When it comes to owning and managing recreational property one thing is certain: every property owner has an opinion (rightfully so) on what’s the best method for improving their land. Although these opinions sometimes rest at opposite ends of the spectrum, a common interest serves as a bond between all recreational landowners – the desire to improve their property. The property might be a ragged clear-cut or the highest turn-key property on the market but one thing is certain – there is a good chance the owner wants to make it better. Often times this motivation is influenced by many factors but one reason that will always make the list is the notion that making improvements to a recreational tract adds value from top to bottom.

Perhaps the best method for adding both tangible and intrinsic value to a recreational tract, implementing appropriate property upgrades can lead to big dividends for an owner at the closing table – especially with current market conditions. Today’s recreational land buyer is seeking out properties that are bargain priced and already have the improvement(s) that are in align with their intended use. These buyers recognize that many landowners made the decision to sell after enduring several years of economic struggles and the direct result is a large supply of improved recreational tracts currently available at a great price. This trend suggests that current sellers, if they haven’t yet, need to implement improvements on their property if they want to be in the game. Depending on the nature of the property and improvements this process can get costly, however, landowners have options available to them in terms of generating income to contribute towards designated improvements.

For many recreational property owners finding the funds to implement property upgrades, not to mention regular maintenance and upkeep, is an ongoing challenge. Anyone who has owned land can attest to the old saying that “there’s always something that needs to be done.” Often times planned improvements must be sacrificed in order to repair existing equipment and structures. This scenario becomes much more common when recreational land is put up for sale with a mindset of: “why waste money improving a property when the plan is to sell?” The reality of this misconception is that although an owner may save money in the short-term by sacrificing appropriate improvements, the long-term outcome is often the following:  the property remains on the market for a long period of time and when it sells the price is not what the owner originally hoped to get. In order to overcome the costly process of keeping up with a recreational tract while trying to facilitate the property reaching its full potential owners should get creative in terms of implementing cash flow on a recreational tract. Some creative strategies that could be use to generate cash flow include the following opportunities:

Harvest some timber. Clear-cuts are not the most aesthetic property feature but they serve as great buffers from neighbors and roads and they are phenomenal in terms of wildlife habitat. If you are completely against clear-cutting identify stands where thinning is appropriate. In addition to generating income a thinned timber stands adds aesthetic value and improves the health of the timber stand.

Plant a dove field or a duck impoundment and lease out the hunting rights. Wing shooters will pay to play and having a dove field or duck impoundment on your property will undoubtedly add substantial value to your property. This improvement, which is not always a feasible option, will also improve the chance of a property being sold because of the limited number of properties on the market that offer this recreational pursuit.

Lease out the deer and turkey hunting rights. Insert a clause that the tenants are required to plant and maintain food plots – it will pay off in the event circumstances call for selling the property.

Lease out your empty horse stables. Equestrians are always looking for a place to board their horse – up the ante by permitting them to trail ride on the property.

Lease agricultural fields to a farmer. This method will not only generate cash, it also adds value to your property from a hunter’s standpoint.

Research opportunities for grants at the state and federal levels for funds that might be available or place a conservation easement on your property that will offer annual payments that can be put towards maintenance, upkeep, and improvements. Landowners can negotiate the terms of a conservation easement!

Seek compensation for damages that have been done to your property. This option is a page straight out of T. Boone Pickens’ playbook. Pickens profited from selling ranchland that he had improved from a wildlife habitat standpoint in Roberts County, Texas. He successfully sued a company for $1.5 million that had damaged his property and failed to repair those damages. Pickens action serves as a great example for landowners to follow in terms of standing up for property damages incurred from companies that have a legal right to run heavy equipment on your property. Whether the damage stems from maintaining a utility easement, a logging company conducting a thinning, or a government agency that oversees wetlands, a landowner has a cause of action to ensure his property is not damaged by these activities. Pickens motivation for bringing the lawsuit, which was to repair costly improvements he had implemented on the ranch, reinforces the idea that making wildlife habitat improvements to a recreational property adds value – “Today, I am driven by a desire to conserve and reclaim organized land for quail habitat, and to develop long-term wildlife management plans that can be used to improve land values through an expansion of recreational opportunities.” (T. Boone Pickens, Mesa Vista Ranch, page 3). It’s a safe bet that the $1.5 million awarded to Pickens was spent on additional ranch improvements.

This list is just a few of the more common methods for generating income on recreational land – additional opportunities are endless if you take the time to get creative. Whether your objective is to make the improvements to your recreational property that you’ve always dreamed of or attracting a prospective buyer, there’s no reason to come out of pocket until you’ve looked closely at the assets on your land and the potential income they can produce.

Listing and marketing your land for sale is challenging, especially in a difficult market. If you’ve made the decision to list your land with an experienced land agent, I’ve created a list of tips for sellers to utilize in an effort to assist their agent in securing a buyer and showing their property in the best possible light. It’s no daunting task to simply “tidy up” your property and it’s well worth the effort to get the best offers and ensure a successful sale.

Here are fourteen tips for sellers of a farm or rural property:

1. Keep the grass in yards, pastures, food plots, and other open areas clipped and presentable.
2. If there is landscaping and beds on the property, clean them out, freshen up the ground cover with new pine straw or bark.
3. Trim up trees and shrubs around the home and the barns.
4. Trim up any limbs that block views, hinder travel down a road, or may be endangering structures.
5. Trim fence lines and keep them looking neat. This is very important around homes, barns, and road frontages. Spray fence lines to control the overgrowth of vegetation.
6. Clear off porches and the areas around a home. Any items that do not belong in that area should be placed somewhere else.
7. Any farm equipment on the property should be neatly arranged and the grass maintained in that area. If there is farm equipment around barns or shed, keep it from distracting from the view of a barn or pasture if possible.
8. If the property has ponds, creeks or streams: make sure that some of the water can be seen from a distance. Also make sure that the potential buyers can walk to the water. If you have ponds it is best to keep them clipped and possibly “weedeat” around them.
9. If you have animals that can be dangerous or a nuisance during a showing, make plans for them prior to showings. A large barking dog or a horse that likes to bite can make a property difficult to show.
10. Inside the home should be presentable at the showing. We understand that you may reside on a property we are marketing, just make it’s as neat as possible prior to a showing. Pay close attention to the area around the doors that lead into the house, kitchens, and bathrooms.
11. If any of the property has trash or debris laying around, remove it as soon as possible. This includes junk and trash in barns and sheds on the property.
12. If any brush piles exist, they should be burned and removed. Remember to obtain the proper permits before burning.
13. If there are areas that are overgrown with brush, briars, privet, or kudzu, make arrangements to clean it up and then plant grass back in the cleared areas.
14. Any areas of open dirt or fresh ground needs to have something planted on it.

These are tips and not mandated, but they will make your property marketable. Some, if not all, of the above recommendations should be considered. Keep in mind any investment into your property may or may not add actual value, but in most cases it justifies the asking price for a property. Remember, buyers are looking at many properties and the one that stands out above all others will be the one they purchase!

[Note: This is Part Two of a two-part series investigating the economic potential for investing in the management of land, wildlife, biodiversity, and water resources. Part One covered economic incentives from government programs for establishing conservation practices, and can be viewed here. Part Two addresses private sources of revenue that can be generated from establishing creative and multi-use land use practices and programming.] 

Wal-Mart is not often celebrated as a leader in the environmental movement (though if you analyze its most recent efforts to green its operations, perhaps it is moving in the right direction). Nonetheless, Wal-Mart’s former CEO, Lee Scott, had it right when he stated in 2005, “Being a good steward of the environment and of our communities, and being an efficient and profitable business are not mutually exclusive. In fact, they are one and the same.”

As landowners are faced with innumerable questions about how to derive the most satisfaction from their land, this is a quote that should come readily to mind. Indeed, as more and more landowners are finding, instituting conservation-oriented practices has become a wildly lucrative option. It should come as no surprise, then, that despite the catastrophic effects of the Great Recession, land trusts have conserved over 10 million acres nationwide in the past five years, according to the national Land Trust Alliance.

For many landowners, however, the prospect of giving up any level of control over their land, whether through easements or enrolling in public programs, is not an attractive option. And for others, the tax benefits and annual payments may not cover their expenses. Luckily, for both of these groups, an incredible number of opportunities exists for generating revenue from instituting conservation-oriented practices.

Investing in outdoor recreation is one of these opportunities. In the Commonwealth of Virginia, hunting and fishing generate a combined $2.7 billion in economic activity each year. By consciously managing the land in order to promote the growth and preservation of wildlife habitat, clean water, and healthy populations of targeted species, landowners can position themselves to benefit from such economic activity through access permits and the like. By further investing in amenities like shooting stands and blinds, boating docks, and even guest lodging, landowners can establish their property as a prime destination for sporting enthusiasts.

Consider The Fork Farm & Stables in Stanly County, NC for example. When Jim Cogdell purchased the property in 1999, he did so with the intent of renewing, conserving, and preserving the natural beauty of the land. Having committed to land and wildlife conservation while still operating the property as a working farm, Cogdell has established The Fork as a premiere sporting destination, with amenities including shooting facilities, fishing, equestrian facilities and trails, hiking and biking trails, golf, and outdoor education programming.

For those not interested in visitor fees as a source of revenue, another option to consider is the monetization of ecosystem services. As requirements for protecting stormwater quality and quantity, air pollution, and biodiversity continue to become ever more stringent, developers, localities, and corporations are searching high and low for ways to offset the environmental impacts of their activities. Indeed, according to the Ecosystem Marketplace, wetland mitigation credits prices range anywhere from $3,000 to $600,000 per acre of wetland, with the prices rising every year. On a broader scale, the wetland mitigation market, biodiversity markets, and forest carbon markets are all setting new records each year.

Though the sale of these credits typically requires fairly large, continuous tracts of lands, opportunities do exist for landowners of smaller properties to benefit financially from the ecosystem services on their lands. In 2004, the Blue Ridge Forest Cooperative was formed as a method for giving smaller timberland owners from North Carolina, Tennessee, Virginia, and West Virginia greater access to local and national timber markets. The Cooperative has been immensely successful and has enabled its members to sell over 12 different wood products to markets they had not previously had access to. Further, in an effort to realize the full value of the members’ lands, the Cooperative is laying the groundwork for entering the markets for carbon and stream restoration credits.

If generating revenue from ecosystem services doesn’t suit a landowner’s fancy, he or she can always consider a residential development. More specifically, a conservation community. Conservation communities are residential developments that, logically, are designed with a central focus on conserving the land in order to maintain its rural character.  Housing sites are chosen with an eye toward taking advantage of views without being visible themselves. Roads and driveways are designed to be as unobtrusive as possible.  And stormwater is managed through low impact development rather than through traditional drains and pipes. When properly designed, conservation communities provide residential options while simultaneously minimizing the impact on the land.

Bundoran Farm serves as a prime example of just such a development. Located on 2,300 acres, this area was designed to function in harmony with a working farm while providing 102 home sites, each ranging in size from 2 to 150 acres for a total disturbance of only 20% of the original property. The construction costs for the development were significantly reduced compared with traditional residential developments due to reduced road widths and the use of vegetated swales rather than traditional curbs and gutters. As a result of the efforts to preserve the land and provide a high quality of life for residents, the development’s stakeholders have enjoyed increased property prices, with lots selling for between $250,000 and over $1 million.

The potential financial benefits of investing in conservation are clear. Whether a landowner chooses to solicit public or private sources of funding, they have a wide range of options from which to choose. In many cases, the best approach can even involve generating revenue from both sets of funding sources. For example, a landowner can receive cost-sharing payments for protecting wildlife habitat and then can sell hunting permits to those wishing to access that habitat. Regardless of the approach taken by a landowner, ensuring the economic viability of his or her land is a key step in achieving genuine sustainability. As Verilyn Klinkenbord, author of Crossing Borders: Good News from the Badlands, wrote, “Many have said, ‘The land must be productive.’ By saying this, they aren’t just articulating an old-fashioned view about man’s dominance over nature. They are arguing for what one neighbor calls ‘working wilderness.’ They are saying that unless there is some economic return to the land, there is no defense at all against the pressures of development, which are spiraling outward from nearly every city and small town in the West.”

Since its construction in 1940, Lake Greenwood has become a valuable asset of the local community as well as for the entire Upstate of South Carolina. This 11,400 acre lake, which is the main water source for Greenwood and much of Greenwood County, also serves as a hub for a number of recreational pursuits which have fostered significant population and economic growth in this region. History has revealed that both positive impacts and challenges result from increased levels of population and economic activity in a given area – and the Lake Greenwood community is no exception to this rule.

According to the Saluda-Reedy Watershed Consortium (SRWC), “a broad based coalition of universities, non-profit organizations, government agencies and private businesses which have conducted a wide range of research on Lake Greenwood and its watershed”, several obstacles concerning water quality must be overcome in order to ensure the future health of Lake Greenwood. The 745,600 acre Saluda-Reedy Watershed (SRW) and Lake Greenwood have a long history of dealing with unwanted effluents. For decades the Saluda River and the Reedy River carried away many types of wastes from growing industry and development in the Upstate. The implementation of regulations on unwanted industrial effluents such as the Clean Water Act of 1972 made a major impact on the current water quality of the SRW and Lake Greenwood. However, Lake Greenwood and the SRW currently face new health threats – the SRWC has identified sediment from upstream development, stormwater runoff, and phosphorus from wastewater discharges as the main causes that affect the cleanliness and levels of water in Lake Greenwood.

A study by the SRWC reports that 307 acres of Lake Greenwood has been lost to sedimentation in the upper part of the lake. If this process continues there is the potential for negative impacts such as the loss of waterfront land, harmful pollutants, and decreased boat and recreational access. Major algae bloom, which Lake Greenwood experienced in 1999, is another real threat…

“[w]hen an overload of phosphorus and nitrogen are introduced to the lake, algae growth can increase to an uncontrollable level. As the algae dies and sinks to the bottom, the decay process consumes a substantial amount of dissolved oxygen. A combination of low bottom-water oxygen levels and high surface water temperatures that often occur in the summer can leave many fish and other aquatic life with little or no suitable habitat.”

Land use along the shore of Lake Greenwood is another critical aspect of the water quality. Some lakeside development produces soil erosion, loss of shoreline vegetation, and toxic runoff which contribute to poor water quality.

This research makes a strong argument that the health of Lake Greenwood is in jeopardy. Growth and development in upstate South Carolina have once again reached a level that is causing detrimental impacts to Lake Greenwood. However, these findings also shed light on the implementation of proven methods that helped Lake Greenwood overcome water quality problems forty years ago. Although government regulations and policies like the ones implemented in the past are part of the solution, they are not the only effective measures to help improve the water quality. Conservation easements on properties within the Saluda-Reedy Watershed can have a major impact in the effort to improve Lake Greenwood’s water quality. These properties consist of those with Saluda & Reedy River frontage as well as lake front parcels and the preservation of land within this watershed will have a direct effect on reducing the amount of pollution that enters Lake Greenwood.

In addition to qualifying for conservation easements, large acreage tracts with significant frontage on Lake Greenwood are unique pieces of real estate with regards to the current real estate market. Unlike large timber and recreational tracts in this area, a strong demand for lake lots is in place resulting in stable values throughout the economic downturn. This market indicator reveals that undeveloped lake frontage has good investment potential from a lake lot development perspective. A savvy investor should recognize the enhanced investment potential of a large acreage tract with significant frontage on Lake Greenwood. A property with these features offers significant tax benefits through a conservation easement on designated areas as well as mitigation opportunities for sustainable lake lot development. In addition, the stark contrast of the current market for lake lots and large acreage recreational and timber tracts allows an investor to assess the value of a large acreage tract with significant lake frontage from two separate vantage points which is advantageous.

Lake Greenwood is a treasured resource of Upstate South Carolina and for the last seventy years this lake has contributed to the economic growth of the area while also facing water quality challenges. This constant struggle is a familiar story for waterways and wetlands across the southeast and the decision to sacrifice clean water for financial returns and vice versa is never easy. Fortunately, in some circumstances the two are not mutually exclusive. Sustainable development, if implemented properly, can facilitate the co-existence of clean water and financial returns given certain market trends and property location. These conditions currently apply to large acreage tracts with significant undeveloped lake frontage on Lake Greenwood resulting in a rare opportunity to assist in the protection of Lake Greenwood with a positive return on investment.

[This is Part One of a two-part series investigating the economic potential for investing in the management of land, wildlife, biodiversity, and water resources. Part One covers economic incentives from government programs for establishing conservation practices. Part Two will address private sources of revenue that can be generated from establishing creative and multi-use land use practices and programming.]

On March 1, 1872, Congress signed into law an act that established Yellowstone National Park, the first of 58 protected areas to eventually be designated as national parks. Thus signaled the start of an era in national policy characterized by heavy public investment in conservation and land management.

As of 2010, 138 years later, the Bureau of Land Management held nearly 248 million acres of public land. However, this represents a decrease of two million acres from 2009 and a decrease of 5.5 million acres from 2008. This reduction reflects an effort on the part of public officials who would prefer to see the federal government take a more limited role in conservation efforts while also using the revenue from sales of public lands to pay down the national debt. It also demonstrates a shifting priority away from direct public investment in conservation through outright land purchases and toward providing incentives to individuals and organizations to purchase and manage the land themselves.

While some see this shift as troubling because it means conservation efforts are more haphazard and subject to the varying goals of individual landowners, others see it as an incredibly lucrative opportunity to invest in conservation. Take T. Boone Pickens, for example. Recognizing the economic potential of Texas ranches, he has made a name for himself (and a lot of money) by buying working livestock ranches, improving them with wildlife enhancement programs, and then reselling them. As he recently told The Land Report, “We always made a profit from the ranch sales. But what I really feel good about is knowing that we left the land in better shape than we found it.”

Now it should be noted that Pickens benefitted from a particularly generous set of public incentives with which to offset the costs of his land management programs. You see, Texas implemented a program in 1995 that allows landowners who implement specific land and wildlife management practices to have their land appraised as agricultural land, thereby greatly decreasing their annual tax burden. For those who live in states that do not provide such generous incentives to invest in wildlife management, however, there is an array of state and federal programs that provide payments to landowners for engaging in other various conservation-oriented practices.

While these include such obvious options as securing a conservation easement, landowners also have the option of enrolling in less-permanent programs like the Wildlife Habitat Incentive Program (WHIP), the Conservation Reserve Program (CRP), and the Conservation Reserve Enhancement Program (CREP). In each, government agencies provide cost-sharing and annual payments to landowners that agree to set aside their lands for five- to ten-year periods and commit to protecting and improving wildlife areas, in the case of WHIP, or taking agricultural lands out of production, in the case of CRP and CREP. Case studies abound of landowners who have used these, and other, public programs to help establish and fund conservation efforts and then benefitted greatly from the increased property values when they eventually sold the property.

One of the best examples is that of Robert Macdonald of Triple Chance Farm in Cambridge, Maryland. After recognizing that he could not generate sufficient income from growing cash crops on his land Mr. Macdonald decided to take his land out of production and instead establish an “outdoorsman’s paradise.” With financial incentives from the CRP, CREP, and WHIP programs, Mr. Macdonald developed and instituted a maintenance plan geared toward planting native species that would provide habitat for quail, woodcock, and other bird species. After improving his land over the course of 30 years, Mr. Macdonald fielded bids from five families all vying for his property when he sold in 2009 in the worst real estate market since the Great Depression.

In this era of economic uncertainty, investors are looking for safe bets in the market. Since the housing bubble burst, real estate investment trusts have outperformed the broader market by considerable margins. And best of all, they’re set to continue that trend this year. With help from state and federal programs, landowners can promote greater biodiversity, healthier wildlife populations, and improved water quality, all while earning a strong return on their investment. As T. Boone Pickens put it, what better feeling than to know you’ve improved the land around you and walked away with a few more dollars in your pocket as a result?

Today’s landscape of the “American Farmer” changed. We see large acreage owners that plant thousands of acres across America and large ranchers that operate large livestock operations, but we often forget the thousands of small hobby-size farmers and ranchers. This is a growing segment of land owners in many states.

As baby boomers are reaching retirement age, many of them are choosing to move back to the country, having left the farm for industrial and white collar jobs in urban areas. As retirement age approaches, they feel the need to return to their roots.

Young families are another growing community of land owners that recognizes the benefits of living in the country and owning a small farm. Most of today’s rural landowners are far from what our grandparents would have considered a “farmer”. Many just want to purchase some acreage and raise a few horses, goats, sheep, or start a small cattle operation.  This type of landowner is often referred to as a “hobby farmer”.

I grew up living on a beef cattle and poultry farm operation in East Alabama. My wife and I are raising our sons on a cattle operation and I would not have it any other way. Living on a farm instills some key qualities in you for a lifetime. I have been involved in livestock and agriculture my entire life. In a previous career, I covered 15 states for a livestock supplement company. In my 10 years of traveling the Eastern Seaboard and Southeastern States, I learned one thing- you can find all shapes and sizes of livestock farms and hobby farms.

It is during my travels that I met many interesting people with unique livestock operations. One fall day in the Piedmont area of North Carolina, I went to visit a very influential goat producer in that area. It is here where I had my first experience with Fainting Goats. Take it from me, you haven’t lived until you walk into a paddock with about 20 goats running around. I took a five gallon bucket and beat on it like a drum. In an instant, 20 or so goats fell to the ground like you had shot them all with one shot. The Fainting Goats laid there for about 5 minutes and finally jumped up like nothing every happened. This producer owned 24 acres and sold his fainting goats as a novelty, for $200 each. That goat producer was a unique individual with a unique livestock operation.

In the past 10 years, we’ve seen an increase in the number of meat goat, dairy goat, and sheep operations. Due to our ethnic diversity, there is an increasing demand for goat meat here in the US. Goat meat is the number one consumed meat in the world. Small hobby farms are the leading supplier for goats and sheep. A land owner with 10-15 acres of pastureland can operate a profitable goat and/or sheep farm in most areas of the United States. You don’t have to have 15,000 acres in Texas to operate a small ruminant farm. Often, I receive calls from buyers looking for a small acreage tract to start a hobby farm. Most are only looking for around 20 acres or less, which is just enough land in Central Alabama to begin a hobby farm with about 40 head of goats or sheep.

Another group that can survive on a small acreage is equine owners. Horses are a passion. If you don’t agree that they are a passion, just ask a horse owner. Horse owners make large investments in their livestock. Many times when someone with horses is looking for real estate, they prefer a small 5-20 acre piece of land with suitable pasture. Unlike production livestock owners, many equine owners have horses simply for pleasure or companionship. Of course, there are exceptions for trainers, breeders, and those who raise working horses, but the majority owns a horse simply for pleasure.

The last group would be the cattlemen. The people that say “Where’s the BEEF?”! Unlike goats and sheep, cows are large and take up more space and acreage. In my hometown, we can run one cow unit per acre comfortably. In Western Montana, you would need 100+ acres for that same cow, so farm or ranch sizes can vary for cattle producers and the area in which you are living. My market area consists of many small producers that own 40-50 acres and have 25-30 cows. Across the Southeast, Northeast, and Midwest there are thousands of these producers. These landowners work off of the farm and have a few cows to utilize the land they possess. Much of this land is often inherited from previous generations, but the current owners have a pride in their operations and its heritage.

We are experiencing an increase in first generation cattle producers. These are people that feel the pride in land ownership and stewardship. The Cattle Industry in the USA is experiencing a generation flip at this time. Many of our older generation producers are passing the operation to the next generation or when the next generation has no interest, they simply sell the property. What happens to some of these farms is somewhat unknown, but much of the land that these cattle producers have been utilizing has a highest and best use in forage production. So the cattle industry is a little different than the goat industry. Many of the goat producers are first generation, having started their farms in the last 20 years.

Many people have discovered the tax benefits to owning a farm.  It is this fact that has driven some to purchase a few acres. Others simply want their children to experience what they remember on their grandparents’ farm. 4H and FFA clubs across the country are seeing record numbers of children with livestock projects. Most of these children live on small family farms that do not derive their sole income from the farm. Like most businesses today, small family livestock operations will not make millions. It’s a slow process that is typically cash poor and land/asset rich. It will take most operations several years to realize a true profit. In a positive light, if someone wants to purchase a small farm, livestock production can help pay for the land. Many of the acres that are in livestock production are not fit for tillable ground or residential land and grazing this land is its “highest and best use”. Sure , you could plant some of it in trees for a future timber harvest, but trees are kind of boring to some land owners.

Here are a few tips for anyone looking to purchase a hobby or small farm:

1. What are your goals for your property? Always know what you want to do with the land prior to purchasing. Make some visits with other area producers and do your research. If done properly, it will pay off.
2. Fit the type of operation to the type and size of the property. If you have 10 acres in Central Alabama, you can probably comfortably run 5-6 cows and maybe 25 nannies or ewes. In West Texas or Oklahoma, 10 acres would be a good start for a cattle operation with one cow. Make sure you research your particular market area for forage types and number of head per acre for each type of livestock.
3. How much capital will I need to invest after I purchase my land? Purchasing the land is just the first step. Subsequently, you will need to factor in the cost of the livestock, fences, water, barns or shelters, working pens, shade, and basic equipment.
4. Analyze the size and goals of your operation. Many producers may see an economic benefit from hiring out some of the work on the farm, like spraying pastures, clipping pastures, hay harvesting, and livestock hauling. Equipment costs are high today. Many times you can hire a neighbor to do that work for a fraction of the cost.
5. Livestock are very time consuming. If you cannot be there or have someone to check on your livestock, you probably don’t need livestock. It will be when you are not around the cows are out, the goats are in the neighbor’s garden, and the bull is standing in your neighbor’s heifer pasture having a good time. Owning livestock is time consuming but very rewarding to those who are capable.
6. I cannot stress this enough, do some research before you purchase a farm or pursue a livestock operation. Go talk to the old timers that hang out at the local feed store. Also, talk to the younger producers. Get out and go to some livestock sales and shows, as these are great places to meet producers. Take a little bit from what each producer tells you and form your own opinion on the direction you should take.

Owning a hobby farm, mini farm, “farmette”, or whatever term you would like to use, can be very rewarding. There will always be a need for livestock and the majority of livestock production in the US comes from small family farms. Being a land owner of any type of land has responsibility. You can control your destiny. Land is a solid investment that you can walk on and see every day. Unlike the stock market and other Wall Street investments, put your money into something that you can enjoy- land!

Do you have an Absentee Rural Land Owner Sign on your property? Now I would guess the answer to that is a resounding NO. As it should be… because there is no need to announce to the world that you don’t live anywhere near your land. However, consider that your property may be doing all the talking of that sign anyway.

Absentee Rural Land Ownership is fairly common and many people own land that is fairly far away from their primary residence. It may be difficult for you to monitor the property effectively from a distance so how can you protect your investment?

Steps to Take to Protect your Land

• Schedule Visits
• Photograph the Property
• Record all Activity & Expenses
• Maintain a written Land Management Plan
• Post No Hunting or No Trespassing Signs

Land that is not regularly maintained can invite damage, misuse, trespassers, hunters, loggers, overgrazing, plant diseases and many other undesirable scenarios. Land can certainly take a beating and still recover but there is a limit before restoration becomes nearly impossible.

If you notice that your land has been trespassed on such as finding shotgun shells or open gates or trash then contact law enforcement immediately so they can log the incident. If you are unable to physically visit the land at least 4-6 times a year then consider hiring someone to help you monitor the land. Land agents may offer property management and leasing services along with real estate services and for a small fee (usually just enough to cover the travel costs to the property) you can have someone check on your property and send you photos so you can you keep tabs on your property.

If you do allow people on your land for hunting or fishing or other reasons then make sure that you provide a written permission document to them. That way if they are stopped while they are on the land they can show a Sheriff or officer the document as proof they are allowed to be on your land. Another good precaution is to keep up on the local news in the area of your land. Arson has destroyed hay, pasture and rangeland and abandoned buildings in rural areas and you should know if this is happening in your area so you can keep a lookout and be sure to notify neighbors that nobody should be on your land.

Poaching can sometimes turn into a serious problem because hunters will notice that the property is not being used and may trespass to hunt on your land thinking nobody will ever know. If this is a serious concern for you then consider investing in a trail or wildlife camera to install on your property. Even if you decide not to prosecute which happens more often than not in local situations if it turns out to be high school kids or the local hunter that just needs a warning at least you have proof for law enforcement so they can follow up with the appropriate individuals.

If you are going to be an absentee landowner then protect yourself and your investment by making regular visits to the property and keep up on local news in the area.

Lately, you might have noticed or read an article written on a relatively new scientific practice, agroforestry. If you are not familiar, it is a method of growing trees and shrubs on the same land parcel with crops and/or livestock. By combining the two practices, proponents of agroforestry believe that it will provide farmers and landowners “highest and best use” of their land.

The trees would provide protection for a wide-range of potential crops and give farmers an opportunity to profit by adding more than one source of income on a single tract of land. In turn, it would increase the land value for owners choosing to implement an agroforestry plan.

Agroforestry certainly has it benefits. Recently, it was written that the USDA supports agroforestry as a method of land improvement and environmental stewardship. You can read the contents of this article here. As the article makes reference, a good example of agroforestry is when land being used to raise livestock is planted with timber for future harvest and pine straw is harvested for added income between cuts.

The above article details the plan USDA Deputy Secretary Kathleen Merrigan revealed at the North American Agroforestry Conference held in Athens, Ga.  Merrigan refers to the plan as the USDA Agroforestry Strategic Framework and it is intended to be used as a guide for implementing an agroforestry plan.

Additionally, economic, medicinal and environmental benefits are predicted from landowners adopting the plan. Commodity prices have been on the rise in recent years as a direct result of an increased demand and decreased supply- brought about by a worldwide population boom. Agroforestry would mean more consumable goods being brought to market. Medicinal uses would come from the crops and the trees covering the crops.

Agroforestry would benefit the environment by adding and restoring nutrients to soil used for growing commodities. Less soil erosion would occur from plentiful tree growth. The farmed trees would be a source of wood products that could be used for fuel. This would result in less deforestation and conservation of our Nations woodlands.

In Southern Georgia, a new agribusiness might be on the horizon from agroforestry. In Tifton, Georgia, scientists have discovered what is being called a pecan truffle. Read the full article by Tracy Coley Ingram of The Tifton Gazette here. The edible fungus got the name “pecan truffle” after being discovered growing where pecan trees were planted. Farmers gain income from both pecan harvesting and the truffles that grow beneath their soil, plus the truffles growth contributes to a healthier crop of pecans, as the article  notes.

The overall added benefits to our ecosystem and us, can’t be denied. The supporting evidence is there. Landowners and farmers should be overjoyed with newly found potential for additional sources of income and increased land values. When it comes to agroforestry, the goal of the USDA is to continue developing the scientic practice and to provide farmers, ranchers and landowners with the latest information, training and tools needed to implement a plan. Agroforestry might soon be synonymous with the farming industry.

As land professionals we wear many hats when promoting properties and one of my favorite hats to wear is Rural America Promoter. Agritourism is showing up more and more these days as people find new creative ways for the usefulness of their land. Guest or dude ranches have long been known as rural businesses but what exactly is agritourism? Agritourism uses the agriculture basis of the land to promote the area or a product to help bring in visitors. For example, corn mazes are well known form of agritourism.

So how could your land use be used for agritourism or even tourism in general? First, you must be passionate about whatever it is that you endeavor upon. Starting up a Bed & Breakfast if you like cooking, incorporating horses if you are an avid horseback rider or anything that you might already do on your land is your best place to start. Seasonal operations are the most popular ways to add some agritourism such as pumpkin patches, corn mazes or Christmas tree cuttings.

One corn maze operator became so successful at his farm corn mazes that he turned it into a whole new business. He now provides consulting services and corn maze design services to farmers all over the country.

Specialty products are one of the fasting growing areas and a good place to start. A honey farm started in a rural town in Kansas by two guys named John & Wayne turned into the John Wayne Honey farm and now they sell their specialty honey products online and at local grocers. Beekeeping might not be your thing but consider all the daily things you already do on your land. Many landowners have small orchards and some farms offer a Rent-A-Tree service for fruit picking where a family can rent a particular tree and then harvest and pick the fruit from that tree for a season.

Leasing your land for hunting or offering guided hunts are very popular with landowners that enjoy hunting. Many of these operations have blossomed into full resort lodges with restaurants and catered events. Offering trap shooting or target practice in a club setting with a clubhouse has allowed many landowners to also rent their building out for family reunions or weddings.

Wineries have been a popular option for grape growers so that they can have an end product instead of just wholesaling off their product. Most of these operations are supplemental to the main farming operation but still can provide income and help support rural areas. Many farmers offer their time to local schools and organizations for tours so they can help educate the younger generation about how food gets from farm to fork.

Many resources are available for helping you start a rural business. The USDA Rural Information Center has entire website section devoted to Promoting Tourism in Rural America.

Articles abound and a quick search will find articles about Agritourism being promoted in the state. An extensive list of ideas for agritourism for your land from Virginia Cooperative Extension and your local USDA office is a great source of information for rural business.

Think about your passions and check some resources and see if you might be able to help promote rural America with your land.

Poachers are more than a nuisance for rural landowners. The subject of poachers has been on mind for several weeks, but literally hit home last weekend, when a first-time guest from North Carolina hunted whitetail deer on our family-owned Alabama land. As our guest was watching the foodplots where he was posted, four armed men appeared from the woods a mere 35 yards away. He began frantically texting me about the intruders. I was mortified; this could have gone south in a hurry. I climbed down from my stand several hundred yards away and raced the four wheeler to his position. The poachers made a quick get-away onto an adjoining owner as they heard me approach. He was okay, and the men hadn’t seen him. I was grateful he was okay, and that no confrontation had occurred.

Later that evening as our group of hunters gathered for supper, I heard numerous stories from other landowners that had encountered trespassers and poachers on their lands. In most states there is a legal distinction between trespassers and poachers. A trespasser is one who “oversteps his bounds” onto the lands of another, while a poacher is one who trespasses with the intent of taking an animal. I learned that in Alabama the legal assumption is that if a person trespasses on your land with a firearm they are poaching.

Poaching is a nationwide epidemic. Missouri reported 2000 arrests for deer poaching in 2009 alone! The fact that so many property owners have had to deal with this issue prompted me to contact a local conservation officer and sheriff’s deputy for advice about preventing poachers on their lands. Here are a few of the key points that these officers shared with me.

1. Poachers generally look for easy targets. Land held by owners who are out of the area and that doesn’t see much use is going to be a prime area for poachers to visit. By looking for tire tracks on the driveway or woods roads it is easy to tell if a property is being used. One method of prevention I have seen an out-of-town owner employ is giving the local game warden or other law enforcement officer permission to hunt and use his tract of land. This type of information spreads quickly in poaching communities. If you are unable to visit your property often, have someone in the area check on it for you. Having someone patrolling your property will make it more difficult for a poacher to find uninterrupted time to do their dirty work.

Posting the boundaries of your property against trespassing, hunting and fishing may be required in some states. I would also recommend installing a well-constructed gate to entrances from the road and putting strong locks on them. Leaving a drive open may be irresistable to thieves and poachers. Consider adding a dusk-to-dawn light near cabins or sheds to increase the appearance of usage.

2. Who finds the poachers? The conservation officer I spoke to said it is far more likely for a landowner to find a poacher than for a game warden. His reasoning was that his jurisdiction covers 900 square miles of land and 150 miles of shoreline and there are only two officers to patrol it. I figure I have a better chance of meeting a Sasquatch in the woods than a game warden. Poachers know this too based on a conversation I had with a man who has been convicted of 20+ counts of shooting deer at night. He and several others were targets of an undercover sting by North Carolina conservation officers. He lost his hunting license for five years and had to pay nearly $6,000 in fines.

3. What should a landowner do if he encounters poachers? “ If at all possible avoid confrontation.” was the advice of this game warden. Generally poachers are armed, and they are already breaking the law, so they may resort to violence to avoid capture. A local friend confronted three men who were hunting on his land, and they beat him severely and left him in the woods.

This officer said if you catch a poacher on a game camera and they can be clearly identified, that is a “go directly to jail” card for them. He also said if you do observe them gather as much detail as possible about their appearance, clothing, weapons, vehicles, atv, or anything else pertinent that could help the officer identify and capture a law-breaker. If you happen upon someone and can get them to give you their name, id, or weapon that will be a help to the conservation officer. I have heard of two different local owners, upon catching people hunting on their land, had the trespassers surrender their rifles. The owners told the poachers they could retrieve the their belongings from the game warden. After 20 years, I believe the game warden still has one of those rifles.

Poaching is not only a recreational activity for these criminals, it is also a means to make money. Poachers will often sell the racks or mounts of trophy animals for a huge sum of money. In 2009, a Minnesota man claimed to have arrowed what would have been a world-record 8-point whitetail. Further evidence revealed the animal had been shot with a rifle. He was convicted of poaching and pled guilty to lesser charges. It was reported that a sporting goods store offered the Minnesota DNR $200,000 for the antlers.

Poachers violate many rights of landowners, and potentially pose a threat to their lives. Safety is by far the most important concern when dealing with poachers. Conservation departments in many states are trying to find ways to battle this blight, and 35 states have teamed up to form the Interstate Wildlife Violator Compact which helps make sure that poachers who are caught breaking the law are brought to justice throughout the country. Texas has a good program called “Operation Game Thief” where they have a mobile “Wall of Shame” display of animals taken illegally. Minnesota had a similar display, but in a cruel twist of irony, thieves stole their DNR’s “Wall of Shame“. Conservation officials across the nation have taken a hard line against poachers in recent years, handing out stiff penalties for these crimes. I was surprised at how severe when I read Outdoor Life’s recent article about the “50 Worst Poaching Fines Ever“.

The bottom line is protecting the lives and livelihoods of private landowners. To get a good grasp on what the laws of your state or individual county are, I would recommend contacting your local game warden of conservation department. During a 15 minute conversation I gained some helpful insights about how to prevent poachers from invading our land again. You will also have rapport with the officer should you ever encounter an issue with poachers or trespassers. Those officers will be glad to assist you in protecting your land, and will welcome any help you can provide as they do their job.

Continue the conversation about landowner rights and the issue of poaching at the LandThink Community. I started a poll to see how other landowners address this situation. Please take a moment and share your experience or vote in the poll. We look forward to hearing from you in the forums.