Buying Country Property

[riptides]

rjsmit1 ....


What was something like that asking for.....


I wanna move and start all over agian, but not work anymore.

-Mike Z. /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif

 

[riptides]

Bodie,

</font><font color="blue" class="small">( The "rural cresent" that runs through Loudoun, Prince William and Stafford counties designates that all lots are a minimum of 10 acres. That might help in dealing with the neighbors.
)</font>

In Stafford it is 3 acre minimum, and there are heavy discussions on "stop growth", "curb growth". Going on.

Three acres is NOT enough space in my opinion. Especially with no law enforcement on certain things.

-Mike Z. /forums/images/graemlins/grin.gif

 

[Bodie]

Riptides, I stand corrected. No law enforcement? Care to elaborate?

Bodie

ps
My new L3830 should be in this week. The wait is killing me!

 

[WVBill]

I'll get it for you on my way home tonight!

 

[riptides]

Sure,

While we live in a rural community, we have things like property rights, private easements and state maintained roads.

Certain parties in the area do not respect others rights and tend to do things that can be construed as dangerous, harmfull to ones well-being, disruptive to the community, and basically illegal.

Law enforcement officals have been seen in the area, but not at the same time as the annoyance, transgression, or illegal activity.

Thus, no law enforcement.

On a more personal note, I have talked with certain individuals and the behaviours stops for a short period of time.

I myself have not called in the law, but the entire picture of events leads me to believe, IMHO..........


3 acres ain't BIG enough. I would check on zoning and see what activities can be performed on the said lots in question.

Communities change, attitudes, well......., rules and regulations, HAH, try and get something changes with land-rights and see what happens.......... /forums/images/graemlins/grin.gif

-Mike Z.

 

[WVBill]

19.2 Acres, 4BR 2BA House, 2 Barns $499..... But it's under contract. Here's the link Clarke County Properties
Sorry.

 

[rjsmit1]

Appreciate all of the additional responses. I was out of town and didn't get a chance to reply yesterday. Location is a key requirement. 95% of my wife's riding students live in Fairfax County and we don't have a good feel for how far they will drive. We are currently leasing property off 50 (south of Dulles Airport) and that seems to work well for them- some of whom come from as far as Alexandria. In any event, I am broadening my mind about location with the thought that if we can get the land at an 'affordable' price, develop improvements ourselves over time, that maybe the business risk is better managed than purchasing fully developed at a much higher price. We have also discussed the possibility that we may have to replace the Fairfax customers with Loudon or PW county customers. The current farm is convenient for them today and they don't respond to advertising. I assume that many of them already have their own land and horse if they are inclined to it.

As an aside, the cel tower property also has a huge set of power distribution lines cutting it in two, and Bull Run Creek dividing it as well. The Creek has 'overlays', which restrict activities around it and a flood plane surrounding it. When considered in combination with the power lines and cel tower, this one is getting a little complicated for my taste. I think that the developer should take this one and figure out how to deal with the issues - he's an expert...

In the mean time, we'll keep looking. It sure is a pretty area out there and thanks again for all of the excellent suggestions.

 

[cowboydoc]

All I've got to say is property is extremely expensive out there. That place in either Iowa or Idaho would go for maybe $250k. Possibly more but I doubt it.

 

[WVBill]

Oh yeah, I agree. That place is in Virginia but one of the property lines is the VA/WV state line. Move it across to my side of the state line and it's probably more like $350. Still more than the midwest but amazing what 1/4 mile can do!

 

[Libertine]

OkeeDon:

<font color="blue">There is no divided loyalty; by law all the loyalty goes to the one paying the commission. </font>

Right on. The broker/agent (different legal categories) is a hired hand and works for the seller. They "find" a buyer for the seller, that's all. In fact, you might get better efforts dealing with a listing broker, since he doesn't have to "split" the commission with a second agent/broker you might be dealing with. Your guy is your attorney (who reviews the deal, etc.).

<font color="blue">Unfortunately, most real estate deals become emotional; the buyer "owns" the property in his mind and starts letting emotion overcome good sense in order to complete the deal. Be prepared to walk away without regret; I guarantee you another property will come along. </font>

Amen.

One suggestion about the price of land right now (see cowboydoc's comment). Judge the value on the basis of its productivity, i.e. the yield. Land near population centers is also based on pressure and emotion. Current low interest rates drive up prices based on that pressure and emotion. That will change. Personally, my opinion is that unless a piece of ground yielded 5% - 10% return in real money it's overpriced. Take the price of the ground, add any improvements, plus labor, then take 5% of that. Will you make that off the horse/riding operation? If yes, fine. If not, keep looking. Land will come down from here FOR CERTAIN (when measured in gold money). In north-central Missouri 150 bushel corn land can be had for around $1,500. A maybe situation.

Finally, around here, land with any type of tower on it (Re: the comments on a cell tower) greatly reduces the value. Unless the owner is getting a nice income stream off it it's not worth it.

JEH