TheLandJournal.com

Investing in real estate is a thrill like no other. For most of us purchasing property represents the pinnacle of a lifetime of hard work. It is most likely the biggest investment you will ever make. For this reason it is important to do your homework and make sure you’re investing wisely. There are a myriad of ecological factors and legalities that can have you second guessing your decision after the fact. LandsofAmerica.com and Michael Morrow with Ranch Logistics have teamed up to bring you this informative article.

Once you’ve decided you are going to purchase property the first step is to outline your personal goals for a potential property, as well as any specific criteria. It sounds cheesy, especially since you already “know” what you want; however, not doing this will be your first mistake. Your goals may include managing for white-tail, grazing cattle, passively enjoying songbirds, hunting waterfowl, but will more than likely include some combination of goals. Once you know what you expect out of a piece of property you should find a tract of land that will fulfill those expectations. As a biologist, I have had to break the news to more than a few people that their property could not produce the wildlife they were expecting; or there is was no suitable place for a lake; or even though there is grass, very little of it is palatable enough for cattle.
This article is by no means conclusive. Its purpose is simply to help you start thinking about factors you may have overlooked.

10 things to know about a property before you buy

(1.) Tax Valuation
Is there currently an agricultural appraisal for the property? This is huge! With an agricultural appraisal the property taxes are based on the agricultural productivity of the land rather than the real market value. This is called an agricultural valuation. The agricultural valuation saves landowners thousands of dollars annually on property taxes. Landowners are now able to convert from a typical open space valuation to a wildlife tax valuation. This allows you to maintain your “exemption” simply by managing for wildlife. For more information contact Ranch Logistics at 832-731-2740 or at www.RanchLogistics.com

(2.) Flood Plains
This is perhaps the most overlooked area in the purchase of a property. Depending on what you expect out of your property they can be a good or a bad thing. You may have heard of the 10, 25, 50, and 100 year flood plains. Statistically a 100 year flood event should happen once every hundred years, the area the water covers in that event is the 100 year flood plain. To put it more simply though, there is a 1% chance that this size flood event will occur every year. Most insurance companies will not insure a structure that lies within this flood plain.

Flood plains, however, are usually more productive than upland sites due to higher soil moisture levels. Forested areas in flood plains often have communities of bottomland hardwoods which produce significant volumes of mast and browse for white-tailed deer. They may also provide wetland habitat to a myriad of wildlife species including waterfowl. It also means there is a persistent source of water nearby. So if wildlife management is a goal, flood plains can be very beneficial.
Their positioning on the property is another factor to take into consideration. Depending on the size of the watershed they are draining, they may flood for a couple of weeks at a time. This is an important point if they bisect your property or you have to drive through them to gain access to your property.

(3.) Delinquent Taxes
Check with the local tax appraiser to see if there are delinquent taxes on the property. The rights of the tax office supersede all others, including lenders.

(4.) Accessibility
Getting to your property whenever you want is important. There is no sense in making such a large investment if you can’t use it. First, notice the condition of the road leading up to the property. Notice the material the road is made out of. If it rained would you be able to drive your vehicle down it? Some materials are very slick when wet or get soft if not compacted properly. Also notice if they run through a flood plain. Often county roads are built to sit outside of flood plains but not always. You may be flooded in or out for a couple of weeks at a time. If there is any doubt, you may want to talk to neighbors or the county commissioner.
If you have to cross private property in order to gain access to your property make sure there is a deeded easement. If there’s not, be sure the purchase of the property is contingent upon getting one. I have seen people temporarily lose access to their property until an agreement was reached.

(5.) Proximity to train tracks & highways
Although convenient, living next to or nearby a highway can blur the sense of getting away from it all. Road noise can often travel .5-1.5 miles depending on how open the country is. Trains can generate noise that travels much farther, so note the proximity to train tracks as well.

(6.) Shape of property
Most people prefer a high area to perimeter ratio. Meaning a shape more closely resembling a square is preferable. One reason a high ratio is beneficial is there are fewer feet of fence to maintain. It also reduces amount of boundary shared with neighbors which reduces possible dispute. If your heart is set on incorporating a more intense wildlife management program such as trophy whitetail production, you may want to take the shape of the property into account. It is more difficult to insure an equal allocation of resources (water, food, cover) on long skinny tracts. More perimeter also increases the risk of poaching.

(7.) Neighbors
They are either your best friends or your worst nightmare. Chances are you won’t know enough about neighbors by the time you purchase your property to make any large decisions. However, take note of how their property is kept (i.e. oil barrels, junk cars, feed lots, etc.) because chances are they won’t change just because you moved in. It is also advisable to visit with them about the perspective property and see what they may know.

(8.) Past Use (chemical plants, etc)
The big one to know here is whether or not there has ever been any kind of petroleum storage units on the property. Previously when there was higher oil production in the area, oil & gas companies would stage large containers in areas to hold product before it was refined. Some containers became decrepit to the point of leaking before they were finally removed.

(9.) Mineral Rights
Mineral rights can be much more valuable than the property itself in some cases. If minerals aren’t conveyed be sure to note whether or not the mineral estate owner has signed a surface waiver. If not, you have no legal ramification against surface mining or drilling. The Texas A&M Real Estate center has a good publication on Mineral Rights.

(10.) Endangered Species
Contact your local Ranch Logistics biologist to see if any endangered species inhabit your area. Some endangered species indigenous to Texas include the Red Cockaded Woodpecker, Black Capped Vireo, Golden Cheeked Warbler, Houston Toad, and several species of salamander. In some instances, having an endangered species inhabiting your property can limit what you can legally do or they may be funding available for habitat enhancement.

For questions about a perspective property or a property you already own, feel free to call Michael at 832-731-2740 or visit Ranch Logistics online at

www.RanchLogistics.com
Michael Morrow
President / Wildlife Biologist
Ranch Logistics, llc