$40/acre is really high IMO, everything I have seen in NETX is pretty close to $10/acre with some nice places getting $15/acre. If the place was really sweet and had good neighbors, lodging, year round access, and was close to home I could see paying $20/acre, but it better be nice. I don't see many places getting >$1500/gun in this area.
If I send my neighbors a text and ask them to give me feedback on my lawn and plant rye into a giant dong pattern, I'm probably going to get some less than positive feedback. Same goes here.