Last week during my visit to Wisconsin, I had a conversation with two managers of manufacturing facilities. The conversation turned toward deer hunting and eventually the topic of living in the country came up. The manager from Alabama said, “When I was buying my house and land, I gave my Realtor only one requirement. I told her I wanted to be able to “pee” off my porch.” The manager from Wisconsin said, “my house is in the woods and I can “pee” off my porch.”

Please understand I have wanted to write about this for a few months, but figured my wife would never let me actually post it online. My aim here is not to be uncouth, but to address one of the most important aspects of owning rural land: privacy.

I love living in the country. I am writing this article from a shooting house on our land overlooking several hundred yards of food plots we planted back in October. It is my expectation that no other hunter will show up during my time in the woods today. I grew up hunting public land and wildlife management areas, and it was not uncommon to encounter other hunters while afield. Now that I live on my in-laws’ farm, I do not have to share my good hunting spots with everyone.

One of the most essential elements of land ownership is the right of quiet enjoyment. This covenant is generally made when land is transferred from one owner to the next. The right of quiet enjoyment is the promise that you will be undisturbed or that there are no hostile claims against your property. Simply, it means that the property is now yours and you may do what you like within the confines of the law.

Quiet enjoyment is foundational to freedom in our society. Rural land offers the best atmosphere for privacy. Each week I see scores of vehicles drive down to Perry County where I live with four wheelers or UTV’s in tow; each driver trying to escape the clamor and cramped cities where they spend their week. As schedules allow they migrate out to the countryside where one can really soak up the quiet and let their hair down.

I get the sense that people enjoy being in the country for the same reasons I do. The countryside is much more relaxed when it comes to dress code or social etiquette. This seems to be instinctive, and even when I am showing land a spark appears in a prospective buyers’ eyes as they walk a piece of property. My customers often have a moment of privacy while they are on the land. This isn’t limited to men; two of the prettiest women I have ever shown properties asked to be excused while previewing a rural tract. Most people would not venture this in their neighborhoods. Out in the woods you have more freedom from social restraints.

John Eldredge makes the case that men (and many women) are “Wild at Heart”. There is an innate sense of freedom that we experience in the country. Private land ownership affords us the option of escaping and excluding others and quietly enjoying what belongs to us. Privacy is a rare commodity in large cities and certainly not found in a TSA line at some crowded airport. Maybe a trip to your piece of the country is just what you need to recharge your spiritual, emotional, and physical tanks. Now get out there and make your mark on your piece of the countryside.

There appears to be little impetus driving sellers to reduce prices despite weak demand for certain types of land. To the contrary unstable stock prices will drive land values higher as investors become convinced that land offers more security.

Why are land sellers holding their ground while house sellers sink?

Much has to do with the underlying mortgage…or lack of one. Hardly any of our current land listings are mortgaged. On the other hand, the entire housing meltdown is attributable to bad lending practices and mortgage pressure on homeowners.

Even mortgaged land differs substantially. Banks have always been conservative when it comes to land loans with 60% to 75% loan to value being the norm. Without political pressure on lenders to make everyone a landowner, credit qualifications were valid and borrowers actually paid a down payment along with closing costs. In short, most of the people financing land are monetarily committed to the deal.

There are many types of land and a few are currently down. Commercial sites and high-density development sites may be stagnant for quite some time. The development market flourished while being driven by ambitious developers and a huge demand for building lots. Quite a few of these developers are now holding overvalued tracts with an accompanying debt load. When you factor in huge increases to infrastructure costs due to asphalt, pipe, concrete and storm-water control, it will be difficult to justify building out these projects anytime soon …even if there were builders wanting to buy the lots.

Recreational and timberland tracts are in demand… if you can find someone willing to sell at a fair price. The timber industry controlled much of this type land until divestitures began taking place over the past several years. This move took thousands of acres out of availability for public hunting and private hunting leases. These tracts, particularly ones with merchantable timber, are great investments that outperform even a good stock market. Ponds, lakes and river frontage further add to the value of recreational land. If you are paying a timber value, confirm that value by employing the services of a qualified forestry consultant who will conduct a “timber cruise”.

Security and privacy is on everyone’s mind and private, gated communities in the country are popular. To comply with county regulations and in some cases qualify for agricultural use, these type developments usually contain parcels in the five acre and up range. Many are complete with amenities such as equestrian facilities, common areas and walking trails. A local project we are releasing within the next month has only 25 owners sharing the use of nearly 300 acres.

Estate tracts in the ten and up acre range will continue to be in demand. We “baby boomers” all want our place in the country and these sites are gradually becoming scarce. Eye appeal is critical as these purchases are often spontaneous. Check applicable regulations for maintaining agricultural use property tax exemptions. Occasionally buying an extra acre can mean the difference between $15.00 per year in property taxes and $1,500.00 per year.

Are you serious about selling your land in today’s market?

If you are a serious seller there are a few things you can do that will immediately set your property apart from much of the competition. The first thing is have an accurate survey and know exactly what you are trying to sell. Next, increase the aesthetic appeal by rotor mowing and clearing out roadbeds. Take care of areas that are showing neglect. You don’t want the buyer to factor in clean-up expense. If you are leasing hunting rights, put the lessee on notice that the property is on the market and to expect visitors. Likewise, advise your broker to stay out during early morning and late afternoon. Hunters and prospective buyers are a bad mix.

To bring an optimum price, land must physically appeal to a buyer and be easily accessible. Fall and early winter offer your best chance to prepare land for marketing. Always be mindful of the fact that land is bought with discretionary income and no one is compelled to buy it.

Consider financing the sale. Banks are tight and many buyers prefer not to tie up lines of credit. Owner financing was popular at one time and I see it coming back. Interest returns are usually better than savings accounts and offering financing will help you obtain a higher price. Make sure the buyer is financially committed and have your attorney either prepare the buyers note and mortgage or at least review it.

Employ the services of a qualified land broker. Just as there are vast differences between the housing market and the land market, there are vast differences in land specialists and residential real estate agents.

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The Metcalf Land Company was founded January 1971 in Spartanburg, South Carolina. We are a small family-owned company specializing in the sale of acreage, farms, timberlands and recreational properties in Upstate South Carolina and Western North Carolina. Visit our website at www.metcalfland.com.