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The Land Group, LLC - Farmland, Timberland, Recreational & Development Land on the Delmarva Peninsula

The Land Group, LLC - Farmland, Timberland, Recreational & Development Land on the Delmarva Peninsula
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The Little Things


We have all heard “the little things are the little things” or “don’t sweat the small stuff” a thousand times; however, sometimes the small things are the big things, and the details matter most.  As a generalist or big-picture person, this challenges my scope for business, but over many land sales I have found that the details really do matter, making one property rise above another.

Recently, a negotiation on a 100-acre tract of land was well underway, and all of the terms in the sale had been agreed upon for a normal contract of sale. The price, deposit, closing date, and due-diligence timeline were all decided on by both parties. Done deal right? Well, not exactly.

A call came in from the Buyer regarding the existing two deer stands on the land.  The deer stands were well- appointed and well-placed. Both stands were box-style, elevated platforms built by a local wildlife management company, Orion Land and Wildlife Management (orionwildlife.com).  The stands were oriented along openings in forested tracts where food plots for deer could be planted and managed seasonally.  The cover around these stands was also significant as shrubs were strategically managed to break up the silhouettes of the structures, allowing them to blend in with wood line. The current property owner had perfectly managed these food plots for whitetail, and it was a major selling point for the property.

So, going back to the call… the Buyer stated he wanted both deer stands as part of the deal.  Oh, boy! The Seller was already planning to have them picked up the following week. The replacement cost was in the $5K range, but once the stands were taken down, all the vegetation would be disturbed, and the nature of the perfectly-concealed stands would be compromised –   not to mention the amount of labor required to get these stands to the farm and back in place.  The bottom line?  A small thing was becoming a big thing.

I think the Seller ultimately agreed to leave the stands because it was an acknowledgement of the Seller’s ability to manage a wildlife property and was ultimately a compliment.  Once the dust settled, all parties agreed to leave the farm intact, and the stands remain today.  This scenario demonstrates that small things can be big things in land transactions.  Also, mastering the details of getting a wildlife farm set up correctly takes years of work, as many of you readers understand.  In this case I believe it was the work of the landowner together with the advice of Orion Land and Wildlife Management that made the difference in setting this property apart and making this deal a reality.

 For more information on wildlife management for white tail and other critters call Spencer Waller of Orion Land and Wildlife Management at 443-223-4111.

bensigtan

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The Little Things

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NAVIGATING LAND ACQUISITION

BUYING DIRT BEGINS WITH UNDERSTANDING YOUR GOALS FOR THE LAND.  HERE ARE A FEW BASIC QUESTIONS.

First, what is your intended use of the land? Is hunting a priority, farming, or is it a place to build your dream getaway?

Second, is this an investment requiring annualized return or long-term financial planning?

Third, what is the geography of where you want to find this land? This is perhaps the most important factor…

Fourth, are you considering using a local bank or the regional farm credit system to assist you in the acquisition?

Fifth, do you have a handle on land values? Local list services and land websites do little to assist you in understanding basic dirt value absent of improvements. The Land Group specializes in understanding this marketplace. Join LANDLINK on TheLandGroup.com to learn how we can provide you recent sales data, free of charge, throughout your land search.

An experienced land broker will assist you in addressing these questions and more, as you enter the land market.

I want to start my Land Acquisition Process!

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