties. This article will be a logical and practical guide to buying recreational deer hunting properties. You will learn tips on what to look for and what to avoid when buying real estate for whitetail deer hunting. These tips could possibly save you thousands of dollars and even more important; avoiding the mistake of buying land that doesn’t fit your whitetail deer hunting needs and expectations. Much of this information will be useful for any recreational land purchase.
Buying Recreational Property – Real Estate For Hunting
If you’re considering buying a piece of deer hunting property; do so as an investment – even in today’s market. Hunting on this piece of property should be second to a sound investment. Make sure the property has value in itself so that you can get all or most of your money back and possibly even more if you have to sell it off in the future for one reason or another. A good recreational real estate agent should be able to help with these matters. Choose a local established real estate agent who specializes in selling Recreational Hunting Properties. Ask them to work for you. You will need to consider taxes, improvements, roads, communities, schools, medical/hospitals, local economic diversity, and most other aspects of buying any property as to whether it is a good sound investment.
If you are set on buying a piece of hunting property, today is as good a time as any to buy land in my opinion. Interest rates are still low, historically speaking. Land values should have pretty much bottomed out by now, 2010. The economy will come back and land values will again appreciate, especially for someone holding a property for at least 10 years. Let’s now consider the financing your recreational hunting property. Unless you are well off, independently wealthy, or still have large amount of equity in other real estate; you may have to barrow a considerable amount of money to buy your recreational hunting property. It may be a good idea to work with a local bank in the area of the land you want to buy. These local bankers will have a good understanding of land values and what has happened in the past. You should try to have some money set aside to put down on a piece of property; 20% is a good rule of thumb for a down payment. It always helps if the recreational property your looking at to buy has a building or two on it. Banks sometimes hesitate loaning money for dirt, bare land and even wooded land with no improvements. If the land is wooded, that is a plus as it has timber value. Pay you local Forest Service office a visit for more information on timber values. If a banks cost to financing is out of reach for you, or not available, consider owner “Contract For Deed” financing. Ask if the owner would be willing to finance you on a “Contract for Deed” with a sizable down payment. Terms and payments have to be agreed upon and all legalities gone over with attorneys. Many times there will also be a tax advantage for an owner to do this vs. cashing out in one lump sum. You may be able refinance what you owe after a set period of time. All these financing aspects need to be considered and run by your legal adviser, and documented. Also, a landowner/financier is more likely to work with you, than a bank, if you experience some short term financial difficulty. Another option may the Federal Land Bank. Here, money is borrowed to farmers, agricultural land purchases and timbered lands purchased in rural areas. There are some advantages to this financing. The Federal Land Bank will loan money in many cases for 30 years at great interest rates. It also acts like a co-operative. People who have a loan from them also have stock in it (so to speak). Money made, or income earned over and above its expenses, are paid back to the borrowers in the form of dividends or rebates. It’s like getting money back after paying it to them.
Before taking the time and effort looking for a hunting property it is a good idea to check out financing and get pre-approved if possible. You will know what you qualify for and this can be a negotiating tool when making offers on a piece of hunting land. With a financing plan in hand, recreational real estate agents will know you are serious and done your homework. Find a good recreational real estate agent that has been referred to you in the area you are looking. When you find one, ask them to work for you. Let them do the negotiations for you. That is what their job is. You have hired them and they will earn their commissions from the seller. They will work for you, your interest, and should give you good advice. They will also be familiar with land values and the value of the local area; pertaining to investments. Again; it would be a positive if the real estate agent is also a deer hunter.
Neighbors, Property Boundaries, And Easements – What You should Be Aware Of And Watch Out For
You must concern yourself with Neighbors, Property Boundaries, and Easements. Let’s take a quick look at each one of these.
There’s an old saying: “You can’t pick your neighbors.” This is so true. You need to know what your new hunting lands neighbors are thinking. What are your new neighbors hunting interests if any? Do they have the same of similar interests that you have? Are you a staunch practitioner of QDM principles? If you are, wouldn’t it nice to know before hand if your new neighbors were too? What if they aren’t QDM enthusiasts? What if the local deer herd is decimating their crops and they want, and get, intensive harvest permits to shoot any deer they see? They won’t care that you want to harvest more does and let the 1 ½ year old bucks walk so they can mature for your trophy wall. To these neighbors; all deer are the problem. They may have every right to protect their crops and lively-hood. What about posting land? You just bought, let’s say, 160 acres. You have 3 or 4 new neighbors on 3 sides. You want to keep it to yourself and your family and/or friends. Your neighbors don’t post their land and have always been able to hunt each others land. Here is another possible scenario. Your neighbor may be a farmer and has always (20 years or more) had permission to cross the piece of land you are considering purchasing, when doing some of his farming activities. He has always done this; during the harvest season he does this often and during prime deer hunting hours. A large Diesel Tractor towing a large corn chopper with wagon can make quite a bit of noise, especially around sunset as thing cool down and you are expecting hearing a deer before it presents itself. Over the years this farmer has had an implied easement from the previous owner. They just got along did the neighborly thing. Do you see how your problems can multiply? You really need research the type of neighbors you will have and their attitudes towards hunters. A good way to do this is just go knock on their doors and talk to them. Tell them who you are and that you are looking at purchasing the property next to theirs. Tell them you are an ethical hunter who respects people’s privacy and property. Ask them what their concerns would be if you did purchase the property you’re interested in, and then tell them your concerns. If you do buy a piece of property; try not to change too much to soon before you get to know your new neighbors. Place hunting stands or hunting blinds at least 50 yards from their boundary. If you are determined to post your new hunting land, talk to your neighbors first and tell them what your plans are and why. Also, place every other no trespassing/no hunting sign facing inward towards your own property. This tells you neighbors that you and your hunting partners will respect your neighbor’s property too. Exchange phone numbers and tell your new neighbor that you will also watch out and report any unethical hunters, poaching problems, or suspicious activity around their property. Tell them they can cross onto your property to retrieve wounded game and that you will call them first if you need to do the same.
When purchasing recreational land, the property boundaries aren’t always what they seem to be or promised. It may be a good idea to have the acreage surveyed or have the seller produce a certified survey map at his expense. Even an honest real estate agent can make mistakes and overlook things. Sometimes the seller embellishes the size of their property, or assumes property lines are in places where they aren’t. Just a few feet difference over a long run can add up to several acres. It is wise to use a GPS and know where the county survey stake is located. Be aware that sometimes land owners will sell off 10 or 20 acres to a neighbor that borders their original Property. At times; the new owner will grant lifetime hunting rights to this small piece of property. You need employ a title insurance company to research all legal aspects of buying property. Leave nothing to chance, or verbal guarantees. Get out and walk the property.
Be aware of state and county road easements. In our area it is 60 feet from the roads center-line. There may be other easements that transfer with the property you want to purchase. Mineral rights and farming access are two of the biggest and could be very troublesome. Either one of these can be permanent or leased with term limits. You need to know about these before you purchase and close on a piece of property. If a piece of farming/agricultural land is land locked by the piece of property that you want to buy, you can bet there is a ingress-regress easement for farming activity access to it. You may have utility easements attached to your prospective property. Maybe there are plans works for a pipeline or large electrical high line wire to cross this seemingly perfect piece of recreational hunting property. Be sure to check into “Eminent Domain” proposals. There may be a secret reason the property is listed for sale. You will need your own lawyer to go over any and all easements attached to the property. Again; leave nothing to chance or a verbal statement. Your purchase agreement should include these concerns. I can’t cover all aspects of purchasing deer hunting property in a couple paragraphs; but I would certainly protect myself against a disappointing, and very expensive, land purchase mistake.
Partnerships: Leave No Question to Chance
If you are considering buying a property as a partnership with someone else; tread carefully. Choose your partners very carefully and wisely. These partnerships rarely work as planned. Difference of opinion, finances (abilities to cost share), work loads (where one person does all the work), breaking of rules, selling off a property share due to ones financial difficulty, divorce, buyout of remaining partners, trusts and wills, taxes, relatives and guest use, and so on are sure to tax any and all partnership relationships. It is very important, right from the start, to structure these things legally from the beginning. No questions should be left to chance or the future good will of others. People’s priorities change. Families grow; child rearing expenses accelerate as kids grow older. Jobs are lost and gained as the economy changes. Accidents and disabilities happen. Again, cover all contingencies with legal documents and agreement by all partners. Leave nothing to chance.
Tips On buying Recreational Real Estate Or Deer Hunting Property
1. Location: Location, Location, Location; the number 1 rule in real estate. It still applies to recreational land. Look for land that has more value than just your recreational value. Timber value would help. Does it have a good building or two on it? Does it have electricity run to it? If not, can it? Is there a well on the property? If so, have the a quality check done on the water and have the well certified if possible. Does it have a sewer or mound septic system on it; these can cost upwards of $10 – 15,000.00 depending on use requirements. Can you build on it? These things add value to a piece of property. Keep your search of recreational deer hunting property to 2 hours or less from home. It’s important to have the ability to drive to it, do what’s needed, and return home in the same day if needed. Fuel costs will rise again; money put into your property or improvements are better spent then sending those dollars to Oil producing countries.
2. Recreational Acreage Needed: Plan on at least 20 acres to hunt on for each potential (and future) deer hunter. This should offer at least a couple stand sites each. The more acreage you can afford the better. Maybe you could find a piece of land that boarders a public hunting area, state park, National Forest, or county land: Now you have vastly expanded your hunting opportunities. Look for a mixture of high and low lands with an open meadow or two for food plots. Here again partnerships can offer more opportunities as everyone can pool their resources and buying potential.
3. Deer/Wildlife Habitat: Remember that deer need good cover, food and a dependable water resource. A deer hunting area that boarders agricultural land can be a plus as farmers are always planting crops that deer and other wildlife feed off of. Whitetail deer are creatures of the edge. They like options when it comes to food and security. Field edges, fence lines, stream banks, and natural boundaries can be a plus. Walk a potential recreational hunting property. Look for signs of deer and other wildlife. Note the types trees in the forest; you want a variety of hardwoods and softwoods. Nut bearing trees, like oaks, are a plus as deer are attracted to them like magnets when the acorns start falling. The White Oak acorns are especially a favorite of the whitetail. Conifers like White Pine and Cedar trees offer cover and wind blocks in the winter. When a severe winter sets in, deer can survive on the browse of these two if needed. As you walk the area look for undergrowth of various brush, other leafy plants, and grasses. If when standing you can look into the forested area and see little to no brush growth or very sparse plants and grasses; it’s a sign that the area is in decline and will not support wildlife, especially deer. This is a sign that mother nature has run out of food from overgrazing, poor soils, or a heavily masted old growth forest of trees that let little sunshine through. Walk away and look for a different recreational hunting property.
I can’t cover all aspects of buying recreational hunting property here. States and even counties have laws and regulations that I can not cover in one short article. Please seek advice from specialist’s who live and work recreational real estate. I would hope that I have helped or giving you an insight into the possibility of purchasing a recreational deer hunting property. Maybe I even helped save you from a purchase mistake or even saved you thousands of dollars. If this has helped, then I have done my job as your complete Deer Hunting Guide.