Expert Recommendations for Buying Row Crop Farmland

A century farm is one that’s been in a family for over one hundred years. It’s an obvious enough fact, but one you probably wouldn’t come across unless you were talking to a farmer who owns one, like John Herrity.

To clarify, he’s not the sole owner of his family’s ground – he and his siblings all claim a stake – but his family has been working the soil since 1888. Today, John mostly focuses on real estate as a recreational and large-land real estate specialist at Hayden Outdoors. But he didn’t get there by way of the city. John knows row crop farming as well as anyone can, because he’s been a part of it since he was born – a generational learner of loving and working corn and soybeans in rotation as constant as calendar years.

On a recent afternoon, John talked through some of the most important things to consider when buying row crop farmland providing a glimpse into the life-long expertise that sets Hayden Outdoors real estate agents apart from the rest.

What is “Row Crop Farming?”

In its simplest terms, row crop farming, or row cropping, is production agriculture. Plants are grown in rows and then harvested by the farmer. John adds, “It has its benefits, like tractors being able to move through fields without harming the plants, allowing for easier cultivation, watering, and maintenance. Row crop farming also facilitates the optimal number of plants per acre of ground.”

What are some of the best crops for row crop practices in the Midwest and/or as an investment?

The Midwest is row crop country. South Dakota, Nebraska, Colorado, Kansas, and Iowa all offer premium farm land and growing conditions. Farmers can cultivate a variety of crops, including corn, soy, wheat, alfalfa, and organic vegetables. In the Dakotas, Iowa, and Illinois, corn and soybeans rotate because corn typically takes a lot of nutrients out of the soil while soybeans allow the land to replenish. In some parts of the region, and with the right fertilizers, it’s corn on corn combined with some no till practices.

How can farmers optimize yield and productivity in row crop farming?

The short answer is a few words – good crop rotation, herbicides, fertilizers, and watering. To elaborate on that, optimizing crop yield and productivity involves using a combination of sustainable farming practices such as precision agriculture, soil health management, and crop rotation. Farmers can collect and analyze data and then make informed decisions about when and where to modify practices resulting in more efficient resource use and increased crop yield.

What should a buyer consider when looking at farmland in the Midwest for row crops?

It depends on what type of buyer it is. According to John, “There are generally two types of row crop buyers – producers and investors. Producers should look at the land for what they can grow. These days, the typical ag land buyer is very savvy. They know what they’re buying, the crops, numbers, and yields. Investors are interested in the income of the land and will want to invest in property that provides a viable return.”

Why is soil health important in row crop farming?

Soil health is important in any kind of farming, but particularly in row crop farming. It directly affects crop health and yields and the sustainability of the land. There are a variety of things farmers can do to improve soil health such as cover crops, composting, reduced tillage, and using fertilizers. John points out, “It’s important for row crop farmers to work with an agronomist who can take soil samples and determine which nutrients need to be supplemented.” Corn and soy rotation is considered best practice to help preserve soil health.

What is precision agriculture and what are the benefits in row crop farming?

Precision ag turns the field into a grid and farmers can take soil samples within that grid, pinpointing areas within the field that need less or different fertilizer. It reduces waste and input costs as well as minimizes environmental impact. “A lot is happening in the farm world that is making farming easier and more precise. There are GPS tractors that don’t require steering. In Brazil, they’re testing autonomous tractors. Pivot systems that have GPS functions are another technological breakthrough in farming. You can be sitting on your boat on the lake and water your fields from afar.”

What are some of the technologies used in sustainable agriculture for row crop farming?

There are a variety of row crop farming practices that prioritize environmental sustainability while optimizing crop yield, including reduced tillage, cover crops, composting, and organic farming. Reducing tillage can improve soil health and mitigate erosion while also increasing carbon sequestration. Cover crops aims to retain soil moisture, reduce weeds, and provide habitat for beneficial insects. Composting contributes to soil health and fertility, which reduces the need for synthetic fertilizers and organic farming eliminates the use of harmful pesticides and fertilizers.

What are some of the best practice irrigation techniques being used in row crop farming to conserve water?

As water and irrigation become increasingly relevant issues throughout the U.S., finding ways to conserve has also become important to a farm’s sustainability. While there are a variety of new technologies out there, such as drop irrigation, soil moisture sensors, and remote monitoring systems, John notes the most effective water saving technologies are actually within the seed selection itself. “Seed companies are researching genetically modified seeds that require less water or rainfall. It starts with knowing your regional seed salesman. Seed companies help educate farmers on what works best for that region and grow zone. It’s key to establish a relationship with a local agronomist for precise soil testing and amendment requirements.”

What future opportunities do you see coming up in row crops?

“If you’re looking to get into row crop farming, it’s best to find a farmer who is looking to pass the farm along to a younger generation. Farming used to be very generational – changing hands from parents to children and so-on. But these days, some kids don’t want to take over the family farm. They think the life is too remote or too difficult. In some of these cases, farmers can find someone who is looking to get into row crop farming. Other times, older generations don’t want to burden the younger family members with the estate, so they’ll sell the farm. We are seeing farms being sold to investors or real estate investment trusts (REITs).”

There are also government programs that can subsidize farm ownership if your land is enrolled. Farm Credit Services provides great lending opportunities for both investors and producers, and the Farm Service Agency offers first-time farmer financing up to $600,000.

In all, what makes the Midwest such great farm country?

In thinking about what makes the Midwest such optimal farm country – as it has been for hundreds of years – John replies, “Great climate, good rainfall. Farmers can increase their yields without additional irrigation. And of course, back in the day, pasture was important, too. Farmers found a good place to raise cattle, hogs, and families. And they settled and stayed.” Much like John’s family did in Elk Point, South Dakota in 1888.

These days, farms must meet an ever-growing demand, and families don’t always settle in for generations like they once did. But row crop farmland remains a very valuable commodity, and finding the right real estate agent to help you buy or sell it is essential to success.

The land experts at Hayden Outdoors know soil types and how to put a value on them. They understand regional rainfall, how much water it takes to grow corn, and what type of irrigation a particular crop requires. They’re an effective go-between for investors and producers. These aren’t your typical real estate agent qualifications, but it is the type of skill set you’ll find in your Hayden Outdoors professional – someone who knows how to buy and sell row crop farmland because it isn’t just a job or a hobby; it’s a lifestyle.

What Really Makes the Best Turkey Hunting Land?

A large eastern turkey strutting in a field spring turkey hunting land

Here’s a challenge: talk with Brandon Pendergrass of Hayden Outdoors for more than two minutes and try your hardest not to fall in love with turkey hunting. And not just the idea of it, but the lifestyle of it – the actual interaction with the birds and the habitat and how it all comes together on one idyllic springtime day in Missouri. Or Nebraska. Or Tennessee. Or Texas. Take your pick of premier turkey hunting land in the US.

“Turkey hunting is a great gateway for anyone looking to learn more about hunting or just wanting to be outside, connecting with the land. It’s the perfect day because it happens in the spring, when the weather is warm. And it doesn’t take all day if you’re with someone who knows what they’re doing. So after hunting it’s time to fish in a nearby pond, river, lake, or creek where the fish will be hungry, because – again – it’s spring and all animals are. Then go scout for some mushrooms. Then fire up the grill and cook that fish or that turkey while you drink some sweet tea. Maybe in a field, maybe in a small stand of timber, maybe along some water. Sit in the sun and enjoy. That’s what it’s all about.”

Sign us up.

Meet Brandon

Brandon has been an expert on turkey hunting nearly his entire life, beginning with his morning chores on his family’s 500-acre farm in southern Missouri when he was a kid. “It was my job to feed the pigs before the bus came to take me to school, and the turkeys were always gobblin’ back there, so I spent a lot of time with them, watching them, listening to them.” From there, he started hunting turkeys with friends, became a devout turkey hunter by age 16, and he’s been all-in ever since, moving onto guiding, hunting show appearances, and competitions all over the country.

Brandon recently gave a rundown on what to consider when buying turkey hunting property. Here are some tips, including his expertise and insights.

What makes a good turkey hunting property?

When buying turkey hunting land, you should consider factors such as location, size, terrain and habitat. Look for land that has plenty of natural vegetation, water sources, and cover for turkeys. According to Brandon, a mixture of landscape is key, as is close proximity to water. “The perfect property would be 50% open space and 50% timberland. Big, mature timber will offer a lot of roost trees and food sources like acorns and berries. Look for some overgrown fields with native grasses and property that provides a variety of food sources. A majority of the time, turkeys will try to find roost sites that are close to water, so if you use the land year-round, it’s important to have a water source such as a spring, pond, lake, or other source that’s resistant to drought.”

Why is now a good time to invest in turkey hunting land in the Midwest?

Brandon cites one of the tenets and most important truths of real estate investment, “There’s never a bad time to invest in land, because there’s only so much of it.” This is particularly relevant to turkey hunting property. Luckily, the United States features a variety of states that offer premier turkey hunting land, such as Missouri, Nebraska, Tennessee, Texas, and Florida.

The time to buy is when the right property pops up, so the best thing you can do is be prepared. Make sure your financing is secured, and contact your local recreational land real estate expert. Hunting land can be a very valuable and lucrative investment – monetarily, personally, and generationally. Back to Brandon’s ideal spring day, owning your own turkey hunting land can be a great way to bond with friends and family, establishing the kinds of adventurous traditions that are harder and harder to come by in today’s busy world.

What are some ways owners can offset the cost of buying turkey hunting land?

Logging the timber on your property is a great way to generate income from the land. Selective logging can help open up food plots and create road systems. If the land is conducive to farming, you can lease the land to a producer, which is also great for turkey hunting habitat as it provides a consistent food source.

Another income opportunity to consider is leasing the land to other hunters, hunting outfits, or hunting guides. This can add to the value of your asset, demonstrating the property’s productivity and income possibilities.

What are the biggest differences between turkey hunting on private and public land?

The first part of the answer is probably the most obvious, “When you own a good piece of hunting ground, you control all of that,” says Brandon. No competing for spots on opening day, pressured birds, or other bird hunters. It also ensures your hunting experience is private, uninterrupted, and most importantly, safe. He adds, “Safety is a big point. There’s also the pressure put on the turkeys. You can control or better regulate the pressure on the flock when hunting private land. Public birds can be pressured making it harder to hear or locate them. It also allows you to better control the habitat.”

What are some effective ways to scout for quality turkey hunting land?

Start with mapping. Mapright, onX, and Google are all excellent sources of information as is aerial imagery. Look at the area as a whole to understand the location and surrounding properties. Talk with other local landowners and hunters to gain insights. Look at the habitat.

Pull on your best hiking boots and walk the property (with the current owner’s permission). This is particularly important to do right at daylight in the spring if possible. This is probably the most effective way to locate signs of turkey activity and learn more about the habitat.

Brandon’s pro tip? Bring binoculars so you can glass fields. This can help you scout and see the landscape and population or activities of the turkeys. Also consider calling the listing agent to ask about the history of the land as it relates to turkey hunting, including looking at any trail cam pictures or other documentation.

What kind of land maintenance should you consider to improve your chances of success in the field?

The beauty of owning the land is your ability and freedom to personalize it to your needs and preferences. You can design the property to attract turkeys by planting specific vegetation, building cover such as ground blinds, putting in roads or openings, and planting food plots. It’s important to understand how flocks have behaved in previous seasons, and customize the land to cater to those habits.

Brandon suggests establishing a road system and watering holes. “Turkeys rely a lot on their eyesight. They like spaces where they can feel comfortable coming out and strutting with their hens. Road systems allow you to slip around quietly as you’re turkey hunting.” He also suggests letting some old fields grow to become more dense with native grasses and flora, while cutting down other taller grasses. Consider planting chicory, clover, or other turkey-friendly food sources. In short, habitat variety is essential. And when you own the land, you can establish multiple hunting locations for cover and ground blinds based on previous flock activity for different scenarios.

What is the biggest benefit of having a turkey hunting land expert as your real estate agent?

Brandon points out that working with a recreational land real estate agent offers huge benefits. “You’re talking to someone who not only understands the business of real estate; they’re also passionate about the outdoors. As outdoorsmen and women, even if they’re not a turkey hunter, they will have been paying attention to the land, making note of when and where they see wildlife, and for how many days in a row. These details set the experience apart from working with a traditional residential or commercial agent.”

The Investment of a Lifetime

Brandon leaves us with this thought, “Purchasing turkey hunting property you can utilize in the springtime will be one of the best investments of your lifetime. It’s an all-inclusive experience that creates an immediate connection between you, the birds, the land, your friends, and your family.” It’s a pretty special thing – to have that kind of unlimited access to prime turkey hunting land, and to create the traditions and memories that come along with it.

If you’re looking to buy prime turkey hunting land, contact the recreational real estate specialists at Hayden Outdoors, where the reason you should is right there in the name. All of the agents are experts in the great outdoors. They know where to look and what to look for when it comes to buying an ideal hunting property in your neck of the woods.

Brandon Pendergrass photo below with fellow agent Jeff Lovan and Bree Lovan.
Also pictured with hunters in Hawaii as a guide.

Pro Tips for Buying & Managing Duck Hunting Land

a beautiful marsh at sunset as an example of buying duck hunting land

When it comes to vast swaths of land, it doesn’t seem like 300 yards affects if 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 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’ll 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

In a recent chat with Hayden Outdoors Director of Sales John Herrity, the most common and biggest obstacles to selling a farm 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.