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

[omicron1792]

I don’t know how you truly know the land will reliably produce big bucks without some history in the area..a property can check all the boxes from an initial evaluation but when it comes down to it you don’t know what it will produce. A few bad neighbors in the area can ruin it anywhere. You probably don’t really know that without going through a few hunting seasons and experiencing it.

My first three years I saw very few bucks. But I kept doing the habitat work. It picked up last year, then this year is something crazy I have probably seen 20 to 25 different bucks on 300 acres. I’ve had a buck within 100 yards every sit I have taken over the past month.

I do think if you were in a state that has a good deer population, you build the habitat and keep a good population, eventually, the bucks will come.

I had the craziest hunting experience I’ve ever had a couple of days ago. I saved a spot that I thought would be good during rut. Well, it was. I was actually in a ground chair up on a ridge next to a creek. I had a buck walk up and stay within 8 yards of me for about 15 minutes. I know that sounds crazy, but he never smelled or saw me. It was almost scary. He finally moved away and 30 minutes later a second buck came in and did the exact same thing. A few minutes later, the first bucks circle back, and they started fighting literally 8 yards away from me. It was crazy.

I took a lot of video once they were 15 to 20 yards away, but I couldn’t move when they were so close. Here’s a picture of me pointing to a small tree eight steps away, which they were standing right next to.

 

[omicron1792]

Here’s the first book after he had walked down to the creek after being next to me for 15 minutes. This is a screen grab from video.


Another screen grab this is second buck about 15 yards away from me. Both were further to the right and right next to that small tree in the picture for what felt like an eternity. It was crazy.

 

[omicron1792]

Top two is good buck running around.

Ole boy that’s been at my place for a couple of years just likes to eat. Not sure he even chases does anymore. Ha. He looks fat still

 

[westonwhitetail]

My first three years I saw very few bucks. But I kept doing the habitat work. It picked up last year, then this year is something crazy I have probably seen 20 to 25 different bucks on 300 acres. I’ve had a buck within 100 yards every sit I have taken over the past month.

I do think if you were in a state that has a good deer population, you build the habitat and keep a good population, eventually, the bucks will come.

I had the craziest hunting experience I’ve ever had a couple of days ago. I saved a spot that I thought would be good during rut. Well, it was. I was actually in a ground chair up on a ridge next to a creek. I had a buck walk up and stay within 8 yards of me for about 15 minutes. I know that sounds crazy, but he never smelled or saw me. It was almost scary. He finally moved away and 30 minutes later a second buck came in and did the exact same thing. A few minutes later, the first bucks circle back, and they started fighting literally 8 yards away from me. It was crazy.

I took a lot of video once they were 15 to 20 yards away, but I couldn’t move when they were so close. Here’s a picture of me pointing to a small tree eight steps away, which they were standing right next to.
View attachment 61426

pretty cool experiences you have at your property. I wonder if that spot had the right wind or thermals for them to want to stop and scent the area or what they were doing? Interesting for sure.

I shouldn’t say you can’t do it without history/experience. I think many have done it. I guess I meant it takes that experience to be very confidence in your decision to purchase something.

I purchased my property 3 years ago and it was in an area I hadn’t hunted but had friends in the area that I knew had success. So I trusted their experience to help make me feel good about it and luckily I have had some good bucks to chase so far. I probably wouldn’t have bought it without that information but I am more conservative and it was my first purchase so it was a bigger deal for me than someone who has had numerous properties

 

[gjs4]

putting the AED on this one for another go round...

 

[Turkish]

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?

Lidar mapping instantly reveals most accessibility characteristics of a property. It is invaluable for e-scouting for me.

 

[H20fwler]

A big thing for deer hunting properties here is a creek, river bottom ground is a huge plus.

For me personally I like water features, especially a pond or ponds and is there fishing.
I like the chance of “other” types of hunting options to…turkey/pheasant/quail/doves/grouse.
For me I like being able to get as much time with the family enjoying the property as I can also now that I have grandchildren.

 

[Howboutthemdawgs]

I’m gonna say something controversial…none of it matters unless you have good neighbors or a metric boat load of land. The rest is just a luxury.

 

[gjs4]

Lidar mapping instantly reveals most accessibility characteristics of a property. It is invaluable for e-scouting for me.

Whats your go to app or website?

 

[gjs4]

I’m gonna say something controversial…none of it matters unless you have good neighbors or a metric boat load of land. The rest is just a luxury.

FACT! it is the first 70% of the property equation

 

[OakSeeds]

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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If I was interested in "dropping" 500,000 for a property, I'd look for one with desirable characteristics that you and others have so effectively pointed out. Even if it was already on the market, so to speak, I'd try to execute this strategy. If the preliminary investigation looks positive (hopefully very positive), I'd offer a 5-year lease-to-buy option for $7,000 coupled with an agreed upon purchase price (complete with a 2.5% inflation adjustment) for extending the purchase date downstream. For less than 4% of the original selling price, you have 5 years to research it more completely during different time periods and continue to use your half million to generate income. In 5 years a 10% net on your cash will easily cover the "sweetener" cost you incurred and probably leave enough for a small tractor. Might be hard to pull off, but I'd try it.

 

[Ben.MN/WI]

If I was interested in "dropping" 500,000 for a property, I'd look for one with desirable characteristics that you and others have so effectively pointed out. Even if it was already on the market, so to speak, I'd try to execute this strategy. If the preliminary investigation looks positive (hopefully very positive), I'd offer a 5-year lease-to-buy option for $7,000 coupled with an agreed upon purchase price (complete with a 2.5% inflation adjustment) for extending the purchase date downstream. For less than 4% of the original selling price, you have 5 years to research it more completely during different time periods and continue to use your half million to generate income. In 5 years a 10% net on your cash will easily cover the "sweetener" cost you incurred and probably leave enough for a small tractor. Might be hard to pull off, but I'd try it.

In our area, a good $500k property (decent general area, some ag/timber mix for hunting and income) will sell fast without any contingencies.

I’ve never heard of a landowner accepting any type of proposal like you describe. I wish sellers would accept that though, it would make the buying process a lot less stressful!

 

[gjs4]

Lets just throw out the shittiest word in deer hunting here too "LUCK"! You can buy a property that had giants a few years ago that never will again, one that has them no matter what you do (at least right now), some that never will, one that may improve with effort, one that wont.......

We all read and write the same things that matter, especially the neighbor part, but all things deer are fragile and one change from crown gone crap. Maybe its disease or perhaps you found the magic 5, 50 or 500......that others will eventually ruin. Sorry to be cynical.

I bought with a 150" mature minimum goal.....have had 2 (the first year), another one that was 150 but only three yr old then vanished and have never seen one in person and only a couple P&Y. Bought with hopes for Booner deer, got a Booner Deal and P&Y bucks. Could be worse....and will be sold for a better hunting property at some point. I will drone scout the entire block before that purchase now knowing what i know.

 

[OakSeeds]

The arbor potato man (AKA Tree Spud) ... said it best!
"Having an additional 1 or 2 small parcels might be fun for a change of scenery, but that's why I travel to northern Alberta to chase whitetails every year. A lot less expensive than owning additional properties. I think with having additional properties I would always be worried about trespassers."

The 3rd post on this thread by SD15555 mentioned a purchase price of $500K or more ...
Where I'm at good flat crop land usually sells for $20,000 per acre or more. A 100 acre farm with 50% fertile agri-land and 50% woods (with some oaks) would probably cost you more than $10,000 per acre or 1M. 50 acres including 35-40 acres of good crop land with a 10-15 acre woods would likely cost just as much. $500,000 would get you 50 acres or 25 acres based on the 2 examples above respectively. 500,000K (SD number) earning a measly/paltry 4.5% gives you $22,500 play-dollars (minus your tax bracket of 24%?) to hunt Alberta, the Golden Triangle or Iowa's finest year after year with no taxes, maintenance, equipment costs, fertilizer/seed costs, invasive species, chitty neighbors, fence sitters or frequent trespassers. Remember, this discussion is all about securing a property/opportunity to kill big bucks. I know non-hunting recreational use of the land is worth something as is establishing a home. And, the land is an asset that will appreciate in value. BUT, if,n yur after a B&C wall hanger, I like the odds of the arbor-tater-man much better (it be low risk)!

 

[Turkish]

If I was interested in "dropping" 500,000 for a property, I'd look for one with desirable characteristics that you and others have so effectively pointed out. Even if it was already on the market, so to speak, I'd try to execute this strategy. If the preliminary investigation looks positive (hopefully very positive), I'd offer a 5-year lease-to-buy option for $7,000 coupled with an agreed upon purchase price (complete with a 2.5% inflation adjustment) for extending the purchase date downstream. For less than 4% of the original selling price, you have 5 years to research it more completely during different time periods and continue to use your half million to generate income. In 5 years a 10% net on your cash will easily cover the "sweetener" cost you incurred and probably leave enough for a small tractor. Might be hard to pull off, but I'd try it.

Interesting, but exceedingly unlikely any seller would read past the first sentence of that proposal.

 

[Turkish]

Whats your go to app or website?

I actually make my own, but the USGS national map has them for some areas.

 

[bwoods11]

The arbor potato man (AKA Tree Spud) ... said it best!
"Having an additional 1 or 2 small parcels might be fun for a change of scenery, but that's why I travel to northern Alberta to chase whitetails every year. A lot less expensive than owning additional properties. I think with having additional properties I would always be worried about trespassers."

The 3rd post on this thread by SD15555 mentioned a purchase price of $500K or more ...
Where I'm at good flat crop land usually sells for $20,000 per acre or more. A 100 acre farm with 50% fertile agri-land and 50% woods (with some oaks) would probably cost you more than $10,000 per acre or 1M. 50 acres including 35-40 acres of good crop land with a 10-15 acre woods would likely cost just as much. $500,000 would get you 50 acres or 25 acres based on the 2 examples above respectively. 500,000K (SD number) earning a measly/paltry 4.5% gives you $22,500 play-dollars (minus your tax bracket of 24%?) to hunt Alberta, the Golden Triangle or Iowa's finest year after year with no taxes, maintenance, equipment costs, fertilizer/seed costs, invasive species, chitty neighbors, fence sitters or frequent trespassers. Remember, this discussion is all about securing a property/opportunity to kill big bucks. I know non-hunting recreational use of the land is worth something as is establishing a home. And, the land is an asset that will appreciate in value. BUT, if,n yur after a B&C wall hanger, I like the odds of the arbor-tater-man much better (it be low risk)!

Booner or not, I’d rather own the land if I can afford it… than pay for an expensive hunt. Not opposed to those trips, but I’d never base a buying decision on saving for a guided hunt .

 

[BenA]

Anybody have a non-high fenced property with plenty of mature bucks running around carefree on it while the rest of the neighborhood has nothing above 2.5 or the occasional 3.5? It takes a LONG, LONG, LONG time with protection from killing 24/7.

 

[Ben.MN/WI]

Anybody have a non-high fenced property with plenty of mature bucks running around carefree on it while the rest of the neighborhood has nothing above 2.5 or the occasional 3.5? It takes a LONG, LONG, LONG time with protection from killing 24/7.

I don't think it is possible for one parcel to hold all the mature bucks while the neighbors only have younger deer. Having the best food and cover will certainly make it possible to hold more deer than the neighbors, but your deer will eventually spill over to neighboring properties.

 

[BenA]

I don't think it is possible for one parcel to hold all the mature bucks while the neighbors only have younger deer. Having the best food and cover will certainly make it possible to hold more deer than the neighbors, but your deer will eventually spill over to neighboring properties.

There's a property near where I live that does. No bucks over 140 in the county, but a bunch of booners have lived and died over the years on this property.