A Beginner’s Guide On How To Buy A Ranch

Rolling hills that stretch for thousands of acres. The scent of sagebrush, the sound of cattle lowing, horses saddled at dawn, and neighbors gathering every spring for branding season. Ranch life is deeply woven into the fabric of American heritage, but the dream of starting a ranch is far more than cinematic nostalgia. Understanding how to buy a ranch is the first step toward making that dream a reality.

Beyond the wide-open spaces lies a way of living that demands 24/7 commitment, high operating costs, property tax planning, knowledge of pasture and soil health, and the grit to weather both literal and financial storms.

Whether you’re drawn to the way of life or see potential in land ownership, learning how to own a ranch or how to start a ranch involves much more than signing a deed. With insight from the ranch real estate experts at Hayden Outdoors, here’s what you need to know before buying a ranch—from land selection to long-term planning, we’ll give you the blueprint to start your next adventure.

Table Of Contents

• Is Buying A Ranch A Good Investment?
• What Qualifies A Property As A Ranch?
• Which State Is Best To Buy A Ranch?
• Cost Per Acre – How Much Does It Cost To Buy A Ranch?
• How To Avoid Common Mistakes When Buying A Ranch
• Due Diligence Checklist For How To Buy A Ranch
• Typical Timeline To Buy A Ranch
• Pro Negotiating Tips When Buying A Ranch
• Legal And Regulatory Considerations
• How To Start Monetizing Your Ranch Land
• How To Finance Your Ranch Purchase
• How To Find Land To Start Your Dream Ranch

Is Buying A Ranch A Good Investment?

The answer to this question is another question: Why are you buying the ranch in the first place? Do you want to realize a return on your investment? Are you in it to sell cattle and make a profit?

Or is your search into how to buy and start a ranch focused more on the joys of the ranching way of life? These two categories are quite different, so let’s break them down separately.

Will I make money owning a ranch?

If you’re looking to make money through your ranch, it’s wise to adjust your expectations before you purchase the land. Traditional ranching, especially cattle or hay operations, typically offers low cash returns, somewhere in the ballpark of 2 to 4% annual ROI (sometimes less than that).

Ranches come with a lot of overhead, so the basic costs of owning and starting one can be steep. Ranch profits are usually pretty slim, due to high input costs, volatile markets, and weather unpredictability.

Of course, the value of the ranch land itself will most likely appreciate over time, especially if your ranch is in a well-located, highly desirable area. Ranch owners can take advantage of some tax benefits, such as agricultural exemptions, depreciation, and 1031 exchanges that improve net return.

These benefits will vary by state, so make sure to consult a CPA familiar with owning ag property before you buy and start your ranch.

Will owning and starting a ranch make me happy?

Obviously, the answer to this question is up to you, but as it relates to return on your investment, it’s an important consideration for many people. Often, buyers view a ranch as a personal asset rather than a pure profit vehicle. Ranch land offers privacy, recreation opportunities such as hunting, fishing, and owning horses, and a daily connection to wild spaces. Ranches are frequently passed down from generation to generation, establishing family legacy and opportunities for generational wealth.

Whatever your reason for buying a ranch, you’ll want to consider the holding period and liquidity factors. These types of properties are hard to sell quickly—it can take a special buyer or buyers who want to take on the responsibility and cost of owning one—and values can fluctuate with the ag or real estate markets. Maintaining a ranch must continue while you’re looking to sell your property, meaning that even when you’re done with your ranch, it’s not necessarily done with you. Fences still need to be fixed, watering systems maintained, and equipment serviced. There are ways to offset the costs of ranch holding periods, such as diversifying income with livestock, hunting leases, hay production, solar or wind leases, or agritourism, but these can also require investment and infrastructure.

The bottom line is that ranches aren’t typically high-profit generators. However, there is the pure magic of owning one, the freedom, and the family legacy value. If you value long-term land appreciation, tax advantages, and living the ranch way of life, a ranch can be a smart and resilient investment, especially when it’s well managed.

What Qualifies A Property As A Ranch And Why It Matters

When considering how to buy a ranch, it’s important to understand what officially qualifies a property as a ranch. While there’s no federal definition, many state and county regulations do set minimum acreage and agricultural use requirements that can impact tax exemptions, zoning classifications, and operational status.

There’s no universal size threshold for owning a ranch. You might raise a few head of cattle on five acres and rightfully call it your ranch. The more formal definitions usually depend on land use—specifically, how your state or county classifies the property in terms of taxes, zoning, and regulation.

Before buying a ranch, start by researching local definitions and requirements. Understanding how your land is classified could help you secure agricultural tax exemptions, which may significantly reduce property taxes.

These requirements vary widely by location, so if you’re learning how to start a ranch, it’s essential to speak with a knowledgeable ranch land real estate professional. They can help you determine how land use classification may affect tax benefits and meet your county’s ag appraisal standards.

Top Ranching Places – Which States Are Best To Start Or Own A Ranch In?

Tell someone you’re thinking of buying a ranch, and the West is most likely the first place that comes to mind.

With its wide-open spaces, big sky country, pioneering heritage, and rich history of settlers moving cattle from one pasture to the next, western states have been home to the country’s most famous ranches since the Homestead Act. It’s a go-to region for starting a ranch.

You can start your search for land by looking at ranches for sale in Montana, Wyoming, Idaho, Colorado, and Utah. Or, consider things from a different perspective, one that weighs purpose and benefit over location.

The Best States To Start And Buy A Ranch For Beginners

If you’re just starting the business of owning a ranch, affordable land and relatively straightforward regulations are good criteria to look for. There are a variety of other factors to think about, like your goals, budget, and how much time you can commit to the operation. But for those looking to get a flavor for ranch life, these are three strong states to consider:

• Oklahoma – With its relatively low land prices, established ranching and ag culture, and easily navigable plains, Oklahoma is a great state to buy and start a ranch.
• Texas – Beyond the state’s long history of ranching and cowboy spirit, it offers an extremely large land area with a wide variety of price points, as well as less restrictive zoning for rural and ag use.
• Montana – Depending on where you’re looking, Montana’s ranchland can be relatively affordable (typically in the eastern part of the state), making it a great option to start a ranch. However, as ranching has gained popularity in recent years, some regions have experienced land price increases. That said, Montana does offer the benefit of tourism and recreation if you’re looking to diversify your land use.

Make sure to consider the following “beginner-friendly” ranch ownership criteria:

• Land price and entry cost
• Regulations, zoning and agricultural exemptions
• Water and grazing infrastructure
• Local ranching culture and support services
• Access and infrastructure
• Climate, soil, and market access (risk profile)
• Resale and appreciation potential

The Best States To Start And Buy A Ranch For Cattle Operations

For those looking to start or buy a ranch specifically for cattle operations, including grazing, water access, and proximity to markets, these states offer key advantages:

• Montana – World Population Review ranks Montana #1 for “Cattle Ranching by State 2025.” The area’s long history of ranching makes it easier to find established cattle ranches with good water infrastructure and grazing capacity for you to start your ranching journey. However, remote locations can increase costs, and winters can be particularly harsh.
• Texas – The Lone Star State combines extensive land tracts with strong transportation and logistics advantages for moving cattle to market.
• Kansas – Again, World Population Review recognizes Kansas among the top cattle-ranching states primarily for its grazing and established cattle operations. It also offers a convenient central location within the U.S. for access to feed, markets, and transport.
• Nebraska – The famous Sandhills Region is notable for cattle grazing on native grasses. An already-established beef industry means good market access and feed crop support. However, keep in mind that some regions may require more investment in watering systems or fences, and winters can be challenging.

For those determining how to buy a ranch for cattle ranching, consider the following:

• Grazing capacity and land quality
• Water access and water rights
• Feed and forage support
• Market proximity and transport logistics
• Existing infrastructure
• Climate and stress risk
• Regulatory and lease opportunities
• Land cost relative to profit

The Best States To Start And Buy A Ranch For Tax Benefits

Given the cost of starting, owning, and running a ranch, tax benefits and offsets can be an important factor when buying your property. Here are the most tax-friendly states for those looking to start a ranch:

• Texas – With no personal state income tax and a well-established agricultural use appraisal system (ag exemption), Texas can be a good place to ranch for profit.
• Wyoming – Similarly, Wyoming doesn’t have an individual state income tax, and the property tax system is known for being friendly toward landowners. You will still be required to pay property tax and will want to make sure your land qualifies for agricultural/grazing productivity rules within the county where you purchase.
• Montana – While ranch owners in Montana do have to pay state income tax, its agricultural land classification laws are known to be favorable to farmers and ranchers.
• Additionally, Florida, South Dakota, and Alaska can fall into the category of being tax-friendly for those looking to start a ranch.

Important criteria to consider for any state:

• Does the state have personal income tax?
• Does the county offer agricultural classification for property tax (i.e., taxing on productivity instead of full market value)?
• What are the eligibility requirements, including minimum acreage, minimum production, and years of use?
• What are the ongoing obligations, such as filing forms and proof of use?
• Are there rollback taxes or penalties if you change the use of the land from ranching to development or recreation?
• How significant is the tax deduction compared to the property value of the land?
• Are there sales tax or equipment tax breaks for agricultural operations?
• How do other taxes, such as property tax rates, sales tax, and estate or inheritance tax, stack up?

The Best States To Start And Buy A Ranch For Water Security

As the global climate changes, agricultural production can become more unpredictable and harder. Those looking to buy and start a ranch in a region that offers water security and climate resilience might want to start in these notable locations:

• The Nebraska Sandhills – The vast subterranean network of sand, gravel, and shallow groundwater nourishes perennial grasses and meadows through both wet and dry years. The result is a large patch of the interior U.S. that has a strong track record for cattle ranching.
• Kansas-Oklahoma Flint Hills – This resilient portion of the county is one of the largest intact tallgrass prairies left. The deeply rooted native grasses, frequent prescribed burns, and pristine streams support happy cows throughout the year.
• Northeast South Dakota glacial prairie – Multiple shallow aquifers like the Big Sioux, Antelope Valley, and Prairie Coteau report high well yields. Additionally, ongoing watershed projects protect lake and stream water quality, and prairie pothole and wetland hydrology offer buffers to dry spells, making this area particularly resilient to dry climate swings.
• Wallowa/Grande Ronde Valleys in Northeastern Oregon – Consistently strong snowpack feeds surrounding rivers and streams throughout the growing season, making this area reliably good for ranch irrigation and water supply.

Things to consider when buying and starting a ranch based on climate and water availability:

• Check water rights and groundwater depths.
• Understand pasture carrying capacity.
• Know your infrastructure costs.
• Take climate projection and risk into account.
• Look at resale value, diversification opportunities, and flexibility.

The Best States To Start And Buy A Ranch For Appreciation Potential

Rural land has become a hot commodity these days. If you want to look beyond your ranch years to the future sale, appreciation, and market value of your land, explore these states:

• Texas – The size and diversity of Texas allow for multiple value drivers, including cattle ranching, hay production, hunting, and leisure opportunities, and possible future development. The state has also continued to see population increases, which means more potential buyers when it’s time to sell.
• Montana – Big Sky Country has been a media darling for decades, but the attention and interest have piqued in recent years. Land prices in some sections of the state remain affordable (and border on more expensive tracts of land, increasing the value), and the recreational opportunities are highly desirable, from fishing to hunting and mountain living.
• Interior or rural Florida – Retirees, tourism, and recreation have driven Florida’s land prices up in recent years. Given its friendly climate, land diversification opportunities, and developer-friendly attitude, Florida offers profit potential to those looking to start a ranch that will increase in value.

Areas To Avoid Buying Ranch Land

Prime ranch land requires specific conditions. If you’re in the market, make sure to avoid the following:

• Drought-prone or water-insecure regions
• Natural disaster or harsh climate zones
• Over-regulated or tax-heavy states
• Marginal or degraded grazing land
• Remote or access-limited properties
• Areas facing rapid urban interface or encroachment
• “Cheap land” traps (if it seems to be too good to be true, it is)

Cost Per Acre – How Much Does It Cost To Buy A Ranch?

As is evidenced by the list above, a variety of factors go into pricing ranch land. Determining how much a ranch costs, or how much it will cost to buy one, depends on factors like location, local zoning and ag requirements, views, and desirability.

According to the United States Department of Agriculture (USDA), the average farm real estate value across the U.S. in 2025 was $4,350 per acre, while the average pastureland value was $1,920 per acre. Pricing and valuing actual “ranch land” is difficult, given that there is no official designation for ranches.

Key variables that affect ranch land cost include:

• Location and access
• Water rights and infrastructure
• Quality of land and forage
• Development and recreation potential
• Size and scale
• State and county tax and regulation environment
• Market demand and supply

If you’re looking to buy a working cattle ranch in a decent location that allows for water and grazing but doesn’t offer any luxury amenities, you’re probably looking in the $2,000 – $7,000 per acre range, again, depending heavily on the criteria above.

Extremely remote land might go for closer to $2,000 per acre, while high-end, highly desirable and luxury ranches can go for upwards of $10,000 per acre. If you have a location, size and goals in mind, talk with a local ranch real estate specialist to learn more about the best ways to price ranch land in that area, and what you can expect to pay per acre when looking for ownership opportunities to start your ranch.

Common Mistakes First Time Ranchers Make When Buying A Ranch (And How To Avoid Them)

Knowing what you’re truly getting into when starting and buying a ranch will help save you time, money, heartache, and headaches down the ol’ dirt road. Many first-time ranch owners, even those with business experience, make the same handful of costly mistakes when buying land.

Here are some of the most common pitfalls and specific steps you can take to avoid each one.

Underestimate the Operating Costs: Don’t assume buying the land is the main expense. Starting and running the ranch requires plenty of capital, including feed, fencing, fuel, repairs, taxes, and veterinary care.

Avoid It: Create a detailed budget before you purchase your ranch, including livestock feed, equipment, labor, insurance, water and utilities, and property taxes. A good general rule is to assume at least 10 to 15% of the property value annually for maintenance and operations. Talk to local ranchers and ag specialists to get accurate numbers for your area.

Overlooking or Overestimating Water Availability and Rights: It might be a beautiful plot of land, but if it doesn’t offer a reliable water source, or if the water rights are shaky or unclear, you can’t sustain livestock or crops.

Avoid It: Verify the legal water rights with the county or state water agency. Inspect wells, springs, and the irrigation systems before buying your ranch. Ask how deep the well is, what its flow rate is, and if there are seasonal creeks, ponds, or other natural water sources on the property. Finally, review the drought history of the area and identify any local water restrictions.

Misjudging or Not Understanding Carrying Capacity: Don’t buy land based solely on size. Not all acres are equally productive, and overgrazing quickly degrades soil and pasture.

Avoid It: Calculate how many cows the land can support year-round (animal unit months or AUMs). Consult the NRCS or county ag extension offices for forage productivity data. If you’re new to this world and are just beginning your journey of starting a ranch, consider starting small, increasing stock rates only after monitoring pasture health for at least one full season.

Ignoring Infrastructure Needs: Don’t forget the cost of fencing, corrals, barns, power, or roads, especially on raw or undeveloped land.

Avoid It: Make sure to include money for improvements in your budget. Inspect all existing infrastructure before you buy your ranch to make sure it’s functional and account for improvement costs if it’s not. Make sure the property has legal access and all-weather roads for trucks and trailers.

Not Understanding Zoning and Tax Rules: Don’t assume your property automatically qualifies for ag exemptions or livestock qualifications.

Avoid It: Confirm zoning classifications and allowed land uses with the county before you buy the ranch. Ask about rollback taxes if the land loses its ag status.

Understanding Climate and Environmental Risks: Don’t overlook any pattern of droughts, wildfires, floods, and extreme winters in your region.

Avoid It: Review climate data for the last 20 to 30 years, as well as USDA drought maps. Ask the locals about typical weather and any climate hazards. Invest in winter storage, firebreaks, and insurance early on in your ranch ownership.

Overestimating Personal Labor Skills: Avoid assuming you can run everything yourself. Odds are, you can’t.

Avoid It: Start small and scale up once you’ve gained some experience. Hire or consult a ranch manager for at least your first year, and consider taking courses in grazing management, livestock health, and equipment operation as you become more skilled in how to start a ranch.

Ignoring Resale Value: Don’t forget to look to the future when you buy your ranch. Some remote or over-specialized properties can be hard to resell.

Avoid It: Choose land with versatile use in a desirable location with viable access, and that does not come with any unclear easements or boundary disputes.

Due Diligence Checklist: How To Buy A Ranch Like A Pro

The best place to start the ranch buying process is with an expert in large-acreage purchases. But it’s equally important to come prepared, understanding what you need to look out for, where the sale might go astray, when to walk away, and future considerations.

This is our expert checklist of things to do before you buy a ranch:

Physical Property Due Diligence

• Make sure to work with a surveyor to confirm all property boundaries.
• Test the soil for pH, nutrients, organic matter, carbon content, soil texture, and structure.
• Test the water and make sure you understand the water rights associated with the property and have documentation of them.
• Assess the condition of the fences, including perimeter fencing and cross fencing.
• Inspect all existing infrastructure, including barns, wells, septic systems, roads, cattle guards, corrals and pens, loading chutes and ramps, tanks and troughs, hay barns and sheds, grain bins and feedlots, and machinery.
• Evaluate the grazing capacity of the land or the maximum number of animals (or animal units) a given piece of land can support over a specific period without damaging the ecosystem.

Legal and Title Due Diligence

Do a title report review, looking for the legal description, confirmed total acreage, any liens, easements, and right-of-way agreements, mineral, water, and timber rights, encroachments or boundary issues, access and right of entry, covenants or HOA agreements, unpaid property taxes or special assessments, and title exceptions.

• Confirm all water rights.
• Confirm all mineral rights.

Operational Due Diligence

• Review existing leases, including grazing, hunting, and mineral leases.
• Verify the property’s agricultural exemption status.
• Check for any government program participation, including CRP or easements.
• Assess the livestock and equipment included in the sale.
• Review the historical income and expense statements associated with the ranch

Environmental Due Diligence

Make sure you understand all environmental and ecosystem impacts associated with your ranch, including an endangered species habitat check, wetlands delineation, contamination assessment, and flood plain mapping.

What Is The Typical Timeline For Buying A Ranch?

Generally, starting and buying a ranch is a longer and more complex process than buying residential real estate. There’s the size of the land, the extensive due diligence, and often livestock and equipment involved.

While these ranch buying timelines can vary for specific circumstances, you should allow for the following:

• Initial Research and Budgeting (determine what you can afford and what kind of ranch you want): 2 to 6 weeks
• Property Search and Shortlisting (identify properties that meet your size, water, and access needs): 1 to 3 months, depending on inventory
• Offer and Negotiation: 1 to 3 weeks
• Due Diligence/Escrow Period: 45 to 90 days
• Financial and Appraisal (concurrent): 30 to 60 days
• Final Walkthrough and Closing: 1 to 2 weeks
• Post-Closing Transition: 1 to 3 months

In total, you should plan on spending between four and nine months to buy a ranch. Work with an experienced ranch real estate agent to help you find the right property and navigate the many steps involved in buying a ranch.

Pro Negotiating Tips When Buying A Ranch

While you might be able to walk the walk when you wander onto a ranch, talking the talk when you wander into the process of buying a ranch is equally valuable to your success with the property. Show up prepared to negotiate and stand up for your values and long-term goals.

Understanding the Seller

It’s the first question many buyers will ask: “So, why are you selling your ranch?” And it’s a very important one. Knowing why someone is walking away can help you determine if it’s a good deal for you to start your ranch on this land.

Are they selling out of financial, operational, or climate distress, or was the sale planned?

One of the most important factors when determining how to buy a ranch is knowing how to identify a motivated seller and read between the lines in a ranch property listing.

• “Priced to sell/bring all offers” can mean the seller is open to negotiation.
• “Owner financing available” might signify the seller needs cash flow or a quick sale, not just top price.
• “Estate sale/heirs wish to sell” lets buyers know the estate is being liquidated and the sale is most likely time-sensitive.
• “Longtime owner retiring” allows the seller time to find the right buyer, possibly prioritizing a smooth sale over maximum price.
• “Back on the market” can mean a prior deal fell through. If this is the case, it’s important to inquire as to why.
• “Price reduced” or multiple reductions are signs a seller has tested the market and is adjusting expectations.
• “Sold as-is” means the seller simply wants to get out from under the property without investing more time or money. This can mean a quick close if that’s what you’re looking for.

Negotiation Strategies

• As the buyer, it’s important for you to understand what the seller’s motivation is for selling the ranch. This can help determine a strategy for negotiating key points or a final price.
• Offering a strong down payment shows your commitment to the sale and your legitimacy as a ranch buyer.
• If you’re looking for seller financing, keep in mind seller-financed ranch notes typically run from 3 to 10 years, not 30.
• Discuss potential interest rate terms.
• Be transparent about your goals and financial options to establish trust.
• Discuss post-closing support or transition agreements with the seller. For example, the current ranch owner might be more inclined to sell to you if you promise to keep current employees on staff or maintain special aspects of the property.

Alternative Acquisition Strategies

• Look for off-market deals. This is where it’s critical to develop a strong relationship with a seasoned real estate agent or broker who knows the ins and outs of how to buy a ranch.
• Time your offer with seasonal shifts or other economic considerations or factors.

Ranch Buying Legal And Regulatory Considerations

Starting and buying a ranch involves multiple layers of law, including real estate, water, agriculture, environment, and sometimes federal land use. Examine the following before closing on any ranch property.

• Property Title and Ownership – Ensure you’re buying full, marketable ownership and the land doesn’t come with any hidden rights or associated disputes.
• Water Rights and Usage – Water is the most valuable asset on most ranches. Make sure you understand your water sources and rights.
• Mineral, Oil, Gas, and Timber Rights – Who holds claim to subsurface and surface resources can dramatically affect both the value of your ranch and how much you enjoy it.
• Easements and Access Rights – Given their vast sizes, easements are common on ranches and can be beneficial or restrictive.
• Agricultural Zoning and Land Use Regulations – Ranching operations must comply with county and state zoning and land-use codes.
• Environmental Regulations – Environmental laws can affect grazing, water, and construction. Understand any associated regulations before you buy and start your ranch endeavors.
• Federal and State Grazing Leases – Some western ranches include public land grazing permits through BLM or the U.S. Forest Service.
• Taxes and Agricultural Exemptions
• Operational and Labor Regulations
• Improvements to Wells and Septic Systems
• Leases and Third-Party Agreements – Examine grazing, hunting, farming, oil, gas, wind energy, or conservation agreements.
• Local and State-Specific Regulations

Start Monetizing Your Ranch Land – How Do Ranches Make Money?

If you’re buying a ranch with the intent to monetize your ranch land or offset some of the operation costs of owning it, you’re in luck. Ranches offer a variety of ways to increase profit margins.

Here are some ways you can make money off your ranch land—the obvious and less so:

• Cattle production
• Hay, forage, or crop sales
• Livestock diversification, such as sheep and goats, horses, or bison and elk
• Ranch leases for grazing, hunting, or fishing
• Event hosting
• Agritourism and recreation
• Conservation programs
• Land and resources leases for wind and solar energy, cell tower, and data-site or timber harvesting
• Irrigation water sales
• Film and photography locations
• Real estate and development
• Carbon and ecosystem credits
• Renewable energy storage
• Educational or nonprofit partnerships
• Roping arenas and equine experiences

If you’re buying a ranch, it’s best to start with your personal goals for ownership before you look to expand your revenue streams. Start with land health—grazing capacity and water determine your profit line.

Diversify slowly at first, adding two to four revenue streams for stability. Maintain your agricultural use to preserve tax status and exemptions. Think long-term, keeping conservation and soil health in mind for increased production. Offer an authentic ranch experience to visitors looking for a more rural experience.

How To Finance Your Ranch Land Purchase

There are a variety of financing options when determining how to buy a ranch, particularly if you’re a first-timer looking to start a new operation. It’s best to talk with your bank, your CPA, and your real estate professional to determine which is best for you.

• Conventional Bank or Mortgage Loans – This form of financing is best for those buying a small property or hobby operation near town. It’s traditional, stable, and straightforward.
• Farm Credit System and Agricultural Lenders – These programs work well for income-producing ranches with more established ranchers. They specialize in rural and ag properties and understand livestock operations, water rights, and ag exemptions.
• Agricultural Land Loans or Raw Land Loans – You can secure this type of loan for vacant or undeveloped land. These loans are typically offered by rural banks or ag-specialist lenders, and are based primarily on land value and borrower credit, not property income.
• USDA Loan Programs – If you’re a beginner rancher or a smaller operation (<$500,000 in annual sales), USDA loans are something worth looking into as you start your ranch. They offer a lower interest rate and the possibility to finance land, livestock, or improvements.
• Seller (Owner) Financing – For ranch buyers seeking flexibility who want to avoid banks, you might want to talk directly to the seller about financing the purchase. Make sure both parties are clear on the terms and timeline of the loan.
• Ranch Partnership or Investor Model – This model works well for lifestyle-investment hybrids, typically $5M or more. It allows investors to pool capital and share ownership.
• Home Equity or Portfolio Loans – If you have significant existing real estate equity, you might be able to leverage it when starting and buying your ranch.

The First Step To Starting Your ranch Is Finding The Perfect Ranch Land

Finding the ideal ranch property to start your journey often begins with someone who knows and understands rancher way of life. The recreational real estate professionals at Hayden Outdoors are well-versed in all things starting and buying a ranch.

They’re experienced real estate professionals, but they’re also seasoned ranchers, cowfolk, farmers and hunters. They know what to look for in an ideal ranch property for first-time buyers.

Talk with them about the vision you have of starting your ranch. They can help you identify that special piece of ground—the one where your cattle graze and your kids run wild; where your family gathers and your chickens roost; where ranch existence takes hold and your legacy is realized. Start your search today.

Find Your Dream Land

Surface Rights vs Mineral Rights – Everything You Need To Know Before Buying Land

Surface rights vs mineral rights is a relatively straightforward concept on, shall we say, the surface, with the former referring to ownership use on top of the land. If you can walk on it, touch it, till it, or water it, it’s ground that most likely falls under the surface rights category. Dig a little deeper, and you’ll soon have to address mineral rights, which refer to ownership of the subsurface resources, such as oil, gas, minerals, or coal, for example.

For rural land owners, understanding the difference between surface rights vs mineral rights is extremely important. When you buy the surface rights to land, you don’t automatically have access or rights to everything subsurface.

Mineral rights can be extremely valuable. If someone else owns mineral rights on land you own or are considering buying, they might be able to access your land for exploration and extraction.

Surface rights and mineral rights frequently call into question environmental and community concerns, especially if they result in mining, drilling, or land disputes. And then there’s the separation of titles for surface and mineral ownership, which is important to understand before buying or selling land.

Let’s take a closer look at the difference between surface rights and mineral rights and what they can mean to current land owners and those looking to buy property in the surface rights real estate market.

Table Of Contents

• Why It’s Important To Understand Surface Rights vs Mineral Rights
• Surface Rights vs Mineral Rights – What’s Included In Each?
• Which Type Of Land Right Is More Valuable: Surface Or Mineral?
• Do Mineral Rights Supersede Surface Rights?
• Scenarios Where Someone Would Want Both Surface Rights And Mineral Rights
• Scenarios Where Someone Would Want Only Surface Rights Or Only Mineral Rights
• When To Draw Up A Surface Use Agreement (SUA)
• What Happens When Land Owners With Different Rights Cannot Agree?
• What You Should Negotiate In An SUA
• How To Verify Whether Available Land Includes Surface Rights, Mineral Rights, Or Both
• Find A Real Estate Agent Who Can Help You Navigate Surface Rights vs Mineral Rights

Why Is It Important To Understand The Difference Between Surface Rights vs Mineral Rights?

In short, owning land doesn’t always mean you own everything above and below it. This is why it’s imperative to understand the difference between surface rights vs mineral rights. They determine what you truly own, how you can use your land, and who has the potential to profit from the resources beneath the surface. Understanding how these two sets of land ownership rights and access differ can affect the following:

• Property value and income
• Land use and lifestyle
• Real estate and legal transactions
• Environmental and community interests

Here are scenarios of how not fully understanding surface rights, subsurface rights, and mineral rights, and how they interact, can result in serious problems for the landowner.

1. Unexpected Drilling Or Mining on Your Property

It’s the dream scenario—you’ve purchased the rural acreage you’ve long dreamt about. You and your family have relocated to enjoy the wilder side of life, quieter days, and fewer people. Then, the mining company shows up with subsurface rights you, as the surface rights owner, didn’t know they had because the mineral rights were sold decades earlier by a previous owner.

In this instance, the mining company has legal access to parts of the property for drilling operations. Gone are those quiet, carefree nights. And even more significantly, the mining company might not be required to compensate you as the surface rights owner for their mineral rights on your land when they mine the subsurface.

Failing to verify mineral ownership can lead to unwanted industrial activity on your property, tearing up acreage with heavy machinery, large drilling crews, and constant noise. The unfortunate fact is, you might not have any legal power to stop it.

2. Lost Financial Opportunity

When you purchase land, it’s just as important to understand the resources it provides as it is to know where the property boundaries are and what the soil quality is. If you sell your land without realizing it contains valuable natural gas deposits or oil, and the mineral rights automatically transfer with the surface rights, you might be walking away from future profits or royalties. Understand your mineral rights as a land owner, and know when to separate or reserve them if you’re looking to sell the property.

3. Legal Disputes And Title Problems

Not understanding what you own and what you don’t when buying land that has both surface and mineral rights can result in unforeseen costs down the road. Let’s say you buy some beautiful, tillable ground for farming. After closing, you learn the mineral rights are owned by another party who now wants to enter the property to mine gravel or drill a well.

Assuming you don’t want them there, this type of situation can result in costly legal disputes over access and land use, as well as a potential drop in property value due to the uncertainty and disturbance risks.

In short, not knowing the difference between surface rights vs mineral rights when it comes to your land can mean loss of control, loss of income, and possible legal or financial disputes you’d probably rather avoid.

Surface Rights vs Mineral Rights – What’s Included In Each?

Thinking of the ground surface as the delineating plane between surface rights vs mineral rights, it’s easy to simplify what each includes into two categories: above ground and the subsurface.

Surface rights include the following:

• Land surface area, including soil, grass, crops, and trees/timber
• Buildings and structures, such as homes, barns, fences, and roads
• Farming and ranching activities and enterprises
• Water rights for surface water, although this is state-specific, so talk with your real estate agent about how this applies to your land
• Land use rights, such as residential, agricultural, or recreational end uses

Surface rights do not include the extraction of underground resources, nor do they include the right to stop someone with mineral rights from accessing the subsurface.

Mineral rights address the legal authority to explore for, extract, or sell the natural resources found below the surface.

Mineral rights include the following:

• Ownership of subsurface resources, such as oil and natural gas, coal, metals and ores, and other minerals like salt, limestone, or gravel
• The right to lease or sell mineral rights to third parties (think energy or utility companies)
• The right to receive royalties from production or extraction
• Access to the surface to get to the resources beneath it, subject to surface damage regulations

Mineral rights do not encompass ownership or use of the surface for purposes unrelated to exploration or extraction. The energy company cannot build a home or a base on the land from which to operate, for example. Mineral rights also do not include the right to interfere with the surface owner’s lawful use of the property.

So, how far down do surface rights go? It’s a common question, with a general-rule answer: you own to the depth required to reasonably use and enjoy your land. This includes the soil, sand, and rock directly beneath your property that supports things like home construction and landscaping, gardening and farming.

Additionally, that depth extends to include common and necessary infrastructure, such as basements, septic systems, wells, and a foundation. Below that, rights and ownership can shift to mineral rights holders or the state, in the case of groundwater or geothermal energy.

Which Type Of Land Right Is More Valuable: Surface Rights Or Mineral Rights?

Depending on the land’s location, potential uses, and the presence of valuable resources, mineral rights are typically more valuable. This is because owners can sell, lease, or extract the resources. They can also earn royalties from the production for decades. In energy-rich regions like Texas and North Dakota, a single well can generate millions in revenue over its lifetime.

For this reason, it’s important to know what kind of resources your land covers. Walk onto the surface of a barren 50-acre plot in West Texas, and you might assume it’s worthless, but if there’s quality oil subsurface, the mineral rights could far outweigh the surface land price. Conversely, if there aren’t any valuable resources or minerals beneath the surface, mineral rights are worth little.

Surface rights tend to carry more value in daily use. Land used for residential development, farming, recreation, or business typically provides more steady, long-term value even if no minerals are present.

There is also the opportunity to develop or sell the land. Some scenic Front Range property might have limited subsurface minerals, but its value on the surface for housing, farming, or tourism can reach hundreds of thousands of dollars per acre, making it highly desirable in the surface rights real estate market.

Do Mineral Rights Supersede Surface Rights?

In general, yes, mineral rights do supersede surface rights. However, mineral rights often come with important limits and legal protections for surface owners. In the legal hierarchy of surface rights vs mineral rights—when the two are owned by different parties (a split estate)—mineral rights are considered dominant.

This means the mineral rights owner has the legal right to access the surface to explore, drill or mine their minerals subsurface, and the surface owner cannot prevent reasonable access to do so. This right does come with a caveat—the mineral owner must exercise their rights within “reasonable use,” without unnecessary damage or interference to the surface land.

So, what does “reasonable use” really mean? Although mineral rights are dominant, they are not unlimited. The mineral owner:

• Can only use as much of the surface as is reasonably necessary to extract resources
• Must comply with environmental regulations and mitigate any surface damage
• Some states require compensation for:
  • Lost crops or grazing land
  • Damaged roads or water sources
  • Other disruptions to normal land use

We highly recommend consulting with your attorney or real estate agent to confirm what type of compensation rights you may have as the surface rights owner.

In What Scenarios Would Someone Want To Purchase Both Surface Rights And Mineral Rights?

Purchasing both surface and mineral rights gives you complete ownership and control of all aspects of the land while maximizing its profit potential. To this end, there are a number of different reasons a land owner, or land ownership group, might want to consider securing both the surface rights and the mineral rights to a specific plot of land.

• Maximizing long-term investment value – Owning all facets of large-acreage real estate means you can determine whether or not to develop the surface of the land and if you want to lease or sell subsurface mineral rights for royalties.
• Avoiding conflicts or surface disruption – Mitigating the risk of having to interact with an energy company or contractor, or avoiding the harm they can potentially do to your land, is a good reason to secure the mineral rights and the surface rights.
• Generating passive income from multiple sources – Land owners who capitalize on everything on the surface and subsurface can diversify their uses to help generate income and appreciate the land’s value. These uses can include leasing the surface for things like agriculture, solar farms, and grazing, and leasing or selling the mineral rights for oil, gas, or other mineral extraction.
• Controlling for environmental factors and stewardship of the land – When you own both sets of rights, you can choose to prohibit mining or drilling, preserving the land and strengthening ecosystems for generations.
• Simplifying estate and legal management – Landowners who lay claim to both surface rights and mineral rights find it easier to sell the land, transfer its ownership, or pass it on through inheritance. A split estate can complicate the buying and selling of land.

In What Scenarios Would Someone Want To Purchase Only Surface Rights Or Only Mineral Rights?

Again, this comes down to the ultimate end use of the land, its legacy and the owner’s desire to profit from it. Why would someone want to purchase only surface rights? Here are a few scenarios that often arise in surface rights real estate:

• Residential or recreational use – This is the most common reason. Your goal with the land is to live on it, hunt on it, farm it, play on it or otherwise secure it for future generations.
• Agriculture or commercial development – The surface of the land and the soil just beneath it are obviously of value to those looking to farm or ranch on the property. In this case, mineral rights simply aren’t needed.
• Lower purchase cost – In the end, it might come down to the bottom line, and a buyer wanting to own the land but not being able to afford full ownership of both surface and subsurface mineral rights.

Alternatively, why would a seller choose to retain mineral rights, or a buyer want to purchase only the mineral rights associated with the land?

• Income potential – Investment or royalty income without having to own the actual property.
• Speculative or long-term holdings – This is more for investors who are anticipating resource values to rise.
• Strategic control – For energy and mining companies, much of their profit is born from securing future extraction zones to ensure exclusive access to subsurface resources.

When Does It Become Necessary To Draw Up A Surface Use Agreement (SUA)

To start, a surface use agreement (SUA) is a legal contract between the surface rights owner (typically the land owner) and the mineral rights owner or energy company (the party or group developing or extracting underground resources).

Knowing when to draw up an SUA can help prevent conflicts and unwanted expenses between landowners and resource developers requiring access to the subsurface. The most common reason for establishing an SUA is when the surface rights vs the mineral rights are owned separately (split estate). The landowner will want to have an SUA in place before any drilling, mining or resource extraction begins to ensure all conditions are met, respected, and maintained.

If it’s time to sell property, an SUA will be necessary to clarify ongoing rights for future land owners, subsurface resource developers, and energy companies. Several U.S. states actually require SUAs in certain conditions, especially in areas rich in energy or resource production. Finally, there’s the benefit of proactively protecting your property with an SUA.

What Happens If All Parties Cannot Come To An Agreement?

This is where things can get tricky, and why it’s so critical to establish an SUA before any mineral extraction takes place. Of course, this isn’t always the case.

Mineral rights can go back generations. Land owners can change their minds about use and access. If the parties can’t agree, the outcome essentially depends on three factors: who owns what, state law, and how the mineral rights were originally granted.

Remember, in most U.S. states, mineral rights are legally dominant, meaning they take precedence over surface rights. But the “reasonable use” rule must still apply—those extracting resources can only use the surface land as much as is reasonably necessary to get the job done.

If there are still conflicts, state laws might require mediation or compensation. These regulations are very state-dependent, so talk with your local DNRC, recreational real estate agent, or other local or state authorities about the surface and mineral rights laws in your area.

What You Should Negotiate For In An SUA

A surface use agreement typically includes the following:

• Access & Entry: Where and how the company with subsurface rights can enter the property
• Location of Operations: Defines exact locations on the land for wells, tanks, and other structures
• Compensation & Damages: Outlines payment for land use, crop loss, damages or other reductions in property value
• Water Use: Protects existing water wells or irrigation systems and sets limits on water usage
• Noise, Dust, and Light Control: Establishes standards to minimize disturbances
• Reclamation & Restoration: This provision requires the extraction or energy company to restore the land after drilling or mining
• Duration & Renewal Terms
• Liability & Insurance

Work with local legal counsel and a seasoned real estate agent who understands the intricacies of mineral rights as they relate to your land purchase, or vice versa.

How to Verify Whether The Property You’re Considering Comes With Surface Rights, Mineral Rights, Or Both

If the complexities and intricacies of owning, purchasing, selling, or leasing land with mineral rights are overwhelming or confusing, you’re not alone. This type of land purchase or sale is best done with a recreational or large-acreage real estate agent who understands what to look for, what questions to ask, and how to protect your interests in the process.

Make sure whoever you’re working with is licensed in the state where the land purchase or sale will take place, and that they have experience with and understanding of surface rights vs mineral rights.

You Don’t Have To Navigate The Land Purchase Process Alone

Whether you’re looking for an investment opportunity, a family legacy property with profit potential, or an opportunity to steward and protect a plot of land into the future, understanding how mineral rights vs surface rights affect your decision is important. Fortunately, you’re not alone.

The recreational real estate professionals at Hayden Outdoors know big land. We’ve dealt with buyers, sellers, energy companies, and local agencies working to secure our clients the best real estate opportunities possible.

Connecting people with the perfect property is Hayden Outdoors’ specialty. Don’t hesitate to give us a call or get in touch with our real estate agents; we’re happy to talk quality ground (whether involving surface rights or mineral rights) all day long.

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Farm Appraisal Season: What Every Property Owner Should Know

As the sun dips low and the crickets start their evening serenade, there’s no better place to be than on your own slice of heaven – your farm. But owning a farm isn’t just about the pastoral beauty and the peace it brings. It’s also about understanding the value of your land. Farm appraisal season is a crucial time for every property owner. It’s when you get to know the worth of your land, and it can significantly impact your financial decisions.

“Today’s farmers are very savvy businessmen and women,” said Hayden Outdoors Supervising Broker John Herrity. “They live it, breathe it, study it, and know it better than anyone.” That’s where this guide comes in. We’ll dive into the world of farm appraisals, shedding light on the process, and offering practical tips to help you navigate this season with confidence.

Understanding Farm Appraisals

Farm appraisals are more than a simple assessment. They are comprehensive evaluations that help determine the land’s worth. This value affects everything from property taxes to the sale price if you ever choose to sell. You might wonder how farm appraisals differ from regular residential or commercial property appraisals. Well, agricultural land has unique features, like soil quality and water resources, that play a crucial role in its valuation.

The process can often feel overwhelming for landowners. However, understanding the components is key. Knowing what appraisers look for can ease the stress and clarify any confusion surrounding the process. Here are some basic elements appraisers typically consider:

• Location: Proximity to markets or urban centers adds value.
• Soil Quality: Fertile soil boosts the land’s worth.
• Water Resources: Water availability and rights are vital.
• Market Trends: Current demand and prices influence value.
• Comparable Sales: Recent sales of similar properties are crucial benchmarks.

Farm appraisal isn’t just about numbers. It’s about understanding how different factors come together. This insight can guide you in making informed decisions concerning your land. Knowing the appraisal process can also ensure your property’s potential is fully realized. It’s like uncovering hidden treasures lying beneath the earth.

Key Factors Influencing Agricultural Land Assessment

Several factors play into the assessment of agricultural land value. Each aspect has its unique contribution to the overall appraisal. Let’s delve into some of these key factors. One critical element is the location of the land. Proximity to main roads and markets can significantly enhance its value. Easier access can mean better logistics for selling produce or livestock.

Soil & Land Considerations

Soil quality is another major influencer. Fertile soil, capable of supporting crops, boosts the land’s appeal. Rich land ensures productive farming and often commands a higher appraisal value. Water resources are essential for any farming operation. Land with ample and reliable water supplies is usually more valuable. Access to irrigation systems and water rights also enhance worth.

In addition to the quality of the soil itself, the percentage of tillable land is a major factor in evaluating row crop farmland. According to Herrity, appraisers must consider: “how much is tillable and how much is recreational/pasture? How much of the land is comprised of roads and waste/ditches?”

Off-property Factors

When it comes to valuing row crop it’s important to remember that the value to the next door neighbor or close neighbor can be considerably more than an outside investor. The opportunity to add land to your operation, as a neighbor, may only present itself once in a lifetime. The advantages to an adjoining neighbor to increase their farm footprint could affect the value as much as several hundred dollars per acre or 8-10% in some cases. Owner/operators may wait 15-20 years for that right tract to come on the market so when it does, they jump on it and tend to pay more than market value.

Current market trends can’t be overlooked. Appraisers take these into account when evaluating a property. Increasing demand for farmland can drive up land values. Recent sales of nearby comparable lands provide a benchmark. This assists appraisers in determining a reasonable value for your property. It’s about knowing how your land stands among its peers. Finally, the appraisal considers any improvements. Investments in infrastructure or land enhancements can increase the value. Keeping track of these developments ensures they are reflected in the appraisal.

Preparing for Your Farm Appraisal

Getting ready for a farm appraisal requires some thoughtful preparation. This effort can help reveal your property’s full potential. Start with gathering all necessary documents. Essential papers might include deeds, land surveys, and income records. These will aid the appraiser in understanding your property thoroughly. Consider tidying up and maintaining the farm. A well-presented appearance often leaves a positive impression. Functionality and cleanliness can influence the appraiser’s perspective.

Prepare a list of recent improvements and investments. Whether it’s a new barn or enhanced fencing, document them. Providing these details can highlight the added value. Make sure you’re available during the appraisal. Being present can help address questions and provide insights. A well-informed discussion with the appraiser can be advantageous. Here’s a quick list to help organize your prep work:

• Gather legal and financial documents
• Maintain and tidy the farm
• List recent upgrades and investments
• Schedule a convenient time with the appraiser
• Be present during the appraisal process

Types of Farm Appraisals and Their Purposes

Farm appraisals come in various forms, each serving a distinct purpose. Understanding these types helps you select the right one. A full appraisal is the most detailed type. It involves a comprehensive visit and meticulous evaluation of the property. This is ideal for selling or significant financial decisions. Drive-by appraisals offer a quicker, less intrusive option. The appraiser assesses the farm from a distance. They’re useful when time is limited and a full appraisal isn’t required. Lastly, desktop appraisals rely on data without a physical visit. Using available records, they’re cost-effective for basic property insights. However, they lack the detail of a full appraisal.

Maximizing Your Farm’s Appraisal Value

Boosting your farm’s appraisal value takes strategic planning and effort. Start by sprucing up the property’s appearance. A neat and well-maintained farm speaks volumes to an appraiser. Documenting improvements is essential. Keep records of upgrades and investments made on the farm. This proof can significantly impact the valuation.

Consider features that add value. Organic certifications or specialty crops can enhance your farm’s appeal. Highlight these aspects during the appraisal process. Communication with your appraiser is key. Provide them with all necessary information, like water rights and land use plans. Ensuring they understand your property’s unique qualities can sway the appraisal in your favor. Here’s a quick checklist to prepare:

• Improve overall farm appearance.
• Document property improvements.
• Highlight certifications or special features.
• Provide comprehensive information to the appraiser.
• Discuss future potential and unique qualities.

These steps can aid in reaching an optimal appraisal outcome.

Hiring the Right Appraiser for Your Agricultural Property

Choosing a skilled appraiser is vital for a fair valuation. Seek someone with expertise in agricultural properties. Their knowledge ensures an accurate assessment. Check their credentials and references. Verify that they meet state requirements and have a solid track record. This due diligence is crucial for peace of mind. Communication counts. Ensure the appraiser understands your property’s unique features. Discuss your goals and any relevant improvements. Their grasp of these details aids in achieving a precise appraisal outcome.

Navigating the Appraisal Report and Next Steps

Once the appraisal report lands in your hands, take time to digest it. This document outlines your property’s value based on various factors. Understanding its contents is key to making informed choices. A well-rounded report includes market analysis, land condition, and improvement potential. Pay close attention to these components. They highlight areas for enhancement and future value growth. After reviewing, decide your next steps. Use the report to guide estate planning or secure financing. If any part seems unclear or inaccurate, don’t hesitate to consult the appraiser for clarification.

Leveraging Your Appraisal for Future Success

Armed with your appraisal, you’re well-equipped for future endeavors. Use this newfound knowledge to make strategic property decisions. Your farm’s potential hinges on informed moves. Remember, a keen understanding of your land’s value can open doors. Whether it’s refinancing, selling, or planning enhancements, your appraisal is a powerful tool.

Thanks to Hayden Outdoors Supervising Broker John Herrity for lending his expertise on this article.

10 Ways to Imagine Your Dream Recreational Property

Off-the-grid cabin to expansive cattle ranch, hobby farm to fertile row crop land, equine sanctuary to prime hunting habitat, ideal recreational property comes in many forms, and the real estate experts at Hayden Outdoors are here to help you find it. The company’s avid outdoorsmen and women, waterfront experts, gun range specialists and fly fishing fanatics offer up their expertise—in their own words—on what to consider when your dream recreational property begins to take form. 

Building or Owning a Gun Range

Clay Owens grew up on a Colorado cattle ranch before managing some of the top big game hunting outfits in the country. Today, he specializes in ranch, livestock and recreation properties. Bruce Lindsey is also an avid sportsman and conservationist, working to preserve the outdoor way of life. He specializes in tillable farm crop land, livestock, rural real estate and hunting properties. Offering decades of hunting experience between them, the two men had this to say when considering building a gun range on property you already own or purchasing land with an established range on it. Their biggest takeaways? Follow the rules and safety first.  

Know Your Local Regulations

“It’s crucial to consult with local authorities, legal professionals and shooting range experts who can provide guidance based on your jurisdiction’s laws and regulations,” says Clay. “Generally speaking, most rural areas are not going to have any kind of regulation for that type of activity. The closer you get to an urban or neighborhood setting, the more you’ll need to take noise and compliance into account.” 

Keep It Safe

Bruce adds, “Safety is paramount! No matter what, safety must always be your priority when shooting. Wherever you decide to set up your range, be sure you are in a safe location. Be positive of what lies beyond your target. Either set your target array in front of proper backstops or take the time to build one. Mound up dirt or stack railroad ties. And of course, always wear hearing, eye protection and control your muzzle.”

Establishing an Archery Range

Hayden Outdoors’ recreational real estate agents set themselves apart in many ways—loyalty to their clients, knowledge and professionalism, and perhaps most importantly, life experience. Clay is no exception there; his hunting bonafides include guiding hundreds of guests in pursuit of a variety of big game species on some of the most successful hunting outfits in the country. His love of the land translates directly into finding his clients their dream properties, becoming a member of the 10 Million Dollar Club in 2021 and the 60 Million Dollar Club in 2022. If archery is your first hunting love and you want to build a range on your property, Clay has some advice. 

Safety Considerations

“When building an archery range on your private property, safety should be your top priority. For basic practice and repetitive shooting, choose a flat, open area with plenty of distance from structures, roads or other hazards.”

Use Proper Backstops and Targets

“Ensure your backstop is high enough and sturdy, using materials like hay bales or a thick netting to prevent arrows from leaving the range. For targets, you can incorporate a variety of types. Bag targets are great for beginners, offering easy arrow removal, while block targets provide durability for repeated use. If you’re looking for more realistic practice, consider adding 3D targets, which simulate animals and offer a challenging, lifelike experience.”

Make It Realistic

“Additionally, as you get more proficient or if you are an experienced archer, you can utilize terrain features to add realistic scenarios to your practice experience such as shooting up or down hill or across small draws. Be sure to clearly mark shooting lanes, and always have an observer or spotter when others are shooting.” 

Creating an Equine Epicenter

Casey Stayman loves being outside; in fact, it’s where she’s spent nearly her entire life. She grew up in rural northern Colorado, and still calls the state home. She’s a ranch manager, a real estate agent and a self-described incurable animal lover. Casey has also spent a large portion of her career establishing strong relationships with local farmers and ranchers across Colorado and Wyoming. This is all to say that if you’re looking for the ideal horseback riding property, she’s your girl, and she imparts some wisdom here. 

Stay on Budget

“Make sure you have a well-defined budget for your property. It needs to include money for property improvement, a budget for your animals, feed and welfare. Outlining these costs will help you fully understand the commitment you’re making.”

Location, Location, Location.

“People will call me about properties that are extremely rural. I tend to classify those properties as better for recreational hunting and hiking. Even though you can have horses there, the ingress and egress become much bigger considerations. If you’re going to be traveling with a horse, is the road suitable for a horse trailer? It’s much cheaper to take your horse to the vet than have the vet come to your horse.” 

Think Year-Round

“Weather is also important to keep in mind. What kind of conditions does the area experience? Are you prepared to deal with the snow and moving hay with heavy equipment? Thinking about these things before you buy can help alleviate headaches in the long run.” 

Find the Perfect Fly Fishing Property

John Wood’s love of fishing spans nearly the entire country. A Florida native, he’s always been drawn to coastal waters, but his time in Colorado led him to some of the region’s Gold Medal fly fishing rivers. He’s been a boat captain, guiding in-shore and off-shore ocean fishing adventures for decades. Sea to stream, John knows fly fishing, and how to find the perfect property to nurture a love of casting all day long. 

Owning and Maintaining Riverfront Property

“If you’re lucky enough to own riverfront property, you’re sitting on a prime opportunity for fly fishing right from your own backyard. The first step is understanding the types of fish species native to your area and the seasonal patterns that impact their behavior. Always check the local regulations for fishing seasons and permits, as these can vary by location.”

Maintaining the Habitat

“A well-maintained riverbank is key, as it provides habitat for both fish and the insects they feed on. Adding a mix of vegetation like willows or reeds can improve the ecosystem, benefiting both your fishing experience and the local environment. And remember, patience is key—let the river speak to you and enjoy the connection with nature.”

Bird Hunting and Dog Training on Your Land

JC Bosch knows his bird dogs. As a contributor for Project Upland, he can walk you through the best breeds for tracking waterfowl and the theories of better gun dog training. A dedicated outdoorsman, JC helps guide clients in finding ideal bird hunting properties as well as providing essential insight into training the right animal to help with the job once you own the land. 

“These dogs are more than just tools; they are family to most of us. Give your dogs the time and training they need to be successful out in the field and remember that you are their only advocate. Dogs are not people. I truly believe that if you show them the time, attention and structure they need to be the best they can be, you will not anthropomorphize them and they can live extremely long and happy lives with you. They deserve time and structure and you will see them thrive with those two things and plenty of experience.”

Big Game Hunting on Your Property

The endless fields, streams, meadows and hills of Kansas offer prime hunting country. Just ask Preston Geist. The recreational real estate agent, long-time hunting guide, photographer and videographer has a keen eye for detail. It’s a trait that lends itself well to honing in on dream big game hunting properties for his clients. For those looking to find ideal hunting land, Preston outlines key steps in the process. 

Consider Size, Use and Accessibility

“The first step is selecting a property that fits your needs. Ideally, it should be close to your home or camp, allowing for frequent visits to maintain and manage it properly. The size and habitat of the property are also important—anywhere from 40 to 160 acres is a great starting point for managing a healthy whitetail herd. Ensuring the property has access to water, food sources and good cover is important to your success.”

Establish Habitat and Food Plots

“Once you have the right property, the next step is establishing treestands, food plots, and, if legal in your state, a feeding program. Choose locations for blinds and treestands that have an easy entry and exit so you don’t disturb the deer. Wind direction is also important here in Kansas; the wind predominantly comes from the northwest in the winter, so we set up most of our blinds and treestands for that wind. In Kansas, we’re fortunate to be able to run our feeding program year round.

During the growing season in spring and summer, we use a mix of 30% corn and 70% dried distillers grain (DDG). In the winter, we reverse it to 70% corn and 30% DDG. To make the deer feel safe on our property, we consistently drive the same vehicle in and out. Our old white Dodge has become familiar to them, whether we’re setting up treestands or filling feeders, so when hunting season arrives, we don’t push them around as much.”

Maintain Healthy Population Numbers

“We’re fortunate to have about 1,000 contiguous acres, which makes it easier to keep deer on our property. Nothing is more frustrating than investing time, money and effort, only to have a neighbor harvest the 12-point buck you were after. To maintain a healthy and stable herd, we focus heavily on herd management. Most importantly, we let young bucks walk; young deer can’t develop if they are harvested too early. We also try to harvest around 20 doe per year, and even then it feels like we don’t put a dent in the population. They say a 1:1 buck-to-doe ratio is the best, but we find it hard to achieve due to the number of deer on our property. We’re typically closer to 4:1 even with all that effort.”

Waterfront Lifestyle 

If you’re considering buying waterfront property, there’s probably no better person to talk to than the person who grew up in the land of 11,000 lakes. Kevin Doyle hails from Michigan, where he still lives and specializes in recreational real estate, including rural, hunting, fishing, timberland, golf course and waterfront opportunities. He spent his youth “embracing every water sport imagined, plus hunting, fishing and snowmobiling” with his three brothers. He knows a thing or two about the value of life on the water. 

“Owning a lakefront property offers a unique lifestyle. It can provide unmatched views and unique benefits, including a life filled with serene beauty and tranquility. The allure of waking up to a lakeside sunrise or enjoying a peaceful sunset over the water makes for lasting lifetime memories for your family and friends. It’s this unwavering appeal that makes investing in a lakefront property a sound financial investment.”

The Joys and Benefits of Snowmobiling on Your Land

Jack Johnson is no stranger to recreation. Born and raised in Hays, Kansas, he grew up immersed in the outdoors and his love for fresh air and wide open spaces has never faltered. A recent graduate of Kansas State University, Jack combines his professional strategic selling and marketing expertise with a lifetime of sportsmanship—he has helped manage a 7,000+ game bird farm and row crop operation. When fields and pastures turn to snowy wonderlands mid-winter, Jack hops on the snowmobile, both for recreation and as a way to effectively manage properties. 

“Snowmobiling can be a great way to enjoy the outdoors if you live in an area that gets good snowfall. It can also be a necessity for some landowners in the heart of winter as a reliable way to traverse in certain snow conditions. Having the proper gear, understanding the terrain, and knowing the snow conditions are all essential before getting on a snowmobile. Snowmobiling on your own land also offers you the ability and freedom to venture into parts of your property that may be hard to reach during other seasons.”

Hobby Farming—Working Your Ground

There are those who have worked their family’s land for decades or even generations—and you’ll find plenty of them at Hayden Outdoors. But there are also property owners who simply want to make the most of their personal farm, pursuing small-scale agriculture as a way to offset property costs, provide leases to local farmers, or cultivate homegrown crops, eggs and meat for personal use. Typically, a hobby farm operates at a smaller scale than large row cropping operations, less than 50 acres. Common uses for this type and size of property include growing fruits and vegetables (think orchards and organic farming), raising livestock like chickens, sheep, goats or a handful of cows, or even keeping bees to produce your own honey. 

It requires a certain amount of self-sufficiency and commitment, but as any hobby farmer will tell you, it’s a worthy journey and righteous reward all in one. 

Go Off–The-Grid

These days, getting away from it all comes with extraordinary appeal. For some, a quick weekend escape is enough, but for people like Zack Wiese, it’s a life-long endeavor. When it comes to recreational real estate, he specializes in hunting, fishing, waterfront, water rights, timberland and rural properties. When it comes to lifestyle, he specializes in hunting, fishing and exploring the Rockies. Combine the two, and you have an expert in establishing your own off-the-grid escape or full-time residence, but before you do, Zack provides important things to consider. 

Building in a Rural Area

“A big factor when buying vacant land versus buying something that already has a structure of some sort is certainly going to be cost. When you buy a home in town, you have immediate access to a handyman. Builders live right down the road, so they can come to a job site in 10 minutes, whereas building in the mountains requires the travel time to get there.” 

The Satisfaction of Living Off the Grid

“At first it can be a little bit of an unknown as to what you’re getting into if you don’t know what off-grid entails. But once you get to know it, it’s very fulfilling in the sense that you have a cabin now that runs on solar power and it’s a little bit of maintenance to watch it and to keep an eye on it but learning about that process is part of the fun too.”

Conclusion

It might start with the dream of wide open spaces, idyllic waterfront property, or the ability to hop on your horse or snowmobile and go for a ride. When it comes to turning the dream property into a reality, the folks at Hayden Outdoors are more than experts; they’re lifers. They’re passionate about helping clients find the perfect recreational property, dedicated to the core, because they know first-hand the value in making dreams come true.