Property location ?

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1st place, my 85 acres in Fentress- Location(right in my stomping grounds since Ive been walking) Price(very cheap) Neighbors(All places Ive been hunting since I was little) Also Quality(#4 nontypical in state killed 1/2 mile away, numerous 170 plus deer killed close by over the years)

2nd place, my 50 acres in Morgan- Location(hunted around it alot when younger for a few years, TONS of deer compared to Fentress) and Price( more money in timber on half of it than I paid for the whole place, so if I decide I dont want it, I will still make a good profit from it either way)
 
For me it was to good of a deal to pass up. At the time I was unsure about being in unit A but knew that the property had potential and that was good enough. With part of it select cut some of the habitat work had been started. Now it is a completely different property and it has been worth it.
 
I looked A LOT,my place borders a river,which is awesome,little more on price,but worth it I think.I also put out a cam and a couple bags of corn,in late Jan,before I bought it,got 10 different bucks in a week,that'l work :) My wife said I was crazy to put the cam out,but whats a cam compared to the price of land?Its 11/2 hours,or a little less,which is perfect,I like a little getaway.
 
Very good price. We bought it from a friend that was going bankrupt. It was managed for deer and they killed some good deer off it, as well as alot of turkeys. Food plots throughout the entire place and a good pond and a cabin. It was all we needed. AND it was was out in the middle of nowhere on a dirt road, so we knew there wouldnt be any developing out that far for years....just the way I like it :)
 
we hunted our place for 12 years before it went up for sale. it all happened so quick when we bought it. the landowners bro-in law called us up and said the neighbor adjoining him offered 1000/ac for it and he was going to sell it but was giving us first chance. it all worked out and we got the 80acres i been hunting since i was 9. another good thing the neighbor that wanted the property was supposedly a butt hole that didnt hunt or allow hunting. we've got real close with them and there the nicest people you'll ever meet. the let (or pretty much make us) squirrel hunt in there yard because the squirrels are so bad.
 
For me, a big part of the purchase equation was the "arrangement" of the property--the shape of the property outline. Does the property boundary have big "arms" extending into neighboring properties or "coves" of neighboring property sticking into the property that would increase the influence of neighbors' hunting pressure? Preferrably, you want the property to be as "square" as possible.

Secondly, what primary type of habitat does the property have and do surrounding properties have something much different? It would be tough to draw deer to a property if the neighboring property is exceptional deer habitat.

Location, as in county. Athough I had been looking for property along the TN and AL or MS border (at the time, that's where the highest deer densities were), the county I eventually found property in was acceptable. I certainly wouldn't buy deer hunting property in a county that is struggling to produce a huntable population.

Size and price were last. Now the price I got was fantastic, but honestly I had bypassed much larger and cheaper properties because of habitat problems (land that had just been clear-cut).
 
Mine was initially spurred by the quality of bucks coming out of the area (3-5 counties clustered together with most BC deer since 90's) then I checked the dirt and that made sense. Finally, avg. cost of land was lower in these counties than in a lot of TN.

The final one that brought me to my property was cost per acre and lay of the land. I looked at a few properties that only had about 20 out of 80 acres that were huntable. Not because of habitat but bc of roads, buildings, existing stand on neighbor property etc. Mine is fairly secluded and allows for spreading out a good bit.

Finally it has oil and gas that I have leased and gives a little pay back.

One thing I'll say is pay cash if you can and if not pay it off quick. Much over 5 years of intrest and the bank starts to better financial deal quick!
 
Being that I'm only 24 years old I was looking for the most land at the cheapest price in the best area that had good potential. I ended up selecting a property that i believe i will never regret. I figured that I hopefully have many years to improve the habitat and layout of the property.

One key deciding factor was that is was about a mile off of any paved road. In an area with alot of poaching this was key. i also always wanted a tract that bordered government land for othe opportunities. I am lucky to have a 1 and 1/2 miles along goverment land only accessibly by boat and trespassers.
 
Small property (60 acres) had been select cut so there is lots of browse and still plenty of acorn producing oaks, and western and southern border is 1200 acres timber company land, good deer density (unit L) Lots of deer sign. Road system and trails alreary in place.I have realistic expectations, but believe with some work it has the potential to draw a few each year from the surrounding properties. It also has a building site over looking a very nice 1.5 acre spring fed pond, which my wife really loves. The lay of the land creates privacy from the paved road( via a Ridge)and power is close. Gated entry, even though when I was there in Feb. someone had torn my gate down.
 
8 POINTS OR BETTER said:
Location, price,neighbors,etc.?
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Location and price. I had hunted State land for 22 years that was 2 hours from where I live. So I knew I could drive 2 hours, hunt all day, then drive home and work the next day if I had to.

In Michigan land prices per acre decrease the farther north you go due to less population density. My 2 criteria when I was looking for land was as many acres as I could afford, that was no more than a 2 hour drive from where I lived. Therefore price and location.
 

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