I have a deal that I just can't quite make work as a flip but I can pick it up on slightly below market value with seller financing. It's 53 acres of prime Uvalde Co hunting land in the Northwest corner of the county about 45 min from Uvalde and 30 min from Camp Wood. It's just 1/2 mile off of County Rd 415, but that 1/2 mile is unmaintained, private road and is 4wd access only. There is a small hunting cabin on it but it hasn't been seen in 4 years. Power is close but not to quite to the property yet.

I really want to keep it for myself, I've always wanted a hunting property. I'm still negotiating the terms but something like $2k/ac, 15% down and 15 year note is where we are at. I know that if the 1/2 mile of private road access was better developed and had power to it this property would be worth closer to $3-4k/ ac. I believe this property will only get more valuabe over time too. I could buy it with little cash and a fairly low monthly payment, spend a few years hunting and improving it and list it for sale down the road.

There are no fences and all manner of game you'd expect in this area. I've never had more than a handful of opportunities to hunt and I'm really wanting a place to do so. My hope is I can have 1 or 2 other gun leases that can help offset the annual holding cost.

So my question are:

What is a year round lease would be worth for a property like this?

How many guns on 53 ac of very hilly area?

I would say that's a family (dad and sons) type lease.

Not more than 1 or MAX two people hunting at a time, and probably need them literally back to back in the middle.


No idea on price.

If you want to sell look up Savvy Lands, he kind of specializes in smaller properties like this in the middle of no-where. Hunting ability is a big plus, that probably won't really return value though.

mwp02ag said:

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I have a deal that I just can't quite make work as a flip but I can pick it up on slightly below market value with seller financing. It's 53 acres of prime Uvalde Co hunting land in the Northwest corner of the county about 45 min from Uvalde and 30 min from Camp Wood. It's just 1/2 mile off of County Rd 415, but that 1/2 mile is unmaintained, private road and is 4wd access only. There is a small hunting cabin on it but it hasn't been seen in 4 years. Power is close but not to quite to the property yet.

I really want to keep it for myself, I've always wanted a hunting property. I'm still negotiating the terms but something like $2k/ac, 15% down and 15 year note is where we are at. I know that if the 1/2 mile of private road access was better developed and had power to it this property would be worth closer to $3-4k/ ac. I believe this property will only get more valuabe over time too. I could buy it with little cash and a fairly low monthly payment, spend a few years hunting and improving it and list it for sale down the road.

There are no fences and all manner of game you'd expect in this area. I've never had more than a handful of opportunities to hunt and I'm really wanting a place to do so. My hope is I can have 1 or 2 other gun leases that can help offset the annual holding cost.

So my question are:

What is a year round lease would be worth for a property like this?

How many guns on 53 ac of very hilly area?

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For a dry lease with no power and tough access? Maybe $2500 - $5000/gun, if the hunting is fantastic. You could probably double it if you can get electricity and water there, and maybe get the road graded.

How many people? 2 max. And that's only if they know/like each other and are willing to coordinate every single time they go out.

Thanks for the input, I assumed 2 guns at most but was hoping I could get 3 on it. Is the concern shooting lanes or more related to management of the game?

mwp02ag said:

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Thanks for the input, I assumed 2 guns at most but was hoping I could get 3 on it. Is the concern shooting lanes or more related to management of the game?

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I agree with 2 max. You're not managing game on 53 acres. At most, you're creating an environment that is conducive to your local deer passing through in places you can see them.

The concern is safe hunting. And it's not always as simple as a shooting range with a clear lane. Deer move, then when you take a shot you have to get down and track a deer, etc. It's just a pretty small place when you're thinking about coordinating activities with other people.

Oh really, if I can expect that range for 1 gun I may just pull the trigger on this deal.

Unless the property is high fenced in, I think game movement through the property, would probably be ok. Especially if the topo of the land or a draw exists to funnel stuff through it.

Again, a small family. Dad and two kids, two/three very close friends that know each other and hunt with each other a lot could hunt it; with multiple people though you put your blinds/stands in the draws and not on a rise. Just gets too dangerous.

I mean hell, 10 could hunt it if you line then all up and all face from one side of the property to the other, and are 250 yards apart.

Ya. I have NO idea on prices.

I certainly can't afford nor would ever pay over 2K for a 50 acre hunting parcel.

https://www.whitetailproperties.com/hunting-land/texas/uvalde/beautiful-views-excellent-hunting-and-cabin

The property is less than 2 miles NE of this deal that my buddy just sold. This deal was $4k/ac but again has good CR access and power.

What's the water situation on the property? Both for the camp and any sort of live water or tanks for the wildlife? That would play into my decision too.

Not sure if this will work but here is pin drop at the turn off of the CR onto the private road. I don't know the name of the creek but it's spring fed tributary of the Nueces and typically has water in it. There is no well on site, wells are less than 100' deep based on my experience in the area. Good question, I'm not sure how this plays into it.

Dropped pin
https://goo.gl/maps/2nWDm1Aad8jizt4t9

A father/son duo you say…..

I did think of you guys. I'll call you in a bit to discuss.

Even if buying owner financed, make sure title is clean and the access is a recorded easement.

Is it fenced at all? The biggest problem with that area would be poaching if it in one of those areas that is broken up into small acreages like that. I lease a small place that is bigger than that and much closer to town, with road access, for $800. Season only, though and not great deer numbers.

I already have the access documents, they were arbitrated in 2010 and legit. I'll definitely still send it through title to be sure.

No fences at all. You won't get to this place road hunting and have to cross a couple of other ranches via easement to get there. Not to say that will stop poaching but it should help. The neighbors ran down my realtor when he was there trying to check it out and threatened them until they produced the access agreement and told them what was going on.

CS78 said:

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Even if buying owner financed, make sure title is clean and the access is a recorded easement.

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This. And a current survey, even if you have to pay for it. Including a survey of the RECORDED EASEMENT used to access the property.

My family bought a property like you are considering years ago in Bandera County. Bought off an OLD SURVEY which described the property in chain links. Had problems when it was sold 16 years later- the easement/ unmaintained county road didn't go all the way to our gate, survey and ancient fence lines were off, and we wound up selling 30 acres less than what we purchased. Luckily we had a great neighbor and local realtor and everything worked out.

But that easement access going thru 3 other ranches and gates was always a pain in the ass. Not to mention the road being impassable after a big rain.

Is it a ranch?

Much more so than the two acres I'm tryin to sell! Even Augustus would agree I believe.

That's something I hadn't considered but will do.

If you decide to lease I'd be interested. Just me, no kids or fam and I don't live too far from there.

Good luck and shoot every Aoudad you see!

Google drive link

Woah! Got a chance to go check out this deal yesterday. My Lord it is beautiful property, I'll have some drone footage later but here is a couple of quick pics. I really need to flip it but damn I want to keep it.

Link doesn't work

Sorry about that, permissions corrected.

"Including a survey of the RECORDED EASEMENT used to access the property."

mwp02ag said:

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That's something I hadn't considered but will do.

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What he said there is different and in addition to getting the property surveyed. You'll want to make sure your surveyor understands that you want the access easement surveyed as well as the property. Noting the access easement on the survey as part of the title package is not the same thing as surveying the boundaries of the easement itself.

After some brief internet ting, Silver Creek Ranch looks like the hill country version of Uncle Slaton's acre lots up by Lake Eufaula. That's not a bad thing, it's just a unique thing.

mwp02ag said:

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Google drive link

Woah! Got a chance to go check out this deal yesterday. My Lord it is beautiful property, I'll have some drone footage later but here is a couple of quick pics. I really need to flip it but damn I want to keep it.

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My friend. That live water is gold.

I'm officially jealous.

Beautiful area. I'd consider leasing and would likely assist in the cost to run/install utilities, etc. if a deal can be made. Curious was kind of shape the improvements are in though or if it's even possible to run an RV back there?

What would you estimate would be a reasonable cost per acre on something like this in Uvalde Co?

https://www.landsoftexas.com/property/92-acres-in-Uvalde-County-Texas/11984776/

Understood, thanks.

I did not expect to see that kind of water present, the creek runs the entire length of the bottom most property line. There were 15 or so nice sized bass in view before the girls jumped in. The limestone formations are incredible there too.

I've got two weeks to figure it out. I have a potential buyer needing a tax write off who's going to look at it with us in a few days. If he's not interested I will find a way to purchase it with the owner finance. After walking the property I think it's worth closer to $3k/ac for the right buyer. It will likely take a bit to sell but I think it would, in the mean time I'll hunt and 4 wheel to my hearts content!

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No fences at all. You won't get to this place road hunting and have to cross a couple of other ranches via easement to get there. Not to say that will stop poaching but it should help. The neighbors ran down my realtor when he was there trying to check it out and threatened them until they produced the access agreement and told them what was going on.

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If you move forward, I would go to neighbors and break bread with them. Become very open with them and willing to work together in any way. You are at their mercy for your deer. Wouldn't take much to high fence a 50 acre tract out if too much shooting starts up.

Beautiful place though. That water hole is a game changer for value.

I'd love to buy a place like that to retire to. Man, that is good looking country.