What price per acre would you expect to pay around the Fredericksburg, Johnson City, to Llano areas assuming there is water and electricity on the place? Good roads, year round access... deer, hogs, some turkey, no dove or duck. Also, the land owner lives on one end of the property. Would you calculate the cost per acre with or without that acreage?

Most of what I'm reading says $10-$15/acre, but some of that info is a few years old.

Any other factors to consider?

Those places can be hard to come by. Good hill country properties have usually been in the family for generations. My FIL has a lease 15 minutes from Gruene. I'd rather not mention the size, too easily identifiable. They pay $333 a piece. They've had it for 30 years or so though. What are you willing to pay?

We're willing to pay fair market price, just trying to determine what that is.

I would say $9 to $17 an acre is still about right depending on amenities and quality of ranch. You can occasionally find cheaper but they are harder to come by.

Major factors I would consider include size of ranch, size of neighbors, existing WMA in place, existing management program, history feeding protein/food plots, who pays for feed, improvements, etc.

Large places with established management programs will bring a higher rate but are worth it in the long run IMO.

It took us 4 years of looking, but property with water, electric, and good roads can be found @ $7 bucks an acre. Val Verde County

Those areas you are talking about start at around $1500-$2500 and if it's s good managed place its higher. They are out there but you will have to look hard.

Getting a bit South and West of traditional hill country..

True statement DQ. Trying to give the man a hint to go a little further out for better deer and cheaper prices

Myself and a buddy had a fabulous place in SW San Saba County some years ago. The ranch was 5,000 acres high fenced. My pasture was 1,400 acres and high-fenced separately from the other 3,600 acres. MLD III. Had a nice 1,750 sq. ft. house on the second highest point in San Saba County. Central air and heat, washer/dryer, huge rock patio with fire pit built into it. Covered parking for 6 vehicles and a real nice shop, cleaning area and walk-in cooler. All weather roads and year round access. And we had some BIG deer. Unfortunately, there were way too many of them as we were feeding 11 tons/month of protein 24/7. The first season went well, but I told the landowner we needed to kill 100-120 deer on that 1,400 acres the next season, to which he agreed. Census indicated 248 head after the first season.

Well, 25 bucks and 25 does into the second season, the landowner started raising he77 about us shooting the place out, etc. He came by the house one day and I had killed a 6 1/2 yr. old buck that scored 118 inches and was 21 5/8" inside. Landowner said, "that's a trophy deer" to which I replied with some choice words. He said "yeah but he's really wide. I could probably get some decent money from a package hunter for that deer".

It was at that point I realized I was throwing good money after bad and decided to get off the lease the next year. The landowner's son was super pizzed at him because we had spent a ton of money on the place and had the good deer headed in the right direction. Plus the landowner promised me in front of his son that he would give us at least 100 tags. He package hunted that pasture for a few years and never made near the money he was making off us considering lease fee, feed, improvements to the property, etc. He did put a package hunter on a buck I was holding until that next season when he would be 6 1/2. The deer scored 188 and change. Native, San Saba Co. genetics.

We paid $18/acre for the lease but we also paid for all feed, feeders, stands, feed pens, etc.

Larry:

This year we are paying $20/acre for a 1,250 acre high fence lease in the Harper area (Western side of town-Kimble County). However, we too also pay for all the protein, corn, feeders, stands, etc. There is a small 1,000 sqft cabin on it with central air and heat and a good water well. Electricity service is included.

Val Verde is South of Hill Country??...B.S.

My dad pays a little over six dollars per acre for 1300 acres low fence in Gillespie county. He's had the place over 20 years.

I appreciate y'all taking the time to respond. Much appreciated!

I pay $3000 for one of nine spots on 2000+ acres. Bow only. Cabin, water, electric and septic hook ups for campers as well. Also includes year round protein fed from 5 feeders on lease. Realistically you hunt a small area but that keeps your area quiet and protected from traffic. Also it keeps the deer very calm and they aren't prone to be nocturnal or cut and run at the first sight or scent of us.