price of 25 acre farm is this decent?

[MotorSeven]

wife and I found a farm that has almost everything on our list that we are looking for. eight stall horse barn, pole barn the barns are older but one has a new roof. The house is about 3200 sq feet. built in 76' and needs updated but, very liveable and useable. There are three fenced pastures. two have electric fences.

heres the deal the proerty is 400' wide and 2900 feet deep its a long rectangle. the property is sourounded by larger farms and feilds. One old timer at work told me i should be careful because they could build around me and i wouldnt have privacy anymore.

what would you veterans value a setup like this. I know it varries on location ect.

tax value is 710k its listed for 499k

The 400' thing would really bother me.

Wow, here in Hancock County TN for around half a mil you can get 200 ac here with pasture/woods/barns and a nice house. I looked in NC before buying here and I think their taxes are rather high.

For example, here is 227 ac, 6 barns, 2 ponds, a creek, almost all established pasture & fenced....$675K. The 2012 tax on this property was $2,215:
341 Mulberry Gap Rd Sneedville, TN 37869

Or if your thinking smaller ac, here is 35ac and a 3 year new home....$349K 2012 taxes were $1,647:
flexmls

 

[Depmandog]

I have something similar with 8 acres starting at 400' wide, narrowing to 200' at the far end some 1400' away. Our situation is road frontage on two sides. 20 acres separate us from the city limits.

Initially considered building, (I do have my shop built), but changed our minds and instead it's part of my retirement plan with future plans of building a few homes....how many depends on if and when the property gets annexed.

And until then, it's my get away where I go to get seat time and me time in the shop.

 

[flusher]

I'd check with the county zoning office before making an offer to see what type of construction is allowed on the adjacent property. For example, my 10-acre place and the adjacent properties (all 10 acres, all perfectly square with 660 ft fencelines) are zoned "exclusive agriculture" which means only one permanent dwelling and one mobile home are allowed. Barns are limited to 11000 square feet, one per parcel. You can have additional smaller sheds (I have four, all less than 1000 square feet each) and an 1100 square foot metal building for my shop.

$500K for 25 acres of good farmland with that size house, well, septic, fences and outbuildings would sell fast around here.

Good luck

 

[Deerherd]

The 400' thing would really bother me.

Wow, here in Hancock County TN for around half a mil you can get 200 ac here with pasture/woods/barns and a nice house. I looked in NC before buying here and I think their taxes are rather high.

For example, here is 227 ac, 6 barns, 2 ponds, a creek, almost all established pasture & fenced....$675K. The 2012 tax on this property was $2,215:
341 Mulberry Gap Rd Sneedville, TN 37869

Or if your thinking smaller ac, here is 35ac and a 3 year new home....$349K 2012 taxes were $1,647:
flexmls

NC is a deal on taxes and Tenn looks like Nirvana when it comes to taxes. Here's a link to a nice place with 192 acres listed for $799,000. Taxes on this property are $34,000! Welcome to NY! If you put much down, your monthly tax bill is higher than your Mortgage! The taxes alone on this place are $2833 per month.

Property Search

 

[thatguy]

In my part of VA (Roanoke/Lynchburg) you can/could buy 20 acres for about 100k.. Bigger parcels (100's of acres) are in the $2500/acre range.

Our lot is 600' wide - I agree with the others 400' isnt much of a cushion..

 

[oosik]

Wow!! Dr_Zinj and I are about the same. My nearest neighbor - another farmer - is a little over 2.5 miles away. From where I sit on my property - if I can see you & don't recognize you, then you are trespassing and very likely to have a serious confrontation. I have had problems - in the past - with folks coming in and wanting to fish. I have a five acre lake, 80 feet deep & stocked with trout. The lake is totally contained within my property however that did not seem to discourage some. I take issues such as my privacy very seriously as both I and the county sheriff know. I would find a piece of property that is 400 feet wide very limiting unless the adjacent land was zoned something that did not allow residential development. My land and all surrounding for miles & miles is zoned agricultural and allows very limited residential development only. This location is perfect for a devoted antisocial hermit.

 

[LD1]

I wouldt like the 400' part either.

My 5 acres is just shy of 300'. I couldnt imagine only another 100' in width but 4x's longer. Personally, I like the 3:1 thing. I wouldnt want a property that is more than 3x's deep as it is wide. We actually have some zoing in my county that stipulates 3:1.

Just picture that place with new houses within 50' of each property line. IF you are okay with that possibility, fine.

Prices on land are VERY regional. I dont think any of us can tell you if its a good deal. Sure, we can tell you what land brings in out location, but that does you no good.

 

[MotorSeven]

NC is a deal on taxes and Tenn looks like Nirvana when it comes to taxes. Here's a link to a nice place with 192 acres listed for $799,000. Taxes on this property are $34,000! Welcome to NY! If you put much down, your monthly tax bill is higher than your Mortgage! The taxes alone on this place are $2833 per month.

Property Search

34K in taxes on 192 ac??? Oh my......

 

[displacedPA]

I plan on calling the county to see what the zoning is and restrictions. On the real estate site it says it AD3 but if you look it up in the county GIS it says RD40. Im not sure of what all the rules are for RD40 Ill have to call and ask.

the surounding property is owed by larger farmer 100ac -200ac tracts. there is one family that bought 25 ac. next to this prop. I would want to make sure they cant develop it with tract homes... The 400 feet would bother if it were to be devoleped but right now its all catle so I dont mind being surounded by that.

I know some one on here ask how many sq foot the house was 3000-3200sq feet. One pole barn and enclosed cinder block barn. The pole barn needs TLC for sure. The house and barns have new three tab shingle roof. Nothing fancy.

 

[displacedPA]

The 400' thing would really bother me.

Wow, here in Hancock County TN for around half a mil you can get 200 ac here with pasture/woods/barns and a nice house. I looked in NC before buying here and I think their taxes are rather high.

For example, here is 227 ac, 6 barns, 2 ponds, a creek, almost all established pasture & fenced....$675K. The 2012 tax on this property was $2,215:
341 Mulberry Gap Rd Sneedville, TN 37869

Or if your thinking smaller ac, here is 35ac and a 3 year new home....$349K 2012 taxes were $1,647:
flexmls

I love the 247 ac. place... and the smaller on also... Problem is Im and elevator Mech. by trade. so Unless I switch carrers or have a huge route teritorry thats kinda out. Thanks for sending the link though. Maybe I need to work on being able to work form the house. I suppose some of you do or are retired? I could look for a new job in a new location but that comes with its own challenges. Hard to leave my current position its really stable and the hours and pay are hard to pass up.