So You Wanna Buy A Big Buck Property ... How Do You Evaluate?

[Tree Spud]

With all the recent discussion about land prices, and how high they have escalated, thought it might be worthwhile discussing how to evaluate a potential property for deer hunting. One of the challenges that is coming up is that inventory of land is low in many areas. With high prices important to get it right.

While some are buying land close to their home, or they actually live on their hunting property, many are looking at land that is several hours away by car or even farther, This can make evaluating a property more challenging especially if you do not have relationships in the community to network with.

Some thoughts to start with:
1. Expectations - Be realistic. If you are looking for a big buck property, they going to cost some big $$. Even hunting property listing says it is a big buck hunters paradise. You have to be able to identify
the reality from the hype.
2. Type of Buyer - Can you pay cash or will you need to finance? Buyers paying cash are usually preferred as it eliminates concerns with financing vacant land. If you are financing, get pre-approved.
3. Start Small - If you don't know the area well, may be better to buy a smaller property first and get to know the area. You can also network to get to know folks in the area. If the property or area turns out
to be something you don't like, easier to sell a small property than a large one.

Here are some considerations I've used in evaluating potential properties:
- Google Maps - Make use of the aerial maps like Google's to study the property. You can learn a lot about how the property lays out. Funnels & travel corridors, elevation changes, vegetation types,
potential bedding, food plot areas, sanctuary areas, water, etc. The map can even show deer trails through the property in some cases.
- Neighboring Properties - How big are the properties? Lots of small properties (10-40 acres) may mean lots of fence sitters and potential trespassing issues. Also high pressure and brown is down
shooters. Are properties just rec land, ag land, or are there full time residences? larger properties (100 acres plus) can put more buffer space.
- Assessors Office - Look at the tax records to see how often the property has turned over. Lots of turn over may prompt questions on why? Look at the title and survey to see what easements of right of
ways exist.
- Realtors - I know many get a bad rap, some well deserved, but if you can find one you can trust and is well connected in the community they can be key in learning about new properties available early.
Even better if they are a hunter themselves. Places like realtor.com, zillow, etc. often see listings posted a week or two after the listing is active. A good realtor will have lots of questions to understand
what you are looking for. Have them send you info on properties above and below what you are looking for, never know what hidden gem might appear. Is the realtor a hunter?
- P&Y and B&C Records - Not everyone registers their trophy buck, but you can certainly get a feel for what areas have the genetic and land/soil/nutrient conditions for big bucks.
- Property History - What evidence can the seller provide of deer taken that meet your requirements?
- Boots on the Ground - Nothing beats walking the property. Deer sign should be evident and winter/early spring are good times to see trails, rubs, etc. Are there neighbors sands on the boundary lines?
Drive around the neighborhood. How people take care of their properties can tell you a lot.

What are your thoughts?

 

[Wind Gypsy]

With all the recent discussion about land prices, and how high they have escalated, thought it might be worthwhile discussing how to evaluate a potential property for deer hunting. One of the challenges that is coming up is that inventory of land is low in many areas. With high prices important to get it right.

While some are buying land close to their home, or they actually live on their hunting property, many are looking at land that is several hours away by car or even farther, This can make evaluating a property more challenging especially if you do not have relationships in the community to network with.

Some thoughts to start with:
1. Expectations - Be realistic. If you are looking for a big buck property, they going to cost some big $$. Even hunting property listing says it is a big buck hunters paradise. You have to be able to identify the
reality from the hype.
2. Type of Buyer - Can you pay cash or will you need to finance? Buyers paying cash are usually preferred as it eliminates concerns with financing vacant land. If you are financing, get pre-approved.
3. Start Small - If you don't know the area well, may be better to buy a smaller property first and get to know the area. You can also network to get to know folks in the area. If the property or area turns out to
be something you don't like, easier to sell a small property than a large one.

Here are some considerations I've used in evaluating potential properties:
- Google Maps - Make use of the aerial maps like Google's to study the property. You can learn a lot about how the property lays out. Funnels & travel corridors, elevation changes, vegetation types, potential
bedding, food plot areas, sanctuary areas, water, etc. The map can even show deer trails through the property in some cases.
- Neighboring Properties - How big are the properties? Lots of small properties (10-40 acres) may mean lots of fence sitters and potential trespassing issues. Also high pressure and brown is down shooters.
Are properties just rec land, ag land, or are there full time residences? larger properties (100 acres plus) can put more buffer space.
- Assessors Office - Look at the tax records to see how often the property has turned over. Lots of turn over may prompt questions on why? Look at the title and survey to see what easements of right of
ways exist.
- Realtors - I know many get a bad rap, some well deserved, but if you can find one you can trust and is well connected in the community they can be key in learning about new properties available early. Even
better if they are a hunter themselves. Places like realtor.com, zillow, etc. often see listings posted a week or two after the listing is active. A good realtor will have lots of questions to understand what you
are looking for. Have them send you info on properties above and below what you are looking for, never know what hidden gem might appear. Is the realtor a hunter?
- P&Y and B&C Records - Not everyone registers their trophy buck, but you can certainly get a feel for what areas have the genetic and land/soil/nutrient conditions for big bucks.
- Property History - What evidence can the seller provide of deer taken that meet your requirements?
- Boots on the Ground - Nothing beats walking the property. Deer sign should be evident and winter/early spring are good times to see trails, rubs, etc. Are there neighbors sands on the boundary lines?
Drive around the neighborhood. How people take care of their properties can tell you a lot.

What are your thoughts?

Good list, i look at all those things.

Access is always a big thing i look at. If I can only access from one easement or end of the property there's a good chance you're going to be largely limited with what you can do and where you can effectively hunt by the lousy access.

Are there ways to differentiate the property from neighbors? Good luck without a bunch of work if it's a big continuous block of timber. Or if the primary cover is a creek bottom that cuts through, i'd worry about all the same deer that come through walking predictably right through your neighbor's place as well.

 

[SD51555]

If I were gonna drop well over a half million on a deer property, I’d be meeting neighbors, asking the cops about the neighbors, ask the neighbors about the neighbors, meet the local contractors, rental outfits, suppliers etc and then find out where the closest landing strip is located.

If all that checks out, then I’d look at the property.


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[Wind Gypsy]

If I were gonna drop well over a half million on a deer property, I’d be meeting neighbors, asking the cops about the neighbors, ask the neighbors about the neighbors, meet the local contractors, rental outfits, suppliers etc and then find out where the closest landing strip is located.

If all that checks out, then I’d look at the property.


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Good points for sure. Tough part is you better do it quick because a property meeting all the things a guy wants, priced right, and listed on an MLS doesn’t tend to stick around long these days.

 

[Howboutthemdawgs]

Good list, i look at all those things.

Access is always a big thing i look at. If I can only access from one easement or end of the property there's a good chance you're going to be largely limited with what you can do and where you can effectively hunt by the lousy access.

Are there ways to differentiate the property from neighbors? Good luck without a bunch of work if it's a big continuous block of timber. Or if the primary cover is a creek bottom that cuts through, i'd worry about all the same deer that come through walking predictably right through your neighbor's place as well.

I have one property with three access points and a couple hundred yards of road frontage, one at the end of a dead end road (I asked the county to let me close the road that ran into the property and put up a locked gate in exchange for a turn around), and a third with literally no frontage, just an easement, albeit only 15’ off a dead end road. I prefer the security of the two without frontage over the one with three gates on 2 different roads personally. But I get your point especially on smaller tracts.

Another thing to look for I mentioned in another thread…when searching who owns the neighbors note where they are located. A good chance out of state land owners are going to be more selective on what they shoot based on their time and financial investment over local who has permission to hunt Mrs Betty’s farm along with 6 other locals.

Big deer neighborhoods could be as little as one big, good neighbor. I know a guy down the road with 2000 acres that manages very well. I’d hitch my wagon to him in a heartbeat if the opportunity presented itself. In the Midwest every neighborhood could be good if people showed some restraint but they don’t so you either need some luck or some inside info.

 

[Ben.MN/WI]

If I were gonna drop well over a half million on a deer property, I’d be meeting neighbors, asking the cops about the neighbors, ask the neighbors about the neighbors, meet the local contractors, rental outfits, suppliers etc and then find out where the closest landing strip is located.

If all that checks out, then I’d look at the property.


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When a good deal hits the market in our area of Minnesota you don’t have long to make a decision. Overpriced properties might give you more time, but good deals go pretty fast.

That pressure gave me many sleepless nights this year. And that isnt a figure of speech, I literally couldn’t sleep some nights because of the money involved in a fast land decision.

Only live once I guess.

 

[Tree Spud]

I have one property with three access points and a couple hundred yards of road frontage, one at the end of a dead end road (I asked the county to let me close the road that ran into the property and put up a locked gate in exchange for a turn around), and a third with literally no frontage, just an easement, albeit only 15’ off a dead end road. I prefer the security of the two without frontage over the one with three gates on 2 different roads personally. But I get your point especially on smaller tracts.

Another thing to look for I mentioned in another thread…when searching who owns the neighbors note where they are located. A good chance out of state land owners are going to be more selective on what they shoot based on their time and financial investment over local who has permission to hunt Mrs Betty’s farm along with 6 other locals.

Big deer neighborhoods could be as little as one big, good neighbor. I know a guy down the road with 2000 acres that manages very well. I’d hitch my wagon to him in a heartbeat if the opportunity presented itself. In the Midwest every neighborhood could be good if people showed some restraint but they don’t so you either need some luck or some inside info.

A large neighboring property where pressure is low and they practice trigger restraint is certainly an advantage. A place where bucks can reach maturity and some could wander onto your property. Too many small properties can create a shooting gallery.

 

[Doublewide]

Make a visit to the local governmental office and talk to the planning department and see what, if any, development is being discussed for that area. In a lot of cases you can research the planning meeting minutes online. It could be the current owner is selling because a neighborhood is being developed or possibly a solar or wind farm in the immediate area.

 

[356]

If you are looking for big buck property, access could be a negative. Most states have right of access laws even if an easement is not present. I have small property that is just 40 acres with no easement, an access agreement and is adjacent to tens of thousands of acres of public. The nearest “public” access is miles away, which makes the property ideal big bucks. I am currently doing a deer survey on the property and have seen 140s and 150s on camera (the P&Y record is 156 in that county) plus more turkey’s than I’ve seen in ages.

The current episode of Deer Season 365 has some pretty good insights on purchasing the type of land Tree Spud is asking about.

 

[Gravel Road]

How you would hunt the property with the typical hunting season wind directions would be a significant factor. If there are trail camera pictures, are the majority in velvet or during the fall? Night time or daylight photos?

 

[swat1018]

Geographically, you have to be in the right areas. Lots of this country just isn't trophy whitetail land.

 

[Bill]

.

Geographically, you have to be in the right areas. Lots of this country just isn't trophy whitetail land.

I wish I could get a dude that wants to plop down a ton of $$ for a farm in some special big buck area to walk my farm and then walk my living room. I'd sell at half the cost where he is looking but 4 times the cost of where he got. Win, win Just got to find that guy, or gal.

 

[swat1018]

.

I wish I could get a dude that wants to plop down a ton of $$ for a farm in some special big buck area to walk my farm and then walk my living room. I'd sell at half the cost where he is looking but 4 times the cost of where he got. Win, win Just got to find that guy, or gal.

You selling? We are in big buck country...

 

[bwoods11]

Two things that stand out to me would be buy in a County or Township known for giant bucks .

Second, find a property with some type of impenetrable cover. Swamp/wetland , river bottom, cedars, pine/spruce plantings.

A nice park like oak woods looks great, but tough for a buck to survive intense pressure living in that area!

 

[Brian662]

When a good deal hits the market in our area of Minnesota you don’t have long to make a decision. Overpriced properties might give you more time, but good deals go pretty fast.

That pressure gave me many sleepless nights this year. And that isnt a figure of speech, I literally couldn’t sleep some nights because of the money involved in a fast land decision.

Only live once I guess.

You aren't kidding about that. My latest deal came through from a friend texting me at work, said a co-worker was selling his 40. An hour later with two other bidders, we had an agreement. Since then I've been told by others at work they'd buy it for $1,500 an acre more than I'm paying. Close the deal in three weeks.

It is definitely in a "big buck neighborhood".

 

[gjs4]

Glad you made this thread tree spud.

There are a ton of canned answers, some have more depth than others. While most on here will know i recently bought a place (using lots of experience and due diligence) that appears to be falling real short of expectations/desires. There is the reality fo the experience, meaning good luck. There is also the what it is now versus later factor. (i'd love to hear more on this from those that have found success. Heard a podcasts, think it was Bowmar on Huntr, who said buy garbage in lame neighborhoods as youll become the influencer. Interesting take.)

Personally, I am so past the talk to the neighbors, record books, etc. If i was a FB guy I would watch local deer pages but record books are a thing of the past and neighbors are likely not the folks to answer honestly off the rip. I would look for outfitters in the area and avoid those. Personally i would steer clear of any property near public hunting or that has a bunch of residential adjacent (like a subdivision). Call me judgmental but i would avoid any property with neighbors that are slobs/hoarders, trailerparks or have loose dogs. If it has been the town park with atv trails, sneaks for hunters, etc....likely bad. Learn to read Realtor Bullchit, IE- Lots of yonng growth means they clearcut the heck out of it. listings are to sell you and we all fall victim to nightime pics and those of 5 years ago.

Id suspect the best opps come from those needing the most out of character(deer habitat) work- like cleaning up a hoarders mess, demoing a house and trailer, adding roads, etc.....and if those fail you can at least rest assured your flip investment will be good.

One last one that comes to mind is another personal one and related to contemporary relativity. My family farm has had more than a half dozen 150s in one year in a area where 110s are mounted and bragged about. Have seen a few Booners on it. Could write a listing that would be a horn porn centerfold. It hasnt had a great shooter (140+) in three years. Is it done, was that an anomaly, great ground or bad?

 

[Hoytvectrix]

Another thing worth considering is topography. In a perfect world this imaginary property would have a fair bit of slopes that face in all directions. You're going to have a much better chance of keeping deer alive and getting bucks to maturity if they are more likely to bed on your place in the late fall and throughout the winter.

 

[Bill]

You selling? We are in big buck country...

Only if someone gives me 4X what it's worth on paper. :)

 

[Tree Spud]

Two things that stand out to me would be buy in a County or Township known for giant bucks .

Second, find a property with some type of impenetrable cover. Swamp/wetland , river bottom, cedars, pine/spruce plantings.

A nice park like oak woods looks great, but tough for a buck to survive intense pressure living in that area!

Your # 1 is a given, but I think # 2 is very important. Whether the impenetrable cover is on your property or adjacent, it is where the big mature deer will seek cover.

 

[Tree Spud]

Only if someone gives me 4X what it's worth on paper. :)

Do you work for one of the antler emblem folks?