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recreational land fishing

What First-Time Recreational Land Buyers Need To Know

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The idea of owning your own rural property is an appealing one, and can seem like the process can be fairly simple. But if you’re buying land, especially as first-time recreational land buyers, there are several conditions and circumstances you’ll want to be aware of so that you can make an informed decision and avoid costly mistakes.

Considerations Before Purchasing Land

What Are Your Needs From The Property?

The first thing you want to decide as first-time recreational land buyers is what type of property you want and how you intend to use it. There are big differences between purchasing land for hunting deer or fishing versus purchasing land for camping or hiking on the property.

hiking recreational land

What Is Your Budget?

Another important consideration is determining how you will pay for your land. If you have the cash, great! Experts recommended paying cash for land if you have the ability. That’s because a traditional land loan is more difficult to obtain than a mortgage. Additionally, land loans almost always have higher interest rates, require a higher down payment, and are typically required to be paid off in 3 to 5 years.

Most Importantly, What Land Professional Will You Use?

Before anything else, you must find someone to help you with your land purchase. A traditional real estate agent likely will not have the experience required to help you with a land purchase. An agent that specializes in recreational land purchases will have the experience and knowledge needed to help you find the right piece of land. Using a qualified land broker can also benefit you when it comes to considering zoning laws and other legalities as well. With a good land agent, they will be able to help with everything else in this article to ensure your transaction goes smoothly and you end up with the right property to meet your needs.

recreational land dirt bike

The Land-Buying Process — Mistakes to Avoid

Don’t Expect to Make a Purchase Too Quickly

Buying land for the first time will likely take longer than you think. But that’s okay, because it isn’t a transaction you should rush into. You’ll want to take the time to work with a qualified land agent to thoroughly research each parcel of recreational land you are interested in and compare them.

It may take several months or longer before you find the perfect piece of land that checks all the boxes for what you really want. Lenders will also want appraisals, surveys, and environmental evaluations, adding to the length of time the process takes.

hunting blind

Don’t Pay More Than the Land is Worth

This may seem like an obvious one but there is more to it than meets the eye. You don’t want to pay much more than a particular piece of land is worth, right? Make sure to research what other parcels of land in the area are selling for and determine what the property’s appreciation potential is for both the short and long term. A qualified land agent can also help you with this.

Check Legal Access

In some cases, legal access to the property might not actually come with the deed — referred to as an easement, it is important that you are aware of what easements exist for the property you are interested in. Easements are common when the land you are interested in lies between two other pieces of property.

There might also be situations in which you would need to add a road, infrastructure, and utilities. Obviously, this can be extremely costly, and will need to be considered when formulating your budget to help you decide whether the property is a fit.

hunting bling recreational land

Check for Liens

If any liens have been taken out against the property you could be liable for the outstanding property taxes if they weren’t completely paid off by the previous owner. You’ll want a record that the property is clear of any liens before you decide to go through with a purchase.

Additionally, be aware of what your property taxes will be. Take a look at the property tax records for the last few years. This will give you a good idea of how much the taxes are raised each year so that you know what to expect to pay and how much they may increase in future years. High property taxes might have you changing your mind if the return on investment isn’t worth it.

Research

If you’ve narrowed your decision down to a few particular parcels of land, research them more thoroughly and visit them more than once. Have surveys and environmental testing performed. Check the zoning requirements to ensure that you can do what you intend to do on the land. Even if you only plan on building a house, not all areas are zone for houses that fall below a specific square footage.

You’ll also want to check for land drainage and soil quality. A parcel of land that is prone to flooding is not a good investment, and if you intend to do any hobby farming, you’ll want soil of good quality as well.

Use a Title Company for Closing

When it comes to closing the deal, title insurance is also important. When it comes to a land purchase as first-time recreational land buyers, the title company will typically have more experience than a real estate attorney who traditionally only does mortgages. Both your realtor and the title insurance company will take care of a lot of the paperwork for you and ensure that everything is completed properly.

Ready to buy your first recreational property? Start by finding a land consultant in your area!

hunting lease

Eight Tips for Taking Advantage of a Hunting Lease

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As the overpopulation of public hunting land continues, an ever-increasing number of people are looking to hunt on private ground. This can be a lucrative way of earning income for landowners and gives renters access to premium hunting real estate.

For lessors and lessees alike, there are several things to consider before signing one of these leases. Eight tips have been listed below, along with explanations of how they apply to both sides of the equation (property owners and renters) in each case.

  1. Liaise with Trusted Local Agencies

Landowners might not know exactly how to go about finding the right tenants, and would-be tenants might not be able to find the right land to rent. While you should check local websites for available properties in your desired area, local authorities are also valuable resources of information.

For hunters, these offices will have up-to-date lists of the kind of game and terrain that all active lessees are offering. For lessees themselves, the district conservationists and county Extension agents with the NRCS (National Resources Conservation Service) are a convenient contact.

These conservationists and agents will be frequently liaising with property owners anyway and can be trusted to prioritize the best interests of the land – so all parties should feel comfortable with the contacts they provide.

  1. Do a Thorough Background Check

Both renters and owners should check out the other party as thoroughly as possible. As a lessor, you can ask your prospective clients for a list of references. Potential lessees can do the same thing – ask for the names of previous renters and get in contact with them.

In either case, find out what the prior tenants and landlords have to say before you commit to any agreements of your own. If you’re looking at renting the land, make sure you take a walkthrough first and see it for yourself.

You should also try to speak to any hunters or owners of properties that surround the perimeter of the grounds you’re interested in. That way, you’ll get a first-hand account of what the hunting season is like, and what kind of species diversity and size you can expect.

  1. Decide What Kind of Lease You Want

There are long and short-term hunting leases, each with pros and cons for both landowners and renters. Long-term agreements can be seasonal, annual, or multi-year, while short-term can be daily, weekly, multi-day, or related to special seasonal conditions.

Special seasonal conditions usually refer to hunting for the season, but with a very specific type of weapon (like a muzzle-loader, rifle or bow) only. Whatever the particulars are, long-term leases usually cost more at the time, but work out as less expensive per diem.

Long-term contracts are also less work for property owners, who might have to offer or find food and lodging for short-term customers. Everyone benefits from short-term agreements if they run into issues with the other party since the contract is concluded fairly timeously.

Landowners need to decide if the extra profits of short-term leases are worth the additional effort that will be expended, and renters have to be sure that they’ll get enough use out of the long-term lease for the savings to be worthwhile.

hunting tower on hunting land

  1. Negotiate Fees Based on Hunting Requirements

If you’re the owner, you need to consider what activities and specific types of vehicles will be allowed and for what prices very carefully. You want your rates to be competitive, but you also want to get the most lucrative deal for yourself.

For instance, if camping, fishing and swimming are also possible on your land, can you charge extra for each of them, or will that put potential hunters off? In which case, you could charge a single extra amount to permit all of these additional activities.

As a prospective renter, take a close look at your requirements. If you strictly want to hunt and are not interested in fishing or swimming, you might want to pay a lower fee for camping permission only. You could also pay less if you’re only interested in hunting certain species.

  1. Make Sure Availability is Transparent

Often, lessors retain the use of the hunting grounds themselves or to rent the land out to several different groups. Lessees need to decide if they’re happy with the dates they will have access to the area, and with the number of other parties that will have access to it at the same time.

To avoid ugly and potentially costly disputes later, the availability of the acreage should be very clearly set down. How large can each group be, for example, and which members of the owner’s family will be able to come onto the property?

  1. Outline Shared Duties on the Land

Once again, the shared duties should be clearly described and agreed upon to avoid any later disagreements. Shared duties here pertain to anti-poaching, conservation, habitat management, and herd management.

Having responsible renters to carry out some of these duties can be a huge boon for landowners, and for clients, these activities can be a way of negotiating a better price. As long as both sides are fair and respectful of each other, it can be extremely mutually beneficial.

  1. Put Liability Insurance in Place

In hunting, liability insurance refers to the coverage for both lessors and lessees and protects them from paying for damages when accidents occur. Policies can be purchased at very reasonable prices, and you should never enter into an agreement with anyone who doesn’t have it.

If you’re actively looking for hunting grounds to rent, take the time to get your insurance up to date – you’ll demonstrate your reliability, and many landowners won’t take you seriously or even consider signing a lease with you if you don’t.

  1. Discuss and Finalize Written Rules

The lease terms, conditions of renewal, rates, property description, shared duties, availability, and liability insurance should all be included in the contract that you sign. As should other written rules, including whether permanent structures can be erected, and accident protocols.

Written rules should also stipulate that local, state, and/or federal wildlife laws must be observed, and, importantly, the arbitration measures that should be carried out in the event of any disputes.

Essentially, you need to make sure that you get everything in writing, no matter which side of the table you’re sitting on. Just as anyone with large assets at stake who is getting married should get a prenuptial agreement, everyone signing a hunting lease should make sure their contract is iron-clad.

Author Bio: Ashley Wells is Editor at Hunting Locator. She is a passionate outdoors enthusiast and writer. With her trusty camper van, she’s on a mission to travel the remote corners and discover the hidden gems our world has to offer – one destination at a time.

hunting tree stand

How to Buy Hunting Land

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When you buy hunting land, you get to enjoy your private property without following another property owner’s rules. That opportunity has obvious appeal to anyone looking for recreational land. Knowing how to buy hunting land, however, isn’t the same knowing how to purchase a home. Before you commit to purchasing property, make sure you know how to buy hunting land that meets your needs.

Set a Realistic Budget Before You Buy Hunting Land

First, you need to know realistically how much money you can afford to spend on recreational land for hunting.

Most people don’t have enough cash on hand to purchase the amount of acres they would like, so they rely on lenders. Borrowing money makes it easier to buy property, but it also adds to the overall cost. Even though you spread out the payments over several years, you still pay interest on the money you borrow.

Another option is to buy hunting land with a group of investors through a land-owning partnership and share the property. This avenue can have many benefits even outside of the dollar savings.

Whether buying the land solo or as part of a group partnership, it’s always best to set a realistic budget before you even start looking at land. Then, you can make sure you are spending your time exploring the right options.

Do You Want to Earn Money From Your Recreational Land?

The good news is that you can potentially offset some costs when you buy hunting land. For example, you can charge a fee for other people to hunt on your property. Depending on the area, you may also generate income by:

Data also shows that the COVID-19 pandemic has encouraged some people to buy recreational land where they can find refuge away from crowded cities. As land values increase, you could profit from selling parcels of your land or renting to people looking for weekend getaways.

pheasant hunter

Know What Features Your Recreational Land Needs

When you visit properties, look for the types of features that attract wildlife. This may sound obvious, but you want to make sure you buy hunting land that already attracts the type(s) of game you enjoy hunting. Seek game signs such as deer trails, scrapes, rubs, and beds to see if the property shows sign wildlife use you want on the land. If you want to hunt deer, for example, look for a property that has enough thick wooded areas. Alternatively, purchase a property with access to a pond, lake, or stream if you enjoy fishing.

You should also consider the value of features that will make the land more comfortable and fun. You might prefer owning recreational land that already has certain features, like:

  • Housing where you can spend the night.
  • Tree stands that are well kept.
  • A barn or shed where you can store equipment.
  • Docks that let you fish in deeper water.
  • Trails that make it easier for you to explore your land’s beauty.

Features You Can Add After You Buy Hunting Land

Don’t write off a property that comes very close to meeting your needs. You can always add features to your recreational land after you buy it. Keep in mind that you can add some features more easily than others.

One great way to make your hunting land more attractive to game is by planting mast bearing or fruit trees, and/or adding food plots. Make sure you choose food sources that your preferred game love to eat. As long as you have the right soil, planting can require minimal effort. You can also add water troughs or ponds.

hunting buck

It’s also very easy to improve your recreational land’s value by adding trail cameras. You can use the cameras to show hunters, vacationers, or potential future buyers pictures of the land and wildlife on it. Photos also make great souvenirs that will encourage more people to visit your property. Photos taken with trail cameras are one of the best ways to increase the chances of selling your property for the price you want when the time comes.

“Trail camera photos and harvest photos are one of the top items that buyers of hunting land look and ask for when considering which property to buy. Our website analytics show properties with trail camera and harvest photos have a much longer view time and total number of views versus the ones that do not.  Purchasing a trail camera and a thumb drive to keep a history of the wildlife on your property is the single most cost effective thing you can do to improve the value of your property,” says Accredited Land Consultant Bob Stalberger, a land specialist in Minnesota with Whitetail Properties Real Estate.

Also, remember that adding features will increase the overall cost of your land. Include the cost in your budget and be careful not to spend more money than you intended. It’s considerably more costly to add large bodies of water, buildings, electrical lines, and wells to the property.

Focus on Convenient Locations

How far is it for you to drive to reach your recreational land? Are you willing to drive three hours? How about eight?

Buy hunting land in an area that you find convenient. Of course, convenient means something different to everyone so its important to determine how far is too far early on in the process so you don’t waste time looking at properties not in your desired range. If you have a demanding job in a metropolitan area, you might want to look for a relatively nearby location on the outskirts where you can spend the weekends. If you’re retired or work remotely, you might not mind making a longer drive to stay on your recreational land for a week or longer at a time – or even live there full time.

If you intend to generate income from your land, remember that most weekend warriors won’t want to travel very far to hunt. Focus your attention on hunting land as close as possible to major cities to get the most bang for your buck unless your planning to specialize in trophy hunting. It might also help to choose hunting land located near a small town where visitors can get supplies or have dinner.

Learn About the Neighboring Properties

Knowing about neighboring properties can help you decide whether land will make a good place for hunting. If your acreage is surrounded by farmland, then you probably don’t have anything to worry about. If there’s a community nearby, though, you should consider the possibility that your activities might not be allowed.

You should also talk to neighbors to learn about local residents. Are they the kind of people who respect private property, can you trust them not to trespass to hunt on your land while you’re away?

Find the right Agent

Not all agents are created equal and just because you might know a licensed real estate agent that is a friend or family member doesn’t mean they are experts in the land business. If you need help choosing recreational land that’s perfect for you, make sure to start by finding a land consultant who has the experience and expertise needed to help you find the perfect property to meet your needs. We suggest finding an Accredited Land Consultant (ALC).

recreational land camping

Are Buyers Moving To Recreational Land In The Age Of COVID-19?

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A panel of Accredited Land Consultants of the REALTORS® Land Institute (RLI) shed light on the impacts of the Coronavirus (COVID-19) outbreak on land values and land market trends across the country in a recent Virtual Round Table session. The panel, which consisted of expert land agents from across the country, mostly pointed towards a positive outlook for the land market despite volatility in other areas. One key market they covered was recreational land real estate.

Justin Osborn, ALC, out of Durango, CO, who is with the Wells Group Durango said he is “definitely seeing an increase in demand for recreational properties.” For example, he “had three properties that had been on the market for over a year and all of them went under contract the first week of March.” He expects there are a lot of buyers out there “just looking to get away with all the sports clubs shutdown, the recreation centers shut down, and people just can’t get out to spend time as a family recreating like they were able to before all this started.” This is already being reflected in the market as “demand for recreational land has actually gone up,” at least so far in the early days after the outbreak and shutdown.

recreational land

While the demand has gone up, the interesting thing that Justin pointed out is that many of the recreational tracts being purchased are on the smaller-side, as opposed to larger more expensive parcels. This means that many buyers in the market right now are turning out to be potentially first-time land buyers or middle class buyers looking for a refuge to camp and “hunt to fill their freezer.” In his opinion, “We’ll probably see a small uptick, less than 5%, in the small parcels.” He said he doesn’t “see those depreciating, at least right now.”

The bigger parcels, especially in the millions of dollars, he noted that “there’s still a lot of inventory of those. I don’t see those larger ranches doing quite as well, especially the ones that are overbuilt… those I’m afraid could get pretty hard [to sell].” He noted, though, that the depreciation of those larger ranches though should be more of a short-term hit that will eventually correct in the longer-term.

Overall, Justin is predicting “a lot of opportunities, even for the average Joe, to get themselves into a recreational property.”

For more insights on the impacts of the outbreak and shutdown on the ranch land market for ranchers from Clayton as well as insights on how other land markets are being impacted, make sure to watch the full Impacts of COVID-19 on The Land Market Virtual Round Table presented by the RLI 2020 Future Leaders Committee or check out the related posts below:

If you are interested in buying, selling or investing in land real estate, make sure to Find A Land Consultant, like an ALC, in your area with the expertise needed to best assist with your transaction.

About: Justin Osborn, ALC, is a licensed associate real estate broker with The Wells Group. Justin is a member of the REALTORS® Land Institute and serves as Chair of their 2020 Future Leaders Committee.

purchasing hunting land

Buyer Beware: Five Myths About Purchasing Hunting Land

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When it comes to recreational land, one hunt precedes the other. When it comes to having your own hunting land, you’ll first want to seek out the best land for sale. Before you know it, you’ll hunt with the freedom that purchasing and owning your own hunting land affords.

Identify What’s Most Important

Rarely is there a single goal when you decide to buy land. What exactly do you hope to do with your recreational land? Is it for hunting, fishing, camping, ATV-ing or all the above? Is the land an investment? Do you hope to lease the land for farming? Are mineral rights a consideration? If so, who owns them? The highest and best use of the land for sale impacts price, often dramatically.

There are many ways to evaluate hunting land, beginning with road appeal. Homes have curb appeal, while land has road appeal. For example, is the land well maintained? How easy is it to get to? There’s always a balance to strike between travel time and hunting time.

When considering purchasing a hunting land parcel, inquire about trail camera footage, if available. The current owner may have years of footage revealing important information about the quantity and quality of the wildlife on the property. Once you make your purchase, install your own trail cameras without delay.

Attracting Game

You also want to ask yourself, “What is the realistic potential for attracting game to the land?” Check out water sources. If they are inadequate, consider what it will take to excavate a pond or add water troughs along deer trails. Are current or potential food sources available to attract the prey you seek? For example, deer love everything from clover to wheat, and from chestnuts to apples. Like wild boar, they love acorns too.

Finally, if you plan to add crops, trees or other food sources, make sure the soil type is appropriate. For example, heavy clay soils and chestnut trees do not mix.

Return on Investment

Getting revenue from hunting fees is great when it’s workable. However, there are other sources of revenue like harvesting timber and leasing for agriculture. Of course, there are intangible benefits as well. you may want to use your recreational land to entertain guests. Or, perhaps you’ll make it a place where you teach your children about hunting. Certainly, your return on investment may be about far more than money.

Building Generational Wealth

Over the generations, remote parcels may become land that’s ripe for development. Additionally, land has a tendency to increase in value over the long-term, even sometimes better than the stock market. It an be a comfort knowing that, one day, your grandchildren and great-grandchildren will enjoy the benefits of your foresight.

purchasing hunting land

Five Myths to Dispel About Hunting Land

Prospective land buyers purchasing hunting land will want to see through common myths that many first-time buyers fall prey to during the process. A diligent, fact-based approach with the assistance of a qualified land expert is always best.

Myth #1 – It’s just about buying an attractive piece of land

This is a little like shopping for cars based on color alone. It’s limiting. Okay, so the land is attractive to you. But is it attractive to the animals you hope to hunt and the food sources those animals need to thrive? Sources of food and water are key. So is the sense of security animals get from having adequate cover. Location is another key factor so make sure to consider who your neighbors are and seek information regarding any pending or potential future development projects nearby that may affect your property.

Myth #2 – Disregard open land for hunting

How committed are you to making the land more amenable to hunting in the long term? If you are willing to add features to attract wildlife, you might get more value by purchasing less desirable (and lower cost) land upfront. Then, you can improve the property to give deer cover from predators where none exists by planting low-growing shrubs and tall grasses and doing things like adding water, food plots, and licks where appropriate.

Myth #3 – Land values only go up

If you want to see your hunting land as an asset, check the potential for appreciation. Over time, demand may increase or decrease. Understand that while usually the value of the land will increase over the long-term, there is always the possibility that the land’s value does not increase. Fortunately, there are ways you can tilt things in your favor like making improvements to the property and investing in land that already has known potential for appreciation.

The most important thing you can do to ensure the property your are purchasing is a good investment is to Find A Land Consultant who is a qualified expert in your market. Owning, using, and building the value of your land can bring more pleasure than monitoring an increase in the value of stocks or a 401k.

Myth #4 – It’s simple to buy the right land

Buying a hunting property requires due diligence. For example, an awareness of possible zoning restrictions is critical. You also need a thorough knowledge of the prey you seek. Look for land with the features needed for successful hunting. Chat with nearby landowners about wildlife management. Are they fellow hunters concerned about how the harvest proceeds, or not?

Myth #5 – It’s tedious buying land

You don’t need to be an expert right out of the gate. A land real estate specialist can help fill in any knowledge gaps as your hunt for the perfect property when purchasing hunting land. It is crucial to find a trustworthy land specialist with a thorough understanding of the land market in your area. If you are purchasing hunting land, be sure to seek the advice and guidance of a land expert. Qualified land professionals in your area can be found using the REALTORS Land Institute’s Find A Land Consultant search tool.

With the right attitude and approach, the search for land can be downright fun. Appreciate the quest for finding the right piece of land for what it is – a journey to be enjoyed. During your search, stay focused on the pleasures that owning the right land will ultimately deliver. Envision the camaraderie and the invigorating days to come. Happy hunting!

hiking recreational land

Need To Knows For Buying Recreational Land Right Now

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America is a land of wide-open spaces and with all its natural wonders how can you ever decide where to buy? What do you need to take into consideration?

My first consideration is made when considering the recreational opportunities desired. it sounds basic but you’d be surprised how easy it is to forget at the start that you need to have an end in mind. For example, for whitewater rafting you have got to have a river or if trophy whitetails make you heart race, let’s talk about deer habitat. You can’t have hiking trails without land anymore than you will have trophy bass without water.

bass fishing recreational property

Now that you have a idea of what you want to do with your time lets talk about how you get there.

I would recommend you start your search by talking with a Accredited Land Consultant (ALC) – find a land consultant. These are men and women that have spent years in the land business, completed education to enhance their ability to handle land transactions, and are masters of all facets of land sales. Most are outdoors man who live the lifestyle as well, hunting, fishing, etc.

If you decide that you want a property that can be managed for trophy deer your ALC will help you determine if the property you are looking at has the qualities it will need. Perhaps you will need a private wildlife biologist, or maybe you’ll need a heavy equipment operator that can clear travel lanes or create a pond for year-round water.

If you are considering buying a parcel that is in a national forest, have you considered all the recreational opportunities that just outside your door? Most national forests allow hunting and fishing on their lands as well as ATV trails.

If you are a fly fisherman, there are thousands of miles of private land with trout streams running through them. Imagine what a legacy you will leave behind if three or more generations all grew up fishing the same stream at grandpa’s place.

This just a drop in the bucket of all the different exciting opportunities that exist beyond the sidewalks and streetlights. Happy hunting!

About the Author: Tim Hadley, ALC, is an agent with Keller Williams Realty in Gladstone, MO. He joined the REALTORS® Land Institute in 2017 and is currently a member of their Future Leaders Committee.

 

kasey mock

About the Author: Kasey Mock is the Director of KW LAND Division at Keller Williams Realty International. Mock is a member of the REALTORS® Land Institute now serving on their Future Leaders Committee. Make sure to check out his break out session diving further into this topic at the 2018 National Land Conference in Nashville, TN, in March.

How To Maximize Your Listing: Hunting Properties

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The Highest and Best Use. All in this industry know the value of this term, but are we consistently applying it in an effort to truly maximize the features of your latest listing? In researching ranch and land property listings across the United States, it is evident that there may be value being left on the table. Sometimes this value can be significant, but agents may gloss over it as just another feature. I’m talking about hunting properties. I’ve come across numerous listings with some of the best access to hunting and/or might even qualify for landowner tags that in some areas are worth thousands of dollars; and the listing has nothing more than a bullet point that says Hunting. In order to maximize the value of highest and best use, let’s look at how we can better represent and convert hunting into positive dollar value.

The Outdoor Industry’s Effect on Land Value

The wildlife recreation industry is a $110+ billion industry and, of that, over $25 billion comes from hunting alone. In the West, agricultural land is rapidly being converted for recreational uses. According to the CCIM Institute, “demand for both improved and unimproved recreational property has contributed to rising rural land prices. An increased interest in outdoor recreational hobbies as diverse as hunting and bird-watching, a graying baby-boom generation that is more conscious of the investment potential in vacation and retirement properties, and low interest rates have come together in the past five years to create a niche market for recreational land.”

How Access to Hunting Affects Property Values

As the outdoor industry continues to grow and access to public lands continues to shrink, land with hunting access has become highly desirable. Hunting properties provide a buyer with the perfect mix of recreation and investment. Passive cash-flow opportunities include the leasing hunting rights, in addition to grazing and leasing land for farming. According to CCIM, in many cases, a hunting lease can bring in more than five times the revenue from cattle grazing. Simply stating hunting on your listing doesn’t sound like nearly enough to communicate the value that the land truly holds in its highest and best use case.

How To Better Market Your Hunting Property

As a broker, how can you leverage the indiscernible value of a property with hunting amenities? A good place to start is to create a section in your listing dedicated to the hunting amenities. You may be leaving money on the table and doing your client a disservice to just list “hunting” as a bullet point. If you are not a hunter or don’t know much about the area, this can be easier said than done. So how can you find out more information quickly and inexpensively? Start with your local Parks and Wildlife office, as the rangers can help orient and qualify your search metrics. Also, consider jumping online and research the area around your client’s property, to see what kind of access public land access is available.

Consider becoming knowledgeable in your states hunting laws to determine if that property qualifies for landowner tags. For example, in Illinois, 40 acres is the minimum required to obtain a Deer tag for shotgun season, whereas western states may require a contiguous quarter-section worth of acreage, or more, to qualify. There is significant value in this knowledge, and it is well worth the time spent researching the finer details. To recap: here is a list of some key items to research and market on your hunting land listing:

  • Hunting Access: What is the nearest public land access or is the property large enough to hunt on
  • Wildlife Population: What is the wildlife population in that area? Big game, small game, waterfowl, and/or upland bird hunting
  • Revenue Opportunities: Does this property qualify for landowner tags and how many? Are you able to turn the land into a hunting lease?

These are three key elements that can offer more value to a hunting property, and a good starting place for any agent. However, if you find a trusted local contact who is a hunter and that has the right tools and knowledge of the area, you can consider putting together a spectacular Hunting Guide that is sure to impress any prospective buyer. There are also a myriad of companies throughout the US with dedicated teams of hunters and outdoorsman, who can help in putting together a complete hunting and outdoor recreation analysis to be used to bring considerable value to the unseen benefits of a property. Consider reaching out to your local RLI chapter or use the Find A Land Consultant search tool provided by RLI for help in finding a consultant who can provide maps with public land access, hunting units, species migration patterns, hunting tag draw odds, landowner tag information, and more.

As land is being converted to recreation and access to public lands is shrinking, there is more value than ever before in hunting properties. The right buyer for a hunting property will know its inherent value, but don’t miss the target in marketing it appropriately, for achieving that highest and best use should be a guiding, as well as an inherent, principal.

Reference Citations

“Hunting for Recreational Properties”, CCIM Institute,

https://www.ccim.com/cire-magazine/articles/hunting-recreational-properties/?gmSsoPc=1

 

About the Author: Mike Miller, MBA, is the Vice President and Co-founder of White River Ranch Marketing LLC. With a background in Automotive and Sports and Entertainment Marketing, Mike is lending his decade-plus of experience in marketing and branding to the farm and ranch land real estate industry via his startup, WRRM – designed to expand the virtual impact of land brokers and their listings throughout the US.

Recreational Land 101

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Recreational land is different than other land types. Its success isn’t measured in crops, but on the quality of the time spent on the land. Whether you buy recreational land as a hideaway for generations to enjoy or to create a lucrative hunting spot, recreational land does have some unique barriers to achieving success. Since this land type isn’t talked about as much as residential land or farmland, we wanted to dedicate a blog post to commonly asked questions about recreational land.

What is recreational land?

As the name suggests, recreational land is land that is used for recreation. The types of recreation can vary – hunting, fishing, camping, ATV-ing, and more. In the industry, hunting is one of the most popular and well-recognized uses for recreational land.

What should I look for when buying recreational land?

Knowing what zoning regulations and restrictions impact a property is one of the most important things to look for. These regulations can impact everything from build-ability to what you are allowed to hunt. Work with a land expert in your area who can help you find a property zoned right for your intended use.

If you want to use the land for hunting, keep an eye out for animals and things animals like. Food plots, a good source of water, and cover for animals to feel safe in is key for attracting game to your land.

Good neighbors can also make or break a recreational property. If the property is part of a managed neighborhood, that’s a great sign that they are dedicated to helping everyone in that community and their land to thrive. Bad neighbors (for example, poachers, people who make noises that scare animals or disturb the natural peace, or people that dump waste into the river) can ruin an otherwise perfect property.

What are the benefits of buying recreational land?

How you benefit from the land is up to you. You could let other people enjoy the property and its amenities for a fee. You could improve the land and sell it for a profit down the road.

You can also use it for your friends and family as a retreat from the rest of the world. If kept in good shape, recreational land can be something passed down for generations that will only increase in value.

How can I add value to my recreational land?

There are dozens of ways to add value to your recreational land. In his guest post for RLI, Bob Stalberger, ALC, suggests adding trail cameras as a cheap and effective way to add value.

“Buyers are always asking me to see trail camera photos from the property for sale,” said Stalberger. “When we check the analytics of our listings, it is proven that a listing with good trail camera photos vastly outperforms a listing without them. In addition, I personally advise my new buyers to go buy a thumb drive and save trail camera photos from day one, even if they have no plans of ever selling. It is great to be able to show a buyer 2-10 years of trail camera photos and allow them to see the quality and quantities of deer using the property.”

Tommy Stroud, Jr, ALC, recommends creating habitats for animals to thrive in. He says, in his guest post for the RLI Blog, about a recent property he helped to add value to “This [property] required thinning the trees back to 35-50 trees per acre. A skid steer with a grinder ate up a lot of the long-abandoned under story before Garlon (Triclopyr) was sprayed to prevent hardwood growth. These fields were burned using prescriptive fire in late February.  Continuing to burn every one or two years will keep this stand clean and provide a great habitat for all wildlife.”

Recreational land is so much more than just another land type. It can be a family heirloom passed down from generation to generation, a profitable business, or just a place to get away from the rest of the world. Interested in owning a piece of your recreational land? Make sure to Find A Land Consultant that has the expertise required to conduct these types of transactions. Interested in learning more about recreational land as an agent? Check out the Recreational Land Real Estate LANDU course.

About the Author: Laura Barker is a freelance writer based out of California for the REALTORS® Land Institute. She has been with RLI since October 2017.

Adding Recreational Value to your Property

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The majority of the buyers in my market are typically looking for properties with two characteristics: timberland for an investment and hunting for recreation. However, there aren’t many properties that ideally fit both characteristics. Sometimes I scratch my head, wondering why there aren’t more people willing to play the role of a developer and convert timber tracts into recreational retreats for profit. While it’s rare for an established hunting retreat to hit the open market, the properties that do, usually justify their price premium and get purchased quickly.

Timber real estate investment trusts (REITs) and investors are realizing that recreational value on many properties is now exceeding the timber value, which in turn justifies selling the property for a substantial profit. While there are many different ways to add recreational value to a property, I’ve decided to focus on one particular property, as it’s a great example. The main goal behind the property is continuing to operate a pine plantation for investment purposes, however, have the means to hunt, fish, and enjoy the property recreationally year-round. Here are some ways this property was able to achieve this goal:

1. Created Food Plots

While it does take some time and money to prepare a food plot, the end result will benefit wildlife and keep them on your property.  This requires cutting timber, removing the stumps, liming and fertilizing the soil, and figuring out what and when to plant. The majority of these food plots are on the edges of hardwoods. This one, in particular, has been low fenced to keep the hogs out.

2. Built A Dove Field

Having a great dove field is a great way to host guests, family, and friends for entertainment. It’s a fun social event you can put on several times a year. This dove field has all the makings for being successful including a fake power line and trees for the birds to roost, water to drink, sand/gravel, and approximately 12 acres to plant.

3. Created A Duck Impoundment

Since this property sits along the eastern flyway, this duck impoundment is ideal to attract passing ducks. This impoundment is planted in June and the water level is manually controlled through a flashboard riser. The owners are able to enjoy it from early teal season in September, all the way to the end of the season in February.

4. Created Quail Habitat

This required thinning the trees back to 35-50 trees per acre. A skid steer with a grinder ate up a lot of the long-abandoned understory before Garlon (Triclopyr) was sprayed to prevent hardwood growth. These fields were burned using prescriptive fire in late February. Continuing to burn every one or two years will keep this stand clean and provide great habitat for all wildlife.

5. Building A Fishing Pond

This pond was started almost a year ago. The owners were able to reach a mutual agreement with a local contractor and the Department of Transportation. The agreement allows the two parties to have free rights to the dirt in order to finish converting a nearby roadway from two lanes into four. Once completed the landowners will have a 17.5 acre stocked pond to enjoy year-round fishing.

6. Starting A Garden

Establishing a garden requires a lot of work. However, it is very enjoyable to be able to eat what you have grown. This garden contains a mixture of fruit trees including blueberries, blackberries, peaches, limes, nectarines, oranges, apples, pears, and grapes. It also has a seasonal section that is currently planted in corn, squash, cucumbers, peppers, okra, bush beans, cantaloupes and watermelons.

While there are certainly several other recreational aspects to add to a property, I thought this property did a great job of highlighting many of them and a great example of maintaining a timber investment and year-round recreational enjoyment.

Interested in becoming an expert in recreational land transactions? Check out the RLI’s Recreational Land Real Estate LANDU course.

This post is part of the 2018 Future Leaders Committee content generation initiative. The initiative is directed at further establishing RLI as “The Voice of Land” in the land real estate industry for land professionals and landowners. For more posts like this, click here.

About the Author: Tommy Stroud Jr., ALC, is a broker with National Land Realty.  Tommy has served on the REALTORS© Land Institute Future Leaders Committee since 2016. He holds the esteemed Accredited Land Consultant Designation (ALC) and has an active real estate license in the states of Georgia, Florida, and South Carolina. Tommy lives in St. Simons Island, GA, with his wife and two children.