Advice on locating land for purchase

[12GA]

I will soon be in the market for some land in the south delta (south of Hwy. 82). Not a big place, maybe 100-250 acres, maybe with a cypress or gum brake and some surrounding fields, or floodable timber with some fields, and maybe river frontage. Any advice on methods of locating land without going through a broker who will jack up the price the landowner wants to maximize their profit? Do blind "land sought" ads in local Delta newspapers work? Anyone know some reputable, connected land brokers who aren't looking to hit a home run with every land deal? Any advice would be appreciated.

[timberjack]

The best way to find something at a fair price is by word of mouth. Talk to the farmers in the area you want and sometimes they can tell you about a place. Also check with your banker and see if he has any connections in that area. Every now and then you'll find a tract that's been foreclosed and you can buy it fairly reasonable. A good place at a reasonable price is alot like the perfect woman----hard to find........good luck........

[RIP EM]

Hey Timberjack! The closing words of your last post sounds alot like something I heard Phil Robertson say on one of his videos here awhile back. You do'nt have long whiskers & long hair do ya?

[timberjack]

No long hair nor whiskers here RIP, but you got to admit I speak the truth. By the way, those turkeys down there can't be any more spooky than these Winston county birds. Up here we've got a turkey hunter hidin' behind every tree..........

[RIP EM]

Trust me TimberJ, I'm all too familiar with "Behind every tree" situations. Sounds to me as if you've "BEEN THERE!, DONE THAT. But... Thats turkey Huntin!!!

[Delta Duck]

Dawg, I just happen to know about 300 ac in Crowder. $1650 ac got woods and flooded fields. I've been told that a duck will fly down around Crowder. That is North of 82. You can get the whole 1000 ac for $1650 ac also, if you wanted alittle more.

[Du_timberone]

Memphis has a farm and gin show this weekend at the cook convention center. It is free and opens at 9am, I am sure if you browsed through that show for the day you will meet several "farmers" which have land for sale.

I received a call yesterday from Southern land Co. in Germantown, TN stating land for sale in Crowder for $1,600 acres southwest of Dry Bayou Road. I do not know if it is the same land as above, but if it is, it already has a broker involved.

However, "Duck Hunting" land in Crowder is around $1,300 to $1,500 an acre. It obvisouly depends on how "good" the duck hunting is. I know Crowder has a LOT of ducks. If you find farm land and wish to "make it" into duck land you find it for around $900 to $1,100 an acre.

If you are interested in the Crowder area shoot me a pm and I will be happy to discuss.

[Delta Duck]

The 1000 ac I'm talking about is not listed.
DU Timberone you are mistaken about the Duck land in Crowder. It's $1500 to $2250 an acre.

[Dutch Dog]

There use to be a fella that posted quite regular on here named 4eyedgadwall, anyway he usually knew where land was for sale and usually had quite a few parcels available at any given time. He may have been a land broker, but his prices seemed to be consistent with most others.

[BIG NORM]

Why not give BYRON BARRETT a Call

[Crowell]

I have considered purchasing some acreage too, but sometimes I wonder if it would not be better to lease until you find something you like and then try and purchase the experienced lease holding. Anyone wanting to give their opinion would be appreciated.

[Wildfowler]

Why not give BYRON BARRETT a Call

Who is BYRON BARRETT??

[Du_timberone]

Delta Duck - I purchased land in Crowder last year which was prime duckland for less than $1500 an acre. It already had blinds, decoys, wells, etc. We killed over 700 ducks with no food. I guess I got one heck of a deal. Now, my land is fields and not timber so you have to adjust. Therefore, I am not mistaken on the value of land in Crowder. Again, you can pay whatever you want for land and the more improvements it has the more you will pay. Shop around, be paitent, and be ready to buy.

I do know of around 80 to 100 acres which is all flooded timber and great hunting land, has blinds, wells, and the owner is asking $2,000 an acre w/o a broker. I guess if he is asking $2k he would take less and a broker would ask an additional $250 an acre.

Therefore, I would think if you purchased fields in Crowder with no decoys, blinds, wells, building, etc. It should be around less than $1,500. With timber land I would think it would be $1,500 to $1,800. And again undeveloped land (not improved for duck hunting) should go for between $900 to $1,100. This would be farm land that you are planning to improve. I know the land I purchased was originally purchased for $900 an acre in 2000 (before any duck hunting improvements).

Now, you have to shop around and be ready to make a deal when the land becomes available.