Land Prices?

H20fwler

5 year old buck +
After looking at the prices of farms/hunting land in the land forum I found it surprising the difference between hunting lands from different states. To me a lot of them seem so reasonable per acre...I guess it is all relative to ones area.
I know that here with the high agriculture land is stupid high priced with farm ground averaging around 14K an acre and up with the bulk of sales never even getting offered up to the public. Rough ground that could never be farmed has even gotten out of hand going for 5K an acre and up.

What does farm ground and rough ground sell for in your area?
 
Around our place farm land was $3500-$5000/acre, recreational can go as low as $1000/acre and up to $4000/acre. In southwest Wisconsin it is much higher. In Rock county a few years ago it was $12k - $14k/acre for ag land.
 
In my part of Indiana I’ve seen prime Ag land go for 8-10k per acre, with 4-6k being the norm. Since I’m close to a growing city, development potential has a huge effect on prices. 4 miles east of me, where subdivisions are popping up, I’ve seen prices in the 20’s.


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About 5,000 acres for sale next to me @ $4,500 per acre. Good quality deer, turkey, quail (and unfortunately hogs) on the place. Kind of have to have deep pockets to buy that much of a single tract though... on the bright side, 77 degrees right now and whopper bass are starting to bed.

http://www.wrightbroker.com/2016/09/el-destino-plantation-2/#full-desciption
 
Generally speaking, farmland is off maybe 5-15% from it's peak a few years ago. That's still very high. Perfect class A land doesn't come up for sale. Class A land with some blemishes rarely comes up for sale, and would sell for 10K-13K right now. Desirable recreational/hunting farms are also hard to come by. If they have a combination of tillable and wooded, they'd probably list anywhere from 5K-7K, depending on the tillable. I think most of those probably sell for sub 5. I paid 4.5K last summer for 100% wooded creek bottom, landlocked to the public, but adjoining our farm. Kinda painful knowing it produces no income, but they were nice enough to approach us, and that's rare. Sure hope my grandkids own it 100 years from now.
 
Bigbendmarine, that is a nice looking property. Think it'll go fast? Hope you get a good neighbor. It'll be a rich one!
 
~$800/acre up in the wooded swamp lands of Northern MN.
 
Bigbendmarine, that is a nice looking property. Think it'll go fast? Hope you get a good neighbor. It'll be a rich one!
Pretty sure it's been on the market for at least the past 7 years, so no telling when it will sell, though it's had a few buyers flirt with pulling the trigger before backing off. Land management group that owns it also owns at least 3 or 4 comparable area plantations, though the others have housing on them whereas this one doesn't so it's less favored. I did a bit of homework a while back trying to figure out who the actual key partners are in the land holding group and looks to be several descendants of old steel / rail / industrial tycoons --- folks probably handed more money than they know what to do with it.

Funny story (though with bit of bittersweet ending) about the local hood -- when my wife and I first moved to FL we lived 3 miles north of our current place and we had two great danes get out of our yard when a storm dropped a huge tree on our fence. I flooded the area with flyers then started using the internet to identify local home & land owners so I could try to find numbers to call and ask they be on the lookout. Clicked on the land right next to the El Destino land that's for sale and it showed the owner as "Robert Edward Turner III" with the mailing address "1 CNN Center, Atlanta, GA." I didn't bother calling him up as I doubted he'd be much help. He actually owns a pile of land around, with one of his primary residencies being Avalon Plantation just 10 miles away from us as the crow flies. Back to the great dane story, over a two week period of time the two zig-zagged EIGHTEEN total miles together before I finally had a guy call and tell me he had the younger one with him. Every call I'd gotten before that point the two had been together, but never could find a trace of the older one after rescuing the other one.

Pic of Turner's Avalon place... area really is beautiful when everything is green which is pretty much mid-Feb through about late October.

Avalon.jpg
 
It is certainly not farm land as it was previously owned by a timber company and in planted pines. We bought it around the market peak for about $2,500/ac. It is now only worth around $1,600/ac at current rates. It has been a great investment from a hunting and wildlife management perspective but a very poor one from a financial perspective.

Thanks,

Jack
 
Aren't land prices going up? I've noticed they dipped around 3 or 4 years ago.
 
In Kansas I have been seeing from 1800-2300 per acre depending on if farmland or rough land.They say land prices all revert back to the depth of the topsoil.Example Iowa has very deep topsoil and Kansas has topsoil that last I saw was a few inches to a couple feet
 
Here ag land goes between 9k-14k. It's all about having enough acres to be able to get rid of liquid manure. Cover crops are gaining popularity just because the dnr allows more gallons of manure to be spread.
Wooded land usually about 8k.
This is about 45 miles south of green Bay.

I find land in upper Michigan anywhere from 500/acre swamps to 3k acre with ready timber harvests.
 
Aren't land prices going up? I've noticed they dipped around 3 or 4 years ago.

They seem to be around my area. Never really dipped far but they did get kind of stagnant when corn prices fell. Seem to be on the rise now even though corn is still low... I wish bought much more 11 years ago when I got to the Midwest.
 
Aren't land prices going up? I've noticed they dipped around 3 or 4 years ago.

Ours have regained a fraction of the amount they lost from when we bought. I'm not all that unhappy about this. I have not intention of selling anytime soon and the lower assessment reduces our property tax. I'm sure they will eventually recover.

Thanks,

Jack
 
A lot of the farmers around me are fourth or fifth generation farmers working a lot of ground, they all want their son to have farm butting up to theirs or as close as they can get driving prices up. I don't see how with grain prices the way they are it could ever justify the crazy high land price and the ripple effect high taxes caused by them paying so much. The bulk of farmers around here either also have jobs off the farm (husband and wife) or have some type of big livestock operation be it cows/hogs/chickens/turkeys in confinement to keep them busy year round.
 
Here is WI ag land is taxed on how it is used, not on the value of the land itself. So a crop field worth $10K an acre gets taxed the same as one worth $4K an acre generally speaking. Huge tax breaks on ag land, lowest rates of any in this state averaging under $3 an acre. Maybe Ohio is similar so the ultra high land prices maybe not having a ripple effect on taxes paid.
 
Under $3 an acre? That's low.
 
When I looked this winter in Holmes county, OH, they wanted 4500-5000$ per acre for unused land. It was probably tillable, but it might have been too low and flood-prone for agriculture. I thought it was a total ripoff.

That said, if you are a real deer nut, buy a few acres there and plant corn. By December you will have deer coming out of your ears if you leave the corn standing.

(No pun intended.)
 
Here is WI ag land is taxed on how it is used, not on the value of the land itself. So a crop field worth $10K an acre gets taxed the same as one worth $4K an acre generally speaking. Huge tax breaks on ag land, lowest rates of any in this state averaging under $3 an acre. Maybe Ohio is similar so the ultra high land prices maybe not having a ripple effect on taxes paid.

There seems to be no rhyme or reason to how they figure taxes in my county, ground can be taxed from $40 an acre to over $100 for farm or rough. I've been up to the auditors office and expressed my opinion on their whacked out scale and they change their story every year. I'm surprised they didn't call the deputy they had downstairs the last time I went there.
At least I'm paying my fair share to the local schools......................
 
There seems to be no rhyme or reason to how they figure taxes in my county, ground can be taxed from $40 an acre to over $100 for farm or rough. I've been up to the auditors office and expressed my opinion on their whacked out scale and they change their story every year. I'm surprised they didn't call the deputy they had downstairs the last time I went there.
At least I'm paying my fair share to the local schools......................

Here, land is assessed at fair market value (or some approximation) based on recent sales. The tax rate is where adjustment is made. We have several land use programs, one for ag, one for timber, one for horticulture, and several others. There are certain requirements for each. For example, ag land must be a minimum of 5 acres with commercial sale of product. The minimum acreage for timber is 20 acres and so on. The tax rate reduced for each of these programs from the nominal rate. However, we do have rollback taxes, so if you the land use changes, you have to pay back the discount. That is something to keep in mind if you sell land here. When we sell ours, we will be sure to include a clause in the contract that the buyer pays any rollback taxes due to the county.

Thanks,

Jack
 
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