AgInLV's thread got me to thinking about this subject. Private pond on some remote rural land is something this obligatory big city dweller has always wanted to have.

Anybody want to share their thoughts on how to go about looking for a recreational place like the OP is considering and/or general location considerations? I'm thinking that somewhere a few miles off of I-45 between Dallas & Madisonville or off of Hwy 19 and/or Hwy 69 would be ideal for our needs. On the way to Aggieland, Louisiana (family), and/or the Gulf with a barn to store boats and other large toys.

Thoughts?

www.landsoftexas.com

Another option is to drive around the area you are thinking about. You'd be surprised at how many places have for sale signs that aren't listed anywhere online. Realtors that deal in rural land purchase are also great resources as they generally have their ear to the ground on what is on the market.

Agree with above.
You will also need cash...in most cases at least 25%.

http://www.landsoftexas.com/texas/land-for-sale/2135-acres-in-Hamilton-County-Texas/id/1099669

Landsoftexas.com is how we found our rural recreation/getaway/private gunrange.

Also, if by chance you are a veteran, check into what the TX Veterans Land Board can do for you.

Personally, if I can find a couple hundred acres back in the woods in East Texas with the ability to build about a 50ac "lake" and have some shallow, flooded timber for duck hunting that would be just about perfect.

Something like this: http://www.landsoftexas.com/texas/land-for-sale/194.3-acres-in-Rusk-County-Texas/id/739676

Sorry so long to say "thanks" but I've spent the last hour on the landsoftexas.com site and I suspect I'll be doing so for much of the day. Great info.

Thanks again!

Lands of Texas is basically real estate porn.

landsoftexas and txls are two of the best websites out there.

quote:

---

Another option is to drive around the area you are thinking about. You'd be surprised at how many places have for sale signs that aren't listed anywhere online. Realtors that deal in rural land purchase are also great resources as they generally have their ear to the ground on what is on the market.

---

This is a good idea as well. A lot of these places you could call as well and get information from. Some may have websites as well, but the more rural you get and the smaller the company the less likely they will have any on their website.

Is it wrong that I want land somewhere other than TX? I like seasons, especially fall and winter. A friend of mine just bought 40 acres in CO, but CO is turning a bit too lib-crazy for me, and where he bought is a bit more rural than I was thinking.

[This message has been edited by El Chupacabra (edited 3/20/2013 12:29p).]

I know of a nice place just west of Madisonville (a little over 300 acres, 3 decent ponds, cross fences, good hunting), as long as you have about $1.5 million.

Edit: It also has a house, but needs some remodeling.

[This message has been edited by AgEng06 (edited 3/20/2013 12:32p).]

quote:

---

Is it wrong that I want land somewhere other than TX? I like seasons, especially fall and winter. A friend of mine just bought 40 acres in CO, but CO is turning a bit too lib-crazy for me, and where he bought is a bit more rural than I was thinking.

[This message has been edited by El Chupacabra (edited 3/20/2013 12:29p).]

---

Not at all. Look at the land in SE Oklahoma. In the area they call the "Little Smokies." The land is cheap, remote, and beautiful.

It's also only about another hour and a half of drive time from Houston as it is to say Brownwood.

quote:

---

Is it wrong that I want land somewhere other than TX? I like seasons, especially fall and winter. A friend of mine just bought 40 acres in CO, but CO is turning a bit too lib-crazy for me, and where he bought is a bit more rural than I was thinking.

---

Nope. But keep in mind that owning the land, but rarely getting to enjoy it, is kind of pointless unless it is an investment property.

I was told once (or read it here, not sure which) that if you plan on actually using the land, you want it to be within a reasonable drive from you residence. Now, what constitutes reasonable is different for everybody else, but 3 hours seemed to be a pretty solid number.

The theory was that the closer to home it was, the more you'd find yourself using and enjoying the land, and the farther away it was, the more excuses you'd find to not go. If you can leave from work Friday and be on your place by 9 or 10, you'll theoretically find more reasons to go than not to go. Seemed like a solid theory to me.

A buddy of mine owns 10 acres in NM. He's lucky if he gets to go every other year and hang out on his land. To me that is something to keep in mind, at least for me because I like to enjoy the things I'm paying good money for more than 1 time a year or every other year. Everybody is a little different though.

The last deer lease I was on was out in Maverick between Ballinger & Bronte. Per Google Maps it's about 5:45 to drive from Houston to Ballinger.

From Houston to Talahina, OK where the linked place is located clocks in at 6:44.

307 acres for $246K up in the Kiamichi Valley between the Kiamichi and Winding Stair Mountains.

http://www.landsofoklahoma.com/oklahoma/land-for-sale/307.32-acres-in-Le-Flore-County-Oklahoma/id/1160552

we have a place just outside of Beavers Bend State Park in southeast Oklahoma. it is a bout 2&a half hours from where we live in East Texas and about 3 hours from where we lived in the Metroplex, also have access to a free place on Galveston Island anytime I want, we spend much more time in southeast Oklahoma because anything further than 3 hours just seems too far 4 spur of the moment trips. also if I have to be up there to meet someone for maintenance or repairs I can go up the night before after work schedule an early appointment with the maintenance man and be back the next day by noon and not have to take a day of vacation

How did you guys find your way into Oklahoma? I'm trying to find a place closer to the coast for both fresh and saltwater fishing. The land in southeast OK isn't flat enough to hold water on it...

I have looked at SE Oklahoma before. Scenery in really nice. Land prices are very attractive. But too far of a drive from Houston for me. I'd make that drive maybe once or twice a year.

If I lived in the DFW area, I'd buy land out in the SE Oklahoma area for sure.

I have to laugh at a lot of those photos on the LoTX and LoOK websites. I understand want to add photos to a listing, but do you really think this adds any value...



But, the one benefit to owning landing in rural OK is that you may instantle become the owner of a few meth labs as well!

Agent, give Drake Heller a call, 281 546 7051. He is an Ag that is working for Keller Williams Farm and Ranch. He might have just what you are looking for!

http://www.wyomingmountainproperties.com/pdf/baldmountain.pdf

This is all I ask for. A few acres and a little home.

[This message has been edited by El Chupacabra (edited 3/20/2013 3:51p).]

And all they ask for in return is $895,000.

Lets do a TexAgs buy, I suggest this property:

http://www.landsoftexas.com/texas/land-for-sale/2575-acres-in-Kendall-County-Texas/id/853952

quote:

---

Lets do a TexAgs buy, I suggest this property:

http://www.landsoftexas.com/texas/land-for-sale/2575-acres-in-Kendall-County-Texas/id/853952

---

I'm in! I can only contribute $1000 though, so we only need $51,499,000 more.

Ill chip in 1k as well...

$51,498,000 to go

I would throw in with y'all but I don't want to have to hear all the griping when I shoot a quail from under a feeder with a .22

If you plan to do any hunting or fishing, be sure to check the OOS regs. I was looking in SE OK until I tried to "cipher" their regs. I am now looking at Eastland and Stephens Counties. Recreational land there is in the $2000-2500 range, mostly. Just missed a 150 ac. tract for about $240,000.

quote:

---

I would use Crockett and woodvill as a starting point for land.

---

Can't stress this enough. The land from Crockett to Huntsville is under appreciated. It's pretty country, great for recreational / hunting use, and easy access from DFW, Houston, & BCS.

I grew up near Crockett. 20 miles northeast of there anyway.

> > owner of a few meth labs<<

This can be a real problem, and I for one would not want to be the absentee owner of a piece of land where a meth lab explosion lead to a fire of Possum Kingdom proportions. You need to make arrangements to have your land checked very often.

quote:

---

This can be a real problem, and I for one would not want to be the absentee owner of a piece of land where a meth lab explosion lead to a fire

---

Out of curiosity how is this really an issue of liability?
There are millions of acres of rural land in this country that is absentee ownership.
The South East is largely absentee timber lands owned by lumber companies.
Are you saying they are liable for someone trespassing and starting a fire?
What about poachers?
Are lightning strikes a matter of liability?

Poachers, meth labs, and pot farms are no stranger to East Texas woods nor are they necessarily new or recent additions to the landscape.

/\
|
|

Indeed- that bust on a massive pot growing operation was on land adjacent to my brother's in-laws family's land. It was on a part of the property way up in a creek bottom towards the back of the respective properties where the owners rarely visited, and they lived on the land.

And yet there were thousands of pounds of pot being grown. My brother's brother-in-law is a deputy sheriff in Polk Co. and showed me pictures of him with the bust. He wouldn't say how much he kept for personal use.

Owning land has a tremendous emotional appeal, but it rarely works out financially. I also completely agree with the statements about closer being better.

I purchased land 5 years ago this month in Michigan while living in TX. It seemed like no problem to cash flow the payment, and a nice price at $1500/acre. I was all in. I hunted one week on it the first year I owned it, and missed the second year. I've since moved to MI, and property is now 40 minutes from my house. I still only see it a couple of times a month, and have yet to overnight camp on it. Between land payments and taxes, I pay about $13k annually. This does not include the umbrella liability policy that I keep to make sure I'm covered if something goes wrong while I'm absent.

For $13k per year, I could have a $10k per year TX deer lease, and buy 5-10 round trip airfares to hunt/scout. I'm not saying you shouldn't buy land, but sometimes it helps to look at opportunity cost in addition to cash flow.

quote:

---

Lands of Texas is basically real estate porn.

---

They are also the priciest listings for a given area, so it's difficult to find good deals there.

Depending on where you're looking, I would strongly suggest finding a broker in that area. They will often have listings that aren't in the mls, and some good deals can be had on those properties.

Having gone through the land purchasing process myself and with my family a number of times, I would add that you need to be patient, know exactly what you want, do a lot of your own research, spend a little money up front to hire the right people when needed, and only buy something you know you will be happy with. There are so many issues to be concerned with. Not only with the subject land, but the surrounding neighbors and the surrounding area. The right place can provide a lot of enjoyment for the whole family, and might even be something you want to keep and pass down to the next generation. Just my 2 cents worth.