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Post by MN Slick on Mar 1, 2017 13:08:28 GMT -6
For a lease?? I'd never pay that for a hunting lease. It also confuses me how farms will sell below market (or certainly at the very low end of market)... It's like some people just don't know what they have when they're selling. I'm still learning the process. Sounds like maybe you have to have a lot of cash and close quick to get the real steals? Slick is trying to say the farms may bring $200 an acre more money if there is big buck history. Myabe, maybe not! Correct, selling for $200 more/acre with big buck history. I sure hope so.....
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Post by MN Slick on Mar 1, 2017 13:13:28 GMT -6
How much are they getting for a good hunting lease in Missouri? I'll know more this weekend. A buddy of mine is checking out some potential leases that look great. Oufitters used to lease 2 of them but the landowners did not renew them. Locals hate having a bunch of random people coming and going on their ground.
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Post by MoBuckChaser on Mar 1, 2017 13:21:05 GMT -6
Who says its below market? There are other properties that have sold for under $1,900 per acre the last 5 years. I know, I have bought some of them! I do because you wouldn't buy otherwise, lol! Seriously though, assuming it's in your area and decent farmland that is below market. 5 years ago yes. I've been giving my opinion to a couple guys shopping in MO recently. Not many listings right now. Both found farms through networking and I think they are paying about market value. You aren't in this position but often times a guy has to pay market value if he thinks the farm is a winner for hunting and hope the value will continue to increase long term for the investment component. One interesting thing I heard from a couple realtors is that you can get $200 or so more per acre if you have a good history of scouting/harvest pictures. I have a buddy that just signed a purchase agreement on 145 acres with 90 tillable that rents for $150/acre. He is paying $2,700 an acre in Eagleville MO. It never came on the market, but borders his farm. He Is paying top dollar now, He had a chance to buy it for $2,300/acre 5 years ago and thought it would never sell for that much. He told the guy that paid $2,300 if he wanted to sell, to let him know. Guy just let him know. There are times you have to protect yourself. He feels it was one of them. He knows he is paying to much. Those are the guys I look for every day, the don't care that they fall in love with a property, and don't care if they pay to much.....
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Post by Bwoods11 on Mar 1, 2017 13:50:26 GMT -6
Mo---How about some of these pasture farms that I see advertised, where the add says "pasture could easily be tillable"
They are listed for under 2000/acre...you think that is possible to clear the pasture and get decent cash rent?
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Post by MoBuckChaser on Mar 1, 2017 13:59:27 GMT -6
Mo---How about some of these pasture farms that I see advertised, where the add says "pasture could easily be tillable" They are listed for under 2000/acre...you think that is possible to clear the pasture and get decent cash rent? Most pasture farms have some areas that are a very steep grade, If it were $8 corn again, they would all be snapped up. But a lot of those steep grades are suspect to highly erode. So most farmers wont pay good rent to fall in a 6' deep wash out that may develop between planting, spraying and harvest. Those are farms bringing $80-130 rent right now, depending how steep the grade. With $90/acre being more common.
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Post by Sandbur on Mar 3, 2017 20:14:56 GMT -6
Mo---How about some of these pasture farms that I see advertised, where the add says "pasture could easily be tillable" They are listed for under 2000/acre...you think that is possible to clear the pasture and get decent cash rent? Have the rocks ever been picked? do the parcels match the size of farmer's equipment in the area?
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moks
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Post by moks on Mar 24, 2017 11:17:23 GMT -6
I do because you wouldn't buy otherwise, lol! Seriously though, assuming it's in your area and decent farmland that is below market. 5 years ago yes. I've been giving my opinion to a couple guys shopping in MO recently. Not many listings right now. Both found farms through networking and I think they are paying about market value. You aren't in this position but often times a guy has to pay market value if he thinks the farm is a winner for hunting and hope the value will continue to increase long term for the investment component. One interesting thing I heard from a couple realtors is that you can get $200 or so more per acre if you have a good history of scouting/harvest pictures. I have a buddy that just signed a purchase agreement on 145 acres with 90 tillable that rents for $150/acre. He is paying $2,700 an acre in Eagleville MO. It never came on the market, but borders his farm. He Is paying top dollar now, He had a chance to buy it for $2,300/acre 5 years ago and thought it would never sell for that much. He told the guy that paid $2,300 if he wanted to sell, to let him know. Guy just let him know. There are times you have to protect yourself. He feels it was one of them. He knows he is paying to much. Those are the guys I look for every day, the don't care that they fall in love with a property, and don't care if they pay to much.....
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moks
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Post by moks on Mar 24, 2017 11:19:26 GMT -6
Im one of those guys MO, just not lucky enough to have the neibors willing to sell.
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Post by MoBuckChaser on Mar 24, 2017 11:25:37 GMT -6
Im one of those guys MO, just not lucky enough to have the neibors willing to sell. Have you talked to the neighbors and told them you would be interested if they ever sell?
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moks
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Post by moks on Mar 24, 2017 13:13:50 GMT -6
Im having a hard time catching up with them, they dont live there either. Most of the ground around is owned by absentee folks
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slugger
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Post by slugger on Mar 25, 2017 7:51:36 GMT -6
I think it varies from place to place. In my area it depends what percentage is tillable. If it is a small % a farmer may not want to pay for the rest of the parcel which in his mind is waste land. The hunter may not want to pay for the tillable land. If the land has been rented in the past, the renter may not have picked the rocks or added much fertilizer as he knows it could be sold. And as Art says, it has to match the size of his equipment and how far he has to travel to work it. What is the access like? Can he easily get his equipment in and out? In this area a lot of the tillable is open, flat low land. I have 190 acres listed with 50 tillable listed at just over 800/acre and can't sell it. There is a good number of deer and according to the brothers that hunt it, some large bucks. But hunters won't buy it because it is open and low. Farmers don't want it because it is a fairly small piece and it can be wet in the spring. Access is a shared driveway which kept one farmer from making an offer.
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Post by sd51555 on Mar 25, 2017 9:32:10 GMT -6
I plowed a pasture up by onamia about ten years ago for a friend. He got a "smoking deal" on it. You wouldn't believe the ungodly amount of large rocks that came up outta that sod. I never followed up with him to see if he actually tried planting it. He would have had to haul rocks off that for 2 weeks with heavy equipment to even be able to pull machinery through it.
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Post by kl9 on Mar 25, 2017 10:25:38 GMT -6
Are people turned off to properties that have easements as access? I'm not talking a sketchy or uncertain easement, I mean one that has been properly drawn up and recorded by a lawyer.
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Post by kabic on Mar 25, 2017 11:50:10 GMT -6
I think some people are.. look at thread by Satchmo I think about his easement.
My FIL bitches at the neighbor that has easement through his land. He doesn't seem to think they have right to improve it, when they brought in dump truck full of rocks to deal with erosion issue. i just bit my tongue when he was complaining.
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Post by Sandbur on Mar 30, 2017 6:31:02 GMT -6
I plowed a pasture up by onamia about ten years ago for a friend. He got a "smoking deal" on it. You wouldn't believe the ungodly amount of large rocks that came up outta that sod. I never followed up with him to see if he actually tried planting it. He would have had to haul rocks off that for 2 weeks with heavy equipment to even be able to pull machinery through it. I looked at a friends place west of Little Falls. He has big plans to plant shrubs under a government program along a low area. I told him to wait until the frost was out and see if he can get a shovel in the ground due to all of the rocks. A tree planter will never work in that area. There are areas where the only high ground is the rocks. Pick the rocks and you got low ground left. I might exaggerate a bit, but probably dropping some spruce plugs in those areas is as good as it gets. And that works only if you can get a plug tool in the ground. My buddy is under some program where he cannot plant trees, just shrubs. I would go it alone and forget the government payments/intervention. I guess I am guilty of thinking I know more than the government experts. So be it. Look carefully before signing up for the programs.
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