nwmn
5 year old buck +
So I'm looking at buying land within an hour of where I live. Where myself and my buddy are used to is in the flat land area, where there's literally a 5 foot elevation change over a mile.
This land we want is in steep hillsides, and rolling pasture. We love it. There are sugar maples, white and red oaks, a lake, pasture ground, and it just feels awesome out there. Where we are, there are only bur oaks and aspen, so variety is pretty awesome.
A couple if downsides: pasture has boulders, and lots if them, so turning it to tillable will have its challenges. The pasture is also full of Canadian thistle, like 10' tall in some areas. Ugly. There is a 40 of pure timber, but we found out they are clearcutting it. Taking out mostly aspen and the guy running the hydro ax said any marketable timber, over the entire 40. This sucks, but also provides areas for plots and trails.
They are asking 1250 an acre for 200 acres.
For all these things I mentioned, is it reasonable to come in with a lowball offer? They are taking value out of the 40, and making money pre sale so that only makes sense. With the pasture being so rocky it doesn't quite pass as tillable, and with thistle out there it will take some work to get rid of it. They include swampland and a pond as part of the acreage, so what we did is itemize the components and assigned a value to them and it came in substantially lower. Point being, black dirt productive farm land is going for around 1500-1600 in this area. Valuing already logged woods is tricky, and valuing "tillable" land that's got thistle, rocks, and bushes all over is also tough. The pond and swamps won't return any income, and with it being open water is it reasonable to devalue that significantly since there is technically no land being bought but merely area?
We have areas picked out for food plots and are in love with the area, but don't want to make an offer too high. The logging thing bothers me too, will we get regrowth if it's getting cut in the summer?
Any help with these questions would help significantly with our approach.
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This land we want is in steep hillsides, and rolling pasture. We love it. There are sugar maples, white and red oaks, a lake, pasture ground, and it just feels awesome out there. Where we are, there are only bur oaks and aspen, so variety is pretty awesome.
A couple if downsides: pasture has boulders, and lots if them, so turning it to tillable will have its challenges. The pasture is also full of Canadian thistle, like 10' tall in some areas. Ugly. There is a 40 of pure timber, but we found out they are clearcutting it. Taking out mostly aspen and the guy running the hydro ax said any marketable timber, over the entire 40. This sucks, but also provides areas for plots and trails.
They are asking 1250 an acre for 200 acres.
For all these things I mentioned, is it reasonable to come in with a lowball offer? They are taking value out of the 40, and making money pre sale so that only makes sense. With the pasture being so rocky it doesn't quite pass as tillable, and with thistle out there it will take some work to get rid of it. They include swampland and a pond as part of the acreage, so what we did is itemize the components and assigned a value to them and it came in substantially lower. Point being, black dirt productive farm land is going for around 1500-1600 in this area. Valuing already logged woods is tricky, and valuing "tillable" land that's got thistle, rocks, and bushes all over is also tough. The pond and swamps won't return any income, and with it being open water is it reasonable to devalue that significantly since there is technically no land being bought but merely area?
We have areas picked out for food plots and are in love with the area, but don't want to make an offer too high. The logging thing bothers me too, will we get regrowth if it's getting cut in the summer?
Any help with these questions would help significantly with our approach.
Sent from my SM-G935V using Tapatalk