Anyone have experience with how much lower land value would be if it is not a buildable? Take the same parcel that is mixed woods and ag land, the only difference is you can not build on it. What would you think the price per acre difference is?
If it was land with no easement or other restrictions, I think a reasonable price for a typical property in this area is about 3,000 per acre. Wondering how much lower is a reasonable offer? I wouldn't want to buy it for 3,000 an acre and never get that back if I wanted to resell in the future. Thanks.
What are people's opinions on conservation easements? Not for making money on the land, but just in general. I looked at a junk of land the other day that is 22 acres and the entire piece is in a conservation easement. It has about 9 acres of ag field, with the rest being wooded, and a trout stream running through the bottom. The easement restricts building permanent structures, so my biggest concern would be trying to resell it. People may not want to buy it if they can build a house or even a small cabin or shed on it. The price has already gone done significantly because of this fact.
A conservation easement is a noble thing when people want to protect it from future development. Unfortunately it is also in conflict with any habitat mgmt/hunting objectives you might consider.
A WRP for example can prohibit the following...food plots, placing any permanent structures (trailers, sheds, or bldgs) including deer stands or duck blinds (have to be portable), digging or dredging of soil, cutting wood (hinge cutting is a no no), planting trees & shrubs, ATV trails have to be marked & approved with a permit, no gates or fences, no mowing of grasses/weeds until early July because of bird nesting, etc. You pretty much sign away all rights except walking on the property & paying taxes.
Even though the WRP states up to 5% of easement in food plots they are not a given. They look at surrounding properties and assess available food sources. If your property is adjacent to AG land, they may not approve a conditional use permit for a food plot. Yes, you have to have a permit. They also dictate where you can have a food plot if they allow, and control what you can plant. I applied to "renew" an existing conditional use food plot permit. It took over 14 months to get renewal. I almost did not get the permit as the DNR also has to conduct a land use impact survey and they discovered 2 miles away there was a red bellied spotted newt that was on the endangered species list. On 200 plus acres they allowed for just 2 separate 1.5 acre food plots.
Expect WRP personnel to be on your property to audit regularly without notice and they also conduct annual aerial satellite surveys so they will know if you are violating the rules. My neighbor put up a 100 yard shooting target and mowed a 10' wide shooting lane in the grass. He boldly stated they couldn't stop him .... they did and continued to harrass him with property inspections to insure he was in compliance.
Most of the ponds that the WRP/NRCS dug did not perform as designed as they overestimated yearly rainfall by 300%. Ponds were too shallow and became over grown with cattails.
I recently sold several parcels with WRP easement on them. Fortunately I had a couple of build-able acres outside of the easement on each. The deer hunting was also trophy class. It took a long time to sell both and I was able to sell for about 65% of comparable non-easement property.