Pro Tips for Buying & Managing Duck Hunting Land

When it comes to vast swaths of land, it doesn’t seem like 300 yards would affect whether or not that land serves its purpose. Give a partial river bank here, take a slice of sand bar there; it’s all the same in the grand scheme, right? Not exactly, and according to professional recreational real estate agents, Jake Hyland and Taylor Dunnigan, definitely not when it comes to looking for prime waterfowl hunting land. Spend a moment talking with these two about finding the perfect property for duck hunting, and you’ll quickly learn how situational an effort it is. “Acre-to-acre, foot-to-foot,” according to Taylor.

Buying waterfowl hunting land for personal recreation or as an investment isn’t easy. Taylor says, “It might be once every five years that a duck hunting property in your budget comes up for sale. And you need to be ready.” It’s why Jake and Taylor are the people you want to talk to if you’re in the market for the waterfowl hunting property of your dreams – they’re both seasoned recreational real estate agents with a long history buying and selling this type of property. But their expertise extends well beyond that. Both grew up smack in the middle of some of the best duck hunting in the West, on Colorado’s Front Range. They went on to guide on some of the most coveted goose and duck hunting land in the country. Give these two a few minutes walking a potential property and they can tell you if it’s worth your time or not.

We spent some time with Jake and Taylor – goose and bird dog pictures mounted on the wall squarely behind them – to learn more about finding the ideal waterfowl property and getting their expert advice on buying duck or goose hunting land.

What are the primary attributes of quality duck hunting property?

These two agents have a four-point checklist when looking for prime duck hunting land: food, refuge, open water and location.

According to Jake and Taylor, water controls everything when you’re hunting waterfowl. It’s where birds take refuge – a spot where they can loaf and hang out. It’s why finding duck hunting land with an ideal water source is not only essential, it’s also important for the overall management and use of the property as it can affect other aspects such as flight paths and feed for waterfowl. If water doesn’t currently exist on the property, is there an opportunity to catch water and move it around? The abundance of duck- and goose-friendly water is what makes South Dakota, Nebraska and Arkansas so good for waterfowl hunting.

But there are other great regions for duck hunting property, if you’re working with a real estate agent who knows where to look and what to look for. Certain areas in the Midwest and along the Mississippi and Platte Rivers can also offer ideal waterfowl hunting land ownership opportunities.

How important are historical flyways for waterfowl land?

Very. Historical flyways are important for waterfowl hunting properties because they indicate the migration patterns of ducks and geese. And they can shift. Taylor points out that we’re starting to see shifts in the flyways wherein geese are moving much farther west. In fact, migration can shift 50 to 75 miles east or west of a particular zone. It’s why agent knowledge about the location and history of the property is so valuable in determining its potential for waterfowl hunting.

Taylor also looks at agriculture and other large bodies of water around the subject property. One of his biggest considerations on behalf of his clients is pressure. For example, 200 acres of hunting property that borders 2,000 acres of public land can be a catch 22. If you can find a collective of private landowners all managing for the same purpose – hunting waterfowl – you’ll do ten times better.

Jake notes the time of year.

“It’s easy to assume a property is ideal for duck hunting in the fall or early winter when you can see the ducks. But our knowledge shines when we visit a property mid-summer and need to paint the picture for a potential client. We might see three ducks during that time, and the client has to trust our knowledge and experience about the flyways and potential of the land.”

What are other ways owners can offset the cost of buying waterfowl land?

There are various ways to generate income from a hunting property, such as leasing it to farmers or conservation organizations. Taylor chimes in, “If you’re looking at a property that has everything – water, ag, etc. – you can rent that land out to a farmer and then reap some of the benefits of the harvest. I also know guys who will contact Denver University to put properties under conservation easements. If you’re solely a hunting property, these easements improve the habitat, which improves the hunting. These easements do come with some restrictions, so it’s important to understand those before going down this path.”

What kind of habitat maintenance do you need to attract waterfowl to your land year after year?

Habitat maintenance is important for fostering the property as a viable resource for wildlife. Land improvements such as fencing, hunting pits, ground blinds and other infrastructure also add value. Wildlife photography, videography and trail cams are an excellent way to document migration patterns and wildlife land use for future sales opportunities. Jake even tells us of a client who keeps a rolodex of duck kills, taking pictures of ducks on the property, which can come in handy when talking with potential buyers or guides.

Back to water, water management is another key way to improve the quality of your duck hunting investment or recreational property. This can include flooding or water capture that improve the habitat, but these measures will be regulated differently in different states. Colorado, for instance, can be a difficult place to move water due to irrigation restrictions, which is why it’s important to understand what it means to own land with water rights in Colorado. According to Jake and Taylor, if you can move water on your waterfowl hunting property, that’s huge. You’re maximizing improvements to your duck hunting land and what it can do.

How important is it to have a recreational agent advise you before buying waterfowl hunting land?

Very important. And Jake and Taylor can’t emphasize this enough, for good reason. Jake notes, “Duck hunting properties are the highest supply and demand right now when it comes to recreational or investment hunting land. There just aren’t that many of them per the factors we’ve talked about. There isn’t a surplus.”

Taylor adds, “There are properties that were good 20 years ago, and they’ll probably be good in 20 years. They’re just historically special properties. However, there are parts of the country where duck hunting is absolutely terrible. There are parts where it’s really good, but finding special properties comes down to working with a recreational land agent who is knowledgeable and has the expertise on waterfowl hunting in a specific regional flyway.”

If there’s still a question as to whether or not Jake and Taylor are experts on the subject of waterfowl hunting properties, Taylor puts those to rest. “We both grew up obsessing about this hobby and guiding all over the country. And now it gets to be our career. Jake and I have put in that time.”

Jake continues, “It’s a passion. It’s the pinnacle hunting property and inventory is slim. We know where to look and what to look for. We view ourselves more as advisors than traditional real estate agents when it comes to this type of property transaction. We work with some clients for years finding them the right duck hunting property within their budget.”

It’s a relationship that goes beyond the exchange of cash and land. Jake and Taylor stay in touch with their clients, providing advice and counsel on how to better the land and optimize the hunting. “Reach out to us, even if it’s early on, so we can understand what you’re looking for. We have the inside track.”

What You Need to Know Before Investing in Timberland

When it comes to investing in something as complex as timberland it’s best to get expert advice first. What is the current market rate for white oak? Can I sell my timber? Does timberland make for good hunting property? It’s important to talk with someone who knows both sides of the equation – buying recreational real estate and properly managing it to reach your end goals.

On a recent afternoon, we found ourselves asking some of these important questions, so we turned to the experts, Hayden Outdoors agent Jeff Lovan and his long-time friend and professional logger, Austin Gauldin. They were out in the field, doing what they do best – morphing a dense swath of old growth forest into healthy, thriving land, optimized for growing timber, harvesting logs, hunting, and year-round recreation. Jeff and Austin offered up the kind of expertise one garners from a lifetime spent in the woods, where the office is the front seat of a farm truck or a ridgeline overlooking treetops.

What to Consider When Determining the Value of Timberland

We asked Jeff what his process is for determining the value of timberland, and he offered up this insight: “Buyers need to remember that timber is a commodity, just like corn and beans. That means the value of timber goes up and down, depending on market demand.” He also wants to know if the land has ever been cut – and if so, when – in addition to how healthy the trees currently are.

“I don’t do a lot of traditional timber surveys. I lean heavily on someone who can walk the property and knows the wood – someone who sells timber every day of their lives and knows exactly how much the trees are worth. The guy who’s gonna be making the sawdust is the best person to give an idea of how much the timber is worth.”

Enter Austin Gauldin.

Jeff and Austin have been running around the Ozarks their entire lives, but Austin has made a living of knowing the ins and outs of southeastern Missouri’s forests, and the ups and downs of the timber industry. We were curious about what the current price of timber is in his region. He told us it depends on the type of tree, what you want to do with it, and how the market is reacting on that particular day. “Right now, walnut and white oak are where the money is.” According to Austin, walnut has always been a sought after wood, but white oak is a relatively new timber trend.

“Today, walnut is selling for anywhere between ¢.40 and $8 – $10 per board foot. White oak can also bring in a lot of money – white oak hardwood veneers are very popular right now, and less-perfect pieces of the white oak stave logs go into making wine and whiskey barrels.”

The Biggest Risk in Investing in Timberland Property

The most prominent and obvious risk when investing in timberland property is market volatility, assuming your aim is to monetize the timber itself. Jeff continued, “When you’re buying timber property, you’re subject to the fluctuating markets. I watch commodity prices on an hourly basis.” Austin chimed in, “And you can’t just look at a piece of ground with a bunch of big trees on it and assume those trees are valuable. What you see on the outside of a tree isn’t necessarily what’s on the inside. Timber can be rotten on the inside.”

It’s best to play the long game with timberland, which means having a thorough understanding of the types of trees you plan on harvesting now, and how you want to manage the forest in the decades to come. Walnut in particular is a very slow-growing tree. Talking with a local timberman or forester to determine which trees to harvest today to allow smaller, healthier trees to sprout up in the future is important.

Tactics for Managing Timberland

When we called to ask about timberland management, Austin was doing just that – walking new property and deciding how best to take care of the forest. He offered some tips and things he looks for when managing timberland, including:

Identify old growth timber and its current market value. Then select the trees you want to cut and sell; depending on quality, these logs are good candidates for the local mill. You’ll also get to the wood before detrimental bugs, such as pine beetles, ash beetles, and lighting storm damage.
Wait to thin trees until summer or early fall. The trees will be fully leafed out when cut, which makes for extremely good habitat and bedding for deer. This is something to consider if you plan to hunt your timberland.
If you find a place that has young and old growth in it, work with a local timberman or forester to determine which trees need to come out based on ecosystem diversity, tree placement, etc.
There’s only so much water in the ground for trees to grow. There is only so much water on the ground. If the trees are too thick they compete for the water and don’t grow as fast. So thinning your timber will give you a healthier stand of timber and trees.
Thin dense bunches of trees. This allows more sunlight to reach the forest floor, and increases the return of growth of the trees.
Plan to re-cut your land every 15 years.

Tips for Making Your Timberland More Valuable After Harvest

Jeff noted that it’s important to multitask when taking trees out of your new timberland. “While you cut timber, consider putting in food plots, roads, and trails that allow access to every inch of the property. Land isn’t overly valuable if you can’t access it.” He notes the importance of diversifying roads and trails to include those accessible by truck, ATV, horse, and on foot. Take wind direction into account, which can come into play during hunting season.

Austin added, “You’ll find better trees on the north- and east-facing slopes are typically the best growth in the Midwest which varies from region to region. These get less direct sunlight, which can be hard on trees. South- and west-facing hillsides also tend to have more rocks, and trees don’t grow as well there. Harvesting timber provides an opportunity for habitat improvements and more accessible woods.”

Government Grants for Timberland

While this varies from region to region and state to state, in many parts of the country, there are government programs and grants for timber that help offset the cost of timberland management. In Missouri, this is known as TSI, or timber stand improvement. The program incentivizes timberland owners to properly thin their trees, encouraging healthier, sturdier long-term growth. In other parts of the country, the U.S. Forest Service might offer similar programs for wildfire mitigation.

The one thing that can be really tough on your timberland and render it less valuable to either the local mill or government grant program? “Cattle,” Austin told us. “Cows are really rough on timber. Running cattle on timberland results in too much nitrogen in the trees, which will rot them from the bottom up. This is definitely something to consider if you’re looking at buying the land.”

The Importance of Consulting with a Recreational Agent When Buying Timberland

When it comes to buying timberland, Jeff summed it up with these choice words: “You’ve gotta know where to sell the logs and who to sell them to in order to get the most out of your tree.” He admitted he might not know the answer to every question, but, “I can always call a guy who does.”

This is why it’s essential to work with a recreational agent when buying timberland, and the recreational real estate agents at Hayden Outdoors are second to none. They’re out in it every day, walking and working the land, and then checking commodity prices from the cab of their truck. In Jeff’s and Austin’s case, these boys were born and raised in the small town in southeastern Missouri where they live. They not only know the land, trees, waters, and wildlife, they also know the good, local timbermen. “A big part of our job as an agent is to have the local resources. I’m probably not your guy if you’re looking to sell a lot in town, but if you have some timber ground, that’s my wheelhouse. Finding the right person for what you’re buying or selling is everything.”

If you’re looking for viable timberland for sale in your neck of the woods, the recreational real estate agents at Hayden Outdoors walk the walk and talk the talk. They ensure your investment is sound and sturdy, reinforced with the kind of local knowledge that comes with a lifetime of living in and loving a place.

Expert Advice – Buying & Selling Hunting Land in the Midwest

Allen Treadwell is many things – professional real estate agent for Hayden Outdoors, a contributor to the company’s leadership team, former Olympic shooting athlete, member of the exclusive Bass Pro Hunting team since 2003, television host of Life on the Land, expert whitetail, turkey, waterfowl and upland game hunter, father and husband.

One thing he is admittedly not? Desk jockey. “I can name every tree on my land, every species of animal out there, but I’m not great at Zoom.”

This is also why Allen is so good at his job as a Hayden Outdoors recreational real estate professional – his understanding of the land, its purpose, productivity, and profitability run deeper than most. He might not be an expert at online conferencing, but that’s because he doesn’t spend his days in an office, stuck behind a desk or staring out the window. He’s out there, scoping the best hunting land opportunities, walking large-acre parcels with clients, and homesteading his own couple hundred acre farm in southern Missouri.

“At Hayden Outdoors, most of us don’t just sell land; we live on the land. It’s our heritage and our passion.”

When it comes to Allen’s selling region of Arkansas, Kansas and Missouri, that passion rings true in every word. We asked him to give us some insight into buying hunting and large-acre land in this nostalgic and plentiful corner of the country.

3 Key Reasons Why People are buying Hunting land in Arkansas, Kansas and Missouri

1. The Land is Productive & Affordable

I think part of what is driving people here is how affordable the land is for being as productive as it is. With the price of land skyrocketing across the rest of the country, you can still get a sizable hunting or farming property in Kansas, Arkansas, or Missouri for an affordable price. Yes, interest rates have gone up, but they’re still relatively low compared to the past 30 years. Where I live in southern Missouri, if you own the land, you can hunt it. Every year. I think that’s a big deciding factor.

We see a lot of folks moving out of cities, or out of other places in the West that have simply become unaffordable, and buying in this area. They want 10 – 40 acres to themselves, where they can have a small garden, greenhouse and some animals. It’s becoming increasingly important for people to feel self-sufficient, and to raise their kids outside in the open land and open air.

2. Quality Climate Year-Around

The climate is also an important consideration. In a normal year, we typically get upwards of 40 inches of rainfall while our temperature fluctuations are relatively minimal. We usually don’t see temps above 100 or below zero. This makes for some really productive acres and friendly wildlife habitat. Land in Kansas, Arkansas, Missouri – these pieces of real estate offer folks the opportunity to become modern homesteaders, farming, hunting and exploring their own land.

3. World Class Hunting Opportunities

The hunting opportunities in the Midwest are incredible, especially for deer and turkey. You can even get those tags over the counter in many of these areas. There’s no draw system for Missouri & Arkansas, however, if you want a guaranteed landowner tag every year in Kansas – you must own at least 80 acres. (Be sure to check local hunting and game harvest laws in each state for up-to-date regulations.)

While other parts of the country are seeing a real estate slowdown, farms, ranches and recreational property sales in Kansas, Missouri and Arkansas don’t show any sign of slowing or devaluing. It’s a very good place to put your money; a very safe place to put your money.

How can you make Improvements to your Hunting land?

Tips for Increasing the Value of your Hunting Property:

– road maintenance (and possibly new roads),
– Repairing existing tree stands
– maintained food plots
– a history of trail cam and harvest photos and videos – anything you can add to your hunting property while you own it will return at the closing table.

As an example of land improvements you can make, Allen currently has some friends who bought a large parcel that was thick with old-growth timber. They went in and put in a road system and food plots, both of which make the land much more productive for either forest management and timber harvesting or hunting (or both). If they sell it, they could definitely do so for more than they bought it for.

Recreational properties are at an all-time high as far as value is concerned. Everyone believes their farm or hunting land should bring in the highest dollars, but not everyone has the talent of making the land great. Allen helps his clients identify what they can do to improve the property and maximize the value of the land.

Anything you can put into the land to make it better, you will get back when you go to sell it.

Why you need to have a Recreational Agent When Buying & Selling Hunting Land

If you’re in the market to buy a hunting property, I think it’s very important to find a good recreational agent who can represent you; someone who walks properties every day and will know – even faster than the buyer does – what a good property is. As a recreational agent, when I get excited about a property, the buyer I’m working with gets excited about it, too, because they know I can identify the value in it.

If you are selling a hunting property, you must have a recreational agent – someone who understands hunting, can talk hunting, and knows how to identify, buy, or sell a recreational property. For example, to get the most out of a whitetail deer property, the agent needs to know everything about whitetail deer hunting.

Additionally, my job as a buyer’s agent is to ask the buyer questions: What are you looking for in a hunting property? What do you want in your farmland? At Hayden Outdoors, that’s our number one goal, to represent both buyers and sellers with our expertise and levels of care. That’s where we outshine other agencies. We care about our clients and we do what’s right by them.

The Experience Allen Brings to Hayden Outdoors

As an Olympic athlete and avid hunter, Allen has traveled the world. He has competed in countless countries, and shot on every continent except Antarctica. Yet, these days, you’ll find him content at home, in his coveted corner of Missouri. He explores real estate opportunities for his clients, or helps them prepare a property to sell. He’s a dedicated member of the Hayden Outdoors team. “They run the company as a family, and everyone feels that. It’s so, so important.”

He also spends his time wandering his own property, his six-year old daughter bopping behind him. He now gets to teach her how to spot a hidden whitetail deer or flock of turkeys, feed the cows, and harvest the garden bounty. Ask him about all of it, and Allen sums it up well, “I’ve been very fortunate. Now I like to share my experience with others.”

To learn more about hunting property opportunities in Missouri, Arkansas, or Kansas, contact Allen or a Hayden Outdoor real estate professional.

Overcoming Common Obstacles When Selling Your Farm

Overcoming Common Obstacles People Face when Selling Farmland

In a recent chat with Hayden Outdoors Director of Sales John Herrity, the biggest challenges to selling farmland aren’t necessarily the land itself. Bountiful yields mean a healthy sale when it comes to selling farmland, right? Not necessarily.

“Crop yields are really only one piece of the puzzle,” said John. “And they’re not necessarily the most important. Yields change from producer to producer. A savvy farmer will come in and look at the soil’s rating and compare it to what’s currently being produced to assess the viability of the land. You can have a great farm, but if the farmer doesn’t care for the land, then it won’t produce great yields. The next farmer could double production.”

So if crop yields aren’t the biggest obstacle to selling your farmland, what is? Well, it’s really all of the things we don’t think about when we think of farming. These are some very common setbacks when it comes time to put your acres up for sale.

Long-term leases and other agreements.

This is a biggie. If you decide to sell your farmland, but you have a long-term lease on the land, this can be problematic for buyers. People buying farmland are typically looking to work the land themselves. If you think you might be selling your farmland in the near future, avoid establishing any long-term leases. Alternatively, if you have a long-term lease on the land and feel it’s time to sell regardless, consider buying out the lease or reworking the terms.

Helpful Tip: Put all of your updated lease documents in one place and also make digital copies made by the real estate agent for potential buyers.

Farmland ownership models.

Sometimes a farm is a single-family entity. There’s one name on the title. If this is the case for your farmland, your sale will most likely be straightforward. If not, things could get a little sticky. Farms with multiple ownership stakes require a stakeholder consensus to sell. If everyone is on the same page, this will be easy to establish. If not, putting the land up for sale will need to wait until all owners agree to the sale terms.

Helpful Tip: Meet with a trust attorney if you think that multiple entities could cause issues at the closing table.

Conservation Easements

Farms are big, expansive swaths of land that often require easements to allow for property access in otherwise inaccessible parts of the acreage. Easements are typically established with neighboring property owners or other entities, such as the Bureau of Land Management or the United States Forest Service. Buyers will want to clearly understand these easements, their permanence, and how they affect the use of the land.

Helpful Tip: Our real estate agents are experienced with conservation easements, water and mineral rights, and more. Write down your questions and give one of our team members a call to go over your inquiries.

Liens and encroachments

If the farm is the rose, consider liens and encroachments the thorns. Liens are placed on property, buildings, or equipment that have outstanding debt until the debt is paid off. Encroachments are just that – any unauthorized intrusion onto the property, either above or below the land. This can be an old fence that wanders away from its property line, an aging tree that bows from one property onto another, or a neighbor’s rusty old tractor that he or she refuses to fetch from your land. It’s best to clear your farmland of all liens and encroachments as much as possible before you sell it.

Helpful Tip: It’s also wise to have your real estate professional work with the title company to pull an ownership and encumbrances report (O&E Report), which will show any liens or judgments against the property.

Of course, don’t let these challenges deter you if you feel you’ve tilled your last acre. The experienced real estate professionals at Hayden Outdoors have been doing this for a long time – 45 years to be exact. They know the ins and outs of large farmland sales. They’re happy to help and explain as they go, ensuring you get the most out of your sale, and your farm land in good hands. Contact Hayden Outdoors today to learn more about selling your farm.

Winter’s Here: Preparing Your Land for Winter

Early frosts, chilled air, the occasional freeze – these are just a few signs it’s time to start winterizing your farm or ranch property.

Preparing your property for the winter months is necessary to protect your land, livestock, facilities, and structures. Here are important steps to take for winter on your land.

Recognize the first frost and know the difference between a frost and a freeze.

It’s always exciting to see the first frost, when light moisture in the air gives way to crystalized grasses, leaves, and branches. The picturesque weather event is also an important seasonal tell – colder weather is not far off, and the first actual hard freeze is probably right around the corner. A frost happens when the temperatures drop to between 36 and 32 degrees Fahrenheit. The significance of the frost on crops depends on how cold the weather gets and how long the cold weather lasts. A freeze is the result of temperatures dropping to 28 to 25 degrees.

Frosted crops can generate dust and build up residue within your machinery when it’s ready to harvest, increasing the risk of fire issues. Freezes can potentially kill crops, so timing your harvest is important. A corn killing freeze occurs when temperatures dip to 32F degrees for four hours or 28F degrees much quicker. If waiting for dry-out, this isn’t an issue, but for silage, watch the frost and get it cut when the corn is dry from frost. A killing freeze can still happen with temperatures above 32, especially in low and unprotected areas when there’s no wind. Utilizing a frost calculator, almanac or weather forecast apps can help you find you the right time to harvest your crops before that first freeze.

Inspect machines and farm equipment, and get it ready to be stored – or used – this winter.

Fall is an ideal time to do some maintenance and fix any mechanical issues. If it’s time to put the tractor away for the season, detach your hoses so they don’t freeze and become brittle. If the tractor doubles as a plow or snowblower in the winter, this is the time to switch implements, put on chains and reference the lubrication schedule for your machine.

PRO TIP: Contact your 4 Rivers Tractor Service Department and Schedule Your Maintenance Now!

Maintain your structures and prepare them for heavy snowfall.

Winter is a great time to work on barns and other structures throughout the property. Spend some time cleaning the barn and livestock shelter and stalls. Ensure proper heating, ventilation and humidity in your greenhouse if you have one. Your chickens will appreciate your deep cleaning and sanitizing their coop and making sure it’s ready for winter. Also winterize any farmhouses, bathhouses, or cabins, including clearing all pipes of water and turning off any main water lines that won’t be used.

Take care of your livestock.

While these animals are suited to sustain harsh weather elements, it’s best for the health of your herds to ensure they have enough food and live-able conditions. Stock up on hay for bedding and any supplies you’ll need to take care of them. Animals need access to dry conditions – a combination of wet and cold can be deadly. Also, make sure they have plenty of food to carry them through the winter and water sources are prepared for freezing temperatures. Water tanks and electric waterers should be in good condition.

Winter brings a peaceful time to the farm, but before you settle in and watch the snowfall, quality work to prepare your farm for winter will pay off in the spring. Performing these farm duties now will set you up for success and fewer headaches when the spring planting begins. Additionally, see our other resources on how to create a successful ranch management plan or supplementing power on your property with a small-scale wind turbine.

Farmland for Cash: Turn Your Unused Land into an Income Stream

Whether you’re a potential or existing landowner and assuming you don’t farm yourself, learning how to earn capital from your farmland by renting a portion or all of it can be valuable in the viability of your property. It’s important to understand some key steps, leasing rates for your local area, and how to protect yourself with a valid property or lease contract.

Establish an Arrangement that Works for You

While the details will vary and are specific to state rates and regulations, there are generally two ways to rent or lease your land: cash per acre (or cash upfront) or share in cost of profits and harvest. The choice should be based on how involved or uninvolved you want to be in the maintenance and harvesting of the land. Cash upfront typically requires less collaboration between you and the person leasing your land, while sharing in profits and harvests might mean you need to be more involved in work and decision making.

Determine the Right Rental Rate for Your Area

Given the fluctuating prices of crops, federal subsidies, and local and regional factors, this is an important step that requires some research. Consider multiple factors, not just the USDA’s National Agricultural Statistics Service, which is an average that can skew specific characteristics of your land.

There is the easy first step of simply talking with other farmers, ranchers and producers in the community who are doing the same thing. Also reach out to ag lenders, real estate agents who specialize in farmland leasing and sales, and the USDA’s Farm Service Agency.

Additional Considerations include:

Any existing business plan for your land that maps rental income
Current land values
Your carrying costs
The previous harvest

The USDA provides a variety of tools to help determine baseline land rental rates, including the Cash Rents Survey, current agricultural land values, the National Agricultural Statistics Service, and current USDA assistance programs.

Follow Insurance and Tax Rates and Regulations

Talk with your accountant and insurance agent about the implications of renting your land. Doing so might require additional or higher tax payments and added insurance coverage. Protect yourself and your property against liabilities.

Choose the Right Farmer

Just like renting an apartment or home, it’s important to vet potential farmers who want to rent or lease your land. Due to our pulse on the local Ag market, advertise your land through our team of agents, and interview multiple people. Make sure the person you choose shares your vision for the property, and check references if available to ensure you’re entrusting your property with someone who is knowledgeable, committed, and passionate.

Draw Up a Lease and Then Stick to It

Even if you’re leasing your land to your most trusted friend or family member, it’s extremely important to draw up a lease that outlines the rental or lease agreement, profit sharing, timeline, and any additional considerations, restrictions or qualifications. Then check in as needed to ensure both parties feel the partnership is valuable and beneficial.

How the Living Timber on Your “Cabin in the Woods” Property Can be a Money Maker

Peaceful cabin, fresh air, trees that go on for acres or miles. It’s easy to gaze out from your cabin in the woods at your forested land and see just that – a forest. But have you ever considered those trees as an investment?

Given the current skyrocketing demand for lumber, it might be time to. Lumber offers a unique way to diversify investment portfolios given that it is a sustainable, renewable resource, one we all need and use every day. The suggestion here is not to clear cut your land by any means.

Healthy forest harvesting can produce some additional income for your land, but only if it’s done sustainably. With local timber mills clambering for mature, healthy logs, there is a way to responsibly harvest trees that generates profit.

Talk to your local mill.

Pay a visit to your local lumber mills to see which woods are in the highest demand, and whether or not your timber fits the bill. Ask about what buyers are looking for and if there are any restrictions or standards your timber needs to meet in order to be profitable.

Choose wisely.

Proper forest management and wildfire mitigation are important whether you plan to sell your logs or not. A big part of this is thinning the trees, which means selectively going in and cutting down trees of varying sizes to allow for future growth.

Pro Tip: Reach out to the United States Forest Service in your area to see if they offer grants for thinning. Sometimes they do, providing incentive and income to keep your land healthy. For undergrowth, fell trees that simply aren’t thriving and allow enough space between each tree for new saplings to take root. Additionally, as you look for larger timber, select trees that might interfere with your views in coming years, but again, ensure you don’t harvest too many. Healthy trees grow most effectively in concert with each other, with the larger stands offering shelter and seeds for smaller growth.

Be patient.

If your land is home to stands of younger trees, it’s best to wait until you have enough mature trees to harvest, creating a balance between larger and smaller stands. This will most likely result in an ebb-and-flow revenue stream – something to keep in mind to help manage finances and expectations. Depending on the current size of your timberlands, it’s wise to plan for at least a few years between mature tree harvests.

Living in forested land comes with the inherent value of being so closely intertwined with nature. It also offers opportunities to make your timberland profitable while simultaneously keeping it healthy and thriving.

If you want to learn more about owning large-acre timberland, including what you’ll need to do to properly maintain and monetize it (if that is your goal), the expert team at Hayden Outdoors has you covered. Connect with industry-leading expertise on the best way to find the best land for you.

Turning Your Old-Growth Property into a Deer Sanctuary

One of the biggest rewards of owning Hunting land is the coexistence of owner, wildlife and natural resources.

Learning how to mature your property to improve opportunities for deer hunting and migration is an important part of hunting land management – and enjoyment! With fall comes the promise of big bucks and a year of deer meat, so long as the deer have good reason to move through your property.

Here are some things to consider when priming your land for long-term success and an improved environment that allows big game to thrive on your hunting property. Before you begin making ad hoc changes to your land, draw up a strategic plan that establishes the locations and co-existence of each of the elements below:

Food

While deer feeders and salt licks seem like an easy and enticing way to encourage deer onto your property, they’re not a long-term solution and add no value to your land’s ecology or forest health. It’s much better to integrate natural forage into your forest for a consistent nutrient source. A great initial step is to thin your trees, removing sick, weak or otherwise undesirable ones. This benefits in two ways – it opens up small corridors through stands of trees that allow deer to wander through with more ease and it lets sun rays reach the forest floor, contributing to the growth of deer favorites such as grape, honeysuckle, blackberry and others.

You can also add food plots throughout, making sure to locate them in or near cover such as wooded areas and swamps. It’s also important to adhere to the 60:20:20 rule – 60% cool-season perennials; 20% cool-season annuals; and 20% warm-season annuals and grasses. Seed mixes are available; you’ll just want to be consistent with weed management, mowing and fertilization as necessary.

Water

Of course, water is as important as plenty of food. If you need to establish a water source or sources on your property, you can build a small water hole, add a stock tank, kids pool or other rain collection vessel, or create a small dam or watering hole in a river or stream. Again, make sure these water sources are maintained and near a place that offers cover.

Cover

While good food and water might invite bucks through your land, keeping them there requires efficient cover. A good rule of thumb is “bed high, move low” meaning bucks like to bed higher on the property and then move through lower trees to feed and chase does. Forest management practices, like the ones mentioned above, will largely contribute to creating safe, healthy areas of cover for bucks. If you want to establish additional coverage on the property, find a spot away from any human activity – then cut down select small trees and limbs, hinge-cutting some, to help manage the overgrowth. You can also use these trimmings to create a fort-like area for additional ground coverage.

Corridors

Natural pathways such as brushy hollows, open strips and ditches offer bucks a “safe zone” to move between their bedding areas and feed fields. If these don’t occur naturally on your land, it’s easy to create them. They don’t have to be highways – 25 to 50 feet is more than sufficient. Apply the same thinning and bed-making rules to establish linear paths and trails throughout the property, naturally winding them between bedding, doe and feeding zones. Additionally, be considerate of the wind patterns that are consistent on your property before designating your planned corridors.

Weather Havens

If your property is subject to early-season freezes and large snowfalls, it’s important to plan for winter deer habitat. Diversifying your forest with endemic trees that shield from harsh winter weather, such as cedar, pine, spruce and hemlock, is important. Since deer change their behavior to survive the winter – they are typically less active to save energy, so you should account for this by including more shelter on the property.

Staging

Consider staging friendly transition zones between travel corridors, fields and food plots. A brushy edge along a field or food plot is ideal. If this doesn’t occur naturally on your land, plant shrubs in these areas and combine with felled trees from other forest thinning activity. Create a 15- to 20-foot buffer zone of bushes along the field’s edge.

Deer Stands and Blinds

It’s important to keep stand approach trails unobstructed. Remove sticks, logs and other noise-making elements and trim back brush that might absorb smell so you can reach your stand silently without detection. Also trim back branches that might get in the way of shooting lanes to increase your shot opportunities. Additionally, you can create small piles of cut trees and branches that prevent the deer from seeing you as you near your stand.

For additional insight into finding and maintaining the perfect deer hunting paradise, reach out to the agents at Hayden Outdoors. Our expert team offers extensive experience in ranch management and large-acre hunting real estate sales, connecting you with a hunting property that will serve generations to come.

Colorado’s Historic Year of Forest Fires

2020 was a historic year of wildland fires in our state. According to an article in 5280 Magazine, over 625,000 acres burned and three of the largest fires ever occurred last year (Carodine 2020). Total firefighting costs exceeded $266 million (gacc.nifc.gov). One of the blazes, the East Troublesome Creek (ETC) fire, scorched over 150,000 acres in only 1 day. That fire started and spread through forests comprised mostly of standing dead lodgepole pine trees from the bark beetle epidemic from earlier this century.

From a real estate perspective, 366 homes and 214 additional structures were damaged or a total loss in the ETC fire (cpr.org). According to a Larimer County Assessors Report, 243 buildings (of which 184 were homes) were damaged or lost in the Cameron Peak fire, affecting 469 privately owned properties (larimer.org). Total market value losses are approximately $6.4 million. The combined homeowner and auto insurance claims filed for both fires exceed $614 million, making 2020 the most expensive wildfire year ever recorded (rmiia.org).

Mountain and Rural Property Owner Resources

Wildfires across the western United States are becoming larger and more destructive and unfortunately, it may be the norm moving into the future (denverpost.com). Given the destructive nature of these large fires, it may seem that mountain and rural landowners cannot do anything to protect their investments. However, there are many steps that can be taken to improve safety while maintaining property values. These include doing mitigation work around homes and outbuildings to enrolling in a federal or state program that can help offset the cost of bringing in a contractor to do work on a property. There are a myriad of websites and articles on the internet available to landowners to help guide the decision-making process. Included here are a curated selection that may be valuable to readers of this article (Hayden Outdoors Real Estate does not endorse any specific organization or program, these are for information purposes only)

Forest Fire Preparedness Resources

East Troublesome Creek and Cameron Peak Fires: A Photo Tour

In March 2021, Dr. Christopher Licata, a Forest Ecologist who recently joined the Hayden Outdoors team, did a driving tour of the area impacted by these two wildfires. His wife, Segrid, documented the damage to the forest and several of her photos are included here. Visit Dr. Licata’s Profile page to contact him for more info on this topic.