No matter what your land objectives are these days there is plenty of information on the internet to help you research. I have been doing this several years now and I still keep finding new sites and APPs that are helpful. The federal government has many programs to help study uses for land and private companies offer many tools to study with.

 

Helpful Resources

 

United States Department of Agriculture

https://www.usda.gov/

 

Louisiana Department of Natural Resources

http://www.dnr.louisiana.gov/

 

LSU AgCenter

www.lsuagcenter.com/

 

Natural Resources Conservation Service (NRCS)

https://www.nrcs.usda.gov/wps/portal/nrcs/site/national/home/

 

US Forestry Programs

https://www.fs.fed.us/spf/coop/programs/loa/index.shtml

 

Ducks Unlimited Habitat

http://www.ducks.org/conservation/waterfowl-habitat

 

Louisiana Land Bank

https://www.louisianalandbank.com/

 

Southern Ag Credit

https://www.southernagcredit.com/

 

Google Earth

https://www.google.com

 

onXHUNT

www.huntinggpsmaps.com/‎

 

Gaia GPS

https://www.gaiagps.com/

 

There are many other sources out there. You can google any parish or county office to get access to tax assessor records. Let your fingers do the walking and save time.

Since the beginning of time, land has been the center of our existence. In the beginning God created the heavens and the earth. He placed Adam and Eve in the Garden of Eden. There are 52 Bible verses about property and land. God promised a land flowing with milk and honey to his chosen people. The bible clearly acknowledges that some land had more value than other land. When famine was severe, crop yields were low and mankind suffered. Land with water was very important. Wars have been fought to possess land. Many verses refer to land exchanges and the consideration paid. Everything revolves around land.

At Christmas, let us remember the Reason for the Season,  Jesus Christ. The earth is the LORD’S. We are merely stewards of the land during our lifespan. Enjoy land and the fruit it produces. Never overlook our place in this world.

I’m not a certified financial planner but here goes. All things have value. Some are corporeal, meaning you can touch or feel, and some things are incorporeal, meaning something you can’t touch or feel (example would be stock ownership). All investments have differing benefits & disadvantages. There is usually always a trade off. Money invested in a brokerage account is something you can’t touch or feel. It is low maintenance but sometimes volatile. You can’t really enjoy the asset while you own it. On the other hand, some things you can enjoy while you own it. If you invest in a boat, for example, that appreciates in value while you own it AND you enjoy it while you own it, you receive two benefits.

Land is an asset you can enjoy while you own it. It is not volatile. You may enjoy a financial benefit through a crop yield like agriculture, timber, or livestock while at the same time enjoy hunting, fishing, and recreational benefits. Land may not appreciate quite as fast as some other investments but sometimes property can increase in value very quickly. You may be pleasantly surprised if you get offered a substainual amount of money for oil & gas leases, water, tower rental, or right-of-way easements while you own your land.

I would never advise anyone to put all their money in land. I think it is a good idea to look at the big picture and visualize where you want to be in 10-20 years. Evaluate your goals and determine what brings you the most happiness. Money is great, but money is only good for the benefits it brings to you. Money is only good to do the things you want to do. Unrealized, it is worthless. Use the strategy that most financial planners use. Diversify. Don’t put all your eggs in one basket. Do invest in land. Land is ROCK SOLID. If you don’t believe me, think of it this way. Most loans made at the banks are secured by REAL ESTATE. Yes, small percentages are based on accounts receivable, stock, or sales, but most is REAL ESTATE. Like money in the bank, REAL ESTATE is always good collateral.

Buy land. Enjoy land. Invest wisely. But most of all, invest in all the things you enjoy.

I get asked all the time, how much will it cost to close? Closing cost can have a different meaning to all parties involved in a real estate transaction. In the simplest description, it could only be the act of transfer, that is, the deed and recording of the deed (Constructive Notice). Lawyers and Title Companies usually prepare the deed and have it recorded. But sometimes the Buyer or a company representing the Buyer (Lender), will want to do some research and determine for sure that they are making a good purchase. Title work is usually done to be sure that the seller does in fact own the property free and clear of any liens or encumbrances. Title insurance is offered to be sure there is no problem with the history of prior owners or transfers. Surveys are sometimes done to be absolutely sure of the property boundaries. Banks usually want an appraisal performed to be sure that the property is worth the amount of money borrowed. In special cases, a Phase I environmental study is done to be sure no contaminates exist on the property. All of the above can be considered “closing cost”. However, as you can see, the actual transfer of the property could be a small cost in the overall “closing”. Therefore, when negotiating the selling price of the property, there should be an agreement as to who pays what part of the closing cost. There is nothing cast in stone who should pay. Some areas of the country have procedures common to their area. The seller really shouldn’t care how much due diligence a buyer or his representatives has and he is not obligated to pay for it. A motivated seller will usually offer to absorb some of the closing cost because he is anxious to make a deal. A seller may have some legal expenses perfecting a title if problems are found.

Having been in the Real Estate Business for several years now, I have found myself in the position of listing properties for heirs of successions. The newly enriched heirs become very vulnerable at this point. Chances are, the recipient of this new asset has no or very little idea of the financial history of the property they have just inherited. Back in the day, a lot of sacrifices were made by Granny and Pappy to buy the land you may now own. Years of timber management building up until the right moment to harvest was likely their intended retirement. Land is one of the most sought after assets and usually the last asset to be sold.

OK. You just inherited the property. Use the old survival adage. STOP. S means Stop. T means Think. O means Observe. P means Plan. First, don’t be in too big of a hurry to liquidate. Good land is hard to come by. People go through different stages in their lives. You may not be interested in the property now, but you might later on. Next consider the investment. Do you need to spend this money right away? If not, what would you do with it? Remember, land is a great investment and (like money in the bank), so don’t sell the land just to replace it with an investment with no better advantage. Next, figure out how much your land is worth. Take nothing for granted. The numbers on the succession or what someone told you 3 years ago may not be accurate. If you are sure you want to sell, DO NOT SELL TO THE NEIGHBOR RIGHT AWAY. Chances are that the surrounding land owners know about your land and want it. They have called and made you a “Country Offer”. They want to pay you what they paid for their land………30 years ago!! While you may be flattered by the fact you could get instant cash. Do not give in. Think first. Get professional help. Get the crop or timber cruised, Find out the volume and market. See what comparable land sells for.

Heirs to land are taken advantage of by savvy investors. This is where a real estate professional comes in. We are here to help you. We will not let you get taken advantage of. I get most aggravated when I learn that an heir sells property to the first eager investor for say, $ 1,800 an acre, and I know that same property will sell easily for $ 2,500 per acre.

Please don’t give away the assets your parents or grand parents worked so hard for.

Once a week, a group of us men get together and cook out. Invariably, the main course will be game someone has taken recently or fish that has just been caught. Several of our number has a garden yielding lots of produce. We eat well and have a great time. When I ponder the concept of owning land, it occurred to me what many people are missing. The secret goes back to basics, to the beginning of time. God put the fish and game on this planet for our use and God made the soil fertile to grow our vegetables. There is a bit of pride in owning land and enjoying the crop it yields. There is nothing better than eating fresh white perch that was swimming in the lake just a couple of hours earlier or eating fresh corn or squash that was just picked from the garden. What a Pleasure!  Really, really enjoy your land and Thank the Good Lord for all he provides.

That can be a tough question. Even the experts that value land every day sometimes have trouble. When you hear that some land nearby sold for a high price, you may conclude that your land is worth more. That may or may not be so.  Many factors contribute to why land has value.  First consider the land itself. Some land has road frontage and great location, and some does not. Some land is low and stays wet a lot of the time and some does not. Some land has a valuable crop growing (such as timber) and some does not. So right a way you can see that 2 properties a block away could have different values.  Now consider whether the land is being utilized for its most useful purpose. How many times have you seen a big city grow into the surrounding farmland? A huge shopping center sits on one corner and cotton field across the street. In this case the cotton field land is not used to its highest and better use. This land would certainly go up in value. Let’s consider supply and demand. Economic conditions affect this also. If you have more real estate for sale and less buyers, then the value of land goes down.  If you have less land for sale and a

lot of buyers, then land goes up. News of upcoming events can change the value of land. A new factory coming in could drive prices up merely on speculation of supply and demand. A new interstate highway planned to come through could raise land prices. You can see how complex this can be. Books have been written on this subject and we can’t begin to cover everything here. Remember, the probable price may not always be the average or highest price.

I get the most inquiries for the cheapest listings. I guess it’s human nature to bargain shop. However, the least expensive properties may not always be the best choice. The cheapest properties “per acre”, usually do not have much timber value. In which case, it may be several years before the land can yield beautiful mature timber for recreation and wildlife. You’ve heard the old saying “you usually get what you pay for”. Well, that is true with land. Standing timber is like “money in the bank”. For example, I can list a bare, cut-over property for $ 1,500 per acre and at the same time I can list a property with timber for $ 4000 per acre. I will get 10 X the inquiries for the cheaper tract of land. Funny thing is though, the more expensive property may have $ 2,500 per acre of timber that can be sold at any time and the remaining property would still be worth $ 1,500 per acre. In my way of thinking, these two properties are relatively equal in value. I would suggest that you buy the land that best suits your needs.

This is one of the first questions I ask a potential land buyer. When pondering the subject, many things should be considered. First concern should be the primary use of the land, and then the secondary use would take less priority. For example, if hunting is the objective, quality of game and frequency of sittings would be of utmost importance. Therefore, you might drive a little farther to enjoy the quality. Do you want to hunt everyday? Do you have time to get there? Have you considered the cost of operating your vehicle? These are things one must consider. It may be that you are buying the property for multiple users (like family) and it should be located close to everyone. To be a good steward of the land and a good hunter, you will visit your property often.  Building food plots, putting out corn, and monitoring game cameras are just a few of the things you will do.  If your property has a power pole, you may choose to set up a small camp or hook up an RV. If you choose a property too far away, then neighbors tend to encroach on your property without your permission.

If timber investment is your motive, then you can choose a property a little farther away. Just remember, you should be able to monitor for timber damage from insects and weather.  Make it a point to perform a “windshield cruise” and make sure all is going well with your property. If crops or commercial is involved, you will need to monitor more frequently.

Owning property should be a pleasure. Don’t make it a chore.

It seems like we always want more. We want bigger things, more powerful things, and faster things. We want more time and more money. It’s human nature to behave that way. We somehow believe we will eventually be more satisfied if we have more. Contrary to that concept, the truth is, happiness is being satisfied with what you have now. We have an opportunity to enjoy this world God gave us. Take time to smell the roses. ArkLaTex properties are abundant with beauty and wildlife. Let your friends and family see your love of nature through your actions. Be a good steward of the property and “pass it on”. I would encourage each of you to take our youth hunting. Teach them that hunting is not all about the kill. I recently attended a hunter safety class sponsored by the Louisiana Wildlife and Fisheries. There is great information about ethics and wildlife management. Every kill is a trophy to be proud of. We enjoy the pursuit of the hunt and provide food for our families. Please don’t lose sight of the big picture.