Property purchase Review-WI
- Thread starter Doohop65
- Start date
rocksnstumps
5 year old buck +
Tree Spud
5 year old buck +
Buying vacant land is very different than buying land with a commercial or residential building on it. Those type of properties typically have gone through code review, inspections, zoning review, surveyed boundaries, and detailed title construction. Vacant land can potentially have hidden issues as often it is sold with little or none of the scrutiny done above. Then there is the property condition report, hazardous materials disclaimer, undisclosed easements, etc.
Here is a simple list of legal issues to review when buying vacant land. While some may not apply, an attorney can help with the critical ones....highlighted some important ones ...
Here is a simple list of legal issues to review when buying vacant land. While some may not apply, an attorney can help with the critical ones....highlighted some important ones ...
- Is the lot buildable?
- Has the site passed a perc test that is still valid (some expire in 2-3 years)? Is it suitable for a conventional septic system, or for an expensive alternative system?
- Are the boundaries clearly and accurately marked? What type of survey?
- Can the seller provide clear title for the property?
- Is it zoned for the type and size of house you are planning?
- Are there any setbacks or other zoning restrictions, septic rules, rights-of-way, covenants, wetlands, or other regulations?
- Is there legal access by road or right-of-way? Who maintains the road?
- Is there adequate road frontage to build?
- Are there any liens, rights-of-way, easements, covenants, or other deed restrictions or encroachments on the property?
- Are there building restrictions due to wetlands, water frontage, steep slopes, historical or cultural sites, or other local, state, or federal regulations?
- Was the land formerly used to store old vehicles, farm chemical, industrial chemicals, or other toxins that you will need to clean up?
- Does all or part of the lot lie in a floodplain?
- Is there sufficient potable water?
- Will you own the logging, water and mineral rights?
- Are there any endangered or protected species on the property?
I appreciate the wealth of knowledge that is here and thank you all for your input.
The comps within the last 18 months in the proximity don’t justify the asking price.
https://www.zillow.com/homedetails/Alp-Avenue-Town-Of-Rose-WI-54909/2095399168_zpid
This property is the southern border so you can guess the range my offer will be in.
The property would have to be enrolled in mfl to make the taxes reasonable as I am not wealthy.
It is not a perfect property which I readily admit. I can’t justify being 3 hours from home which makes this property appealing. The red granite property that was suggested is quite low and not all that interesting to me. Finding a good blend of topography is the challenge.
For me the question is given the shortcomings of this property can we design it to hold enough deer and a decent buck or 2 to keep the kids interested and get Dad a chance at a nice buck on occasion.
The comps within the last 18 months in the proximity don’t justify the asking price.
https://www.zillow.com/homedetails/Alp-Avenue-Town-Of-Rose-WI-54909/2095399168_zpid
This property is the southern border so you can guess the range my offer will be in.
The property would have to be enrolled in mfl to make the taxes reasonable as I am not wealthy.
It is not a perfect property which I readily admit. I can’t justify being 3 hours from home which makes this property appealing. The red granite property that was suggested is quite low and not all that interesting to me. Finding a good blend of topography is the challenge.
For me the question is given the shortcomings of this property can we design it to hold enough deer and a decent buck or 2 to keep the kids interested and get Dad a chance at a nice buck on occasion.
Tree Spud
5 year old buck +
Don't get hung up on the asking price. This new breed of "recreational/Hunting land specialists" realtors will inflate the asking price 25-30% over market value. That is how they get the listing.
I would be concerned with having to use MFL just to afford the property. It will probably limit some of the improvements you could do that would improve habitat. But if it works for you then worth considering.
Don't worry about "holding" deer, that is a fallacy especially on a property this size. With those marshes east & west, consider making it a destination & travel corridor area with increased lower cover such as shrubs. Plant shrubs & pines on the perimeter to reduce sight lanes in those pines. Improve the food plots to draw in the does and the bucks should find them.
I would be concerned with having to use MFL just to afford the property. It will probably limit some of the improvements you could do that would improve habitat. But if it works for you then worth considering.
Don't worry about "holding" deer, that is a fallacy especially on a property this size. With those marshes east & west, consider making it a destination & travel corridor area with increased lower cover such as shrubs. Plant shrubs & pines on the perimeter to reduce sight lanes in those pines. Improve the food plots to draw in the does and the bucks should find them.
The Ag community has gotten together and AG land is taxed at a much lower rate. As a result Rec land has gotten pounded.
I could afford the taxes but they would be a burden. I would attempt to write the mfl contract to be helpful to my cause.
I have a Koch Brothers buried natural gas pipe line on my land. It has a 66 foot easement. I do not find this to be a huge inconvenience. I am always contacted by mail when there will be pipeline personnel on the easement. They stay off the easement during hunting season. No trees are allowed. I grew RR Eagle and ag soy beans on fields where the pipeline runs underground. Plus it goes under a rented alfalfa field.
I can not speak to your situation with a ROW, but it got me my land cheaper and has not been a deal breaker in the 25 years I have owned the land.
I can not speak to your situation with a ROW, but it got me my land cheaper and has not been a deal breaker in the 25 years I have owned the land.
Big Snow Man
5 year old buck +
My neighbor has a power line running thru his land. They are suppose to tell him before going on his property but that doesn’t happen all the time.
FarmerDan
5 year old buck +
According to the county tax records this property sold for $159,900 on January 9, 2014. If I had time I'd look at the properties around it to see if there were more recent sales. Then you get an idea about how land prices change over time. Don't know about you, but I don't want to get underwater on anything I buy. Should you need to sell, make money instead of losing it. I looked at the aerial imagery on the county tax site and I don't have a good sense of what the habitat is like around it. Maybe it doesn't matter. The 2016 deer kill was 3,466 if I'm looking at the correct number. The WI game department (or whatever its called) estimated 383 sq miles of habitat in the county. I got more than that double in fact. If we use department number deer killed per square mile is decent. If we use my numbers, its not so good.
For understanding habitat I use this thing called CropScape to get these estimates The one on the left is about a square mile and that includes your potential property. The one on the right is the county acres by land use and type. I'm concerned about the pines. I wouldn't be but there's not a lot of support around your proposed purchase. Sitting at a computer there's a lot unknowable and un-see-able. If you work those food plots (i'm thinking 5 to 10 acres) you could really have the most attractive jewel in the area. I'm 50-50 on the property
For understanding habitat I use this thing called CropScape to get these estimates The one on the left is about a square mile and that includes your potential property. The one on the right is the county acres by land use and type. I'm concerned about the pines. I wouldn't be but there's not a lot of support around your proposed purchase. Sitting at a computer there's a lot unknowable and un-see-able. If you work those food plots (i'm thinking 5 to 10 acres) you could really have the most attractive jewel in the area. I'm 50-50 on the property
bueller
Moderator
I have a power line through mine also. A month or so ago they notified me via phone message that they would be out sometime in the next 2-12
weeks for tree trimming. I thought "great right in the middle of hunting season". On the other hand oak wilt is prevalent in our area so I'm glad they weren't cutting in the spring or summer. They came through and cut very little, just a couple small branches. Any disturbance in October is not ideal but it could have been worse. Fast forward to last weekend. I hunted over a food plot on the power line Saturday afternoon and didn't see a thing. Pulled card from camera on the way out. WTF midday Saturday the electric company came in with a big cherry picker truck. Worker walked right through my food plot holding a long pole
. 10 minutes later he walked back to the truck and left. No idea what he was there for. In the end though the positives out weigh the negatives. This is the first time in 3 years I've seen them on the property. And the power line gave me a spot to plant a food plot immediately after purchase with no trees or stumps to clear.
You guys really are great and I can’t say thank you enough for taking the time to help me make an educated decision.
FarmerDan, you have basically hit it exactly on the head with where my head is at. I don’t love the property today but think there is potential with some management of food plots. They stripped some of the pines and harvested some of them. It is quite open but there is oak regen underneath. It needs a lot of time, energy and resources. I want deer today but having the kids work towards something is appealing too
I need to see the row documents but it appears they aren’t used a lot. It is buried gas pipe line and not power line. My belief is it doesn’t see a lot of action. Food plots could/should be put in there to ensure more food for the deer to stay close by.
We walked the property again yesterday and I found 6 scraps and some decent tracks. We also kicked up a flock of turkeys. Not amazing sign but not a Barron wasteland either.
It isn’t waupaca or Shawano County deer but still reasonable. Waushara County averages 4.2 bucks per acre and over winters 36 deer per square mile.
The property that touches it to the north sold in February for 1767 per acre. There are several other parcels that have sold right around 1800-2000 per acre in the general area. In my mind that is what it’s worth.
FarmerDan, you have basically hit it exactly on the head with where my head is at. I don’t love the property today but think there is potential with some management of food plots. They stripped some of the pines and harvested some of them. It is quite open but there is oak regen underneath. It needs a lot of time, energy and resources. I want deer today but having the kids work towards something is appealing too
I need to see the row documents but it appears they aren’t used a lot. It is buried gas pipe line and not power line. My belief is it doesn’t see a lot of action. Food plots could/should be put in there to ensure more food for the deer to stay close by.
We walked the property again yesterday and I found 6 scraps and some decent tracks. We also kicked up a flock of turkeys. Not amazing sign but not a Barron wasteland either.
It isn’t waupaca or Shawano County deer but still reasonable. Waushara County averages 4.2 bucks per acre and over winters 36 deer per square mile.
The property that touches it to the north sold in February for 1767 per acre. There are several other parcels that have sold right around 1800-2000 per acre in the general area. In my mind that is what it’s worth.
FarmerDan
5 year old buck +
Does this concern you? Or, is it fake news?
https://channel23news.com/2017/07/d...led-in-waupaca-waushara-and-portage-counties/
https://channel23news.com/2017/07/d...led-in-waupaca-waushara-and-portage-counties/
Below the article it says "youve been pranked".
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