What would you pay....?
What would you require on the land???

If an outfit provided a 200 to 400 acre piece of land that had been managed for deer. Im talking stands at various locations. Im talking feeders all over. Food plots in the ground that look GOOD. A place to stay with electricity, water and sewer. And a generous population of deer. Oklahoma based. This would be a turn key deal. What would you pay?

A buddy of mine (PhD in Ag) and I are kicking around creating such a piece of property.

Input is welcome. Feelings will not be hurt. Thanks in advance.

The value of land is not related to its recreational value to someone, it’s related to what it’s worth per acre. Land in Oklahoma ranges from 2000/acre up to above 4000/acres depending on what’s on it from a land standpoint, plus any improvements. Improvements like a house would add value, but feeders, food plots, stands will not add a dollar for dollar value. More like 1/5 value ratio, possibly much less.

My guess is this type of project would be a money losing venture.

Better bet would be to set up a wildlife consultation service and have people hire you to give surveys and recommendations, possibly even installation of such sets ups. That way you can charge a more profitable value for your services and what the market would bear. I know I would pay for someone to do food plots for me in southern ok, I haven’t looked hard, but haven’t found anyone close enough to do that work for me.

Your dreaming OP. If I understand you correctly.

Problems;
1). 2-400 acres aint enough to “manage” deer
2). High cost of land
3). High cost of equipment (buncha stands/feeders/feed)
4). High cost of clearing land
5). High cost of annually maintaining cleared land
6). Low leasing revenue

You couldn’t piss away money any faster, if you were tryin.

Add on top of that the very short deer season in Oklahoma, you would be better served to do someth8ng like that in Texas IMO where you have almost 3.5 months to hunt them.

To buy; about $1600 - $1800 per acre
To lease; about $8 per acre.

Ok hunting seasons & regs aint worth the cost & effort to me.

There is always a fool and his money out there willing to pay triple.

Land unless you intend to keep it is only worth what it will bring in the future. It depends on what it has risen in the past and what it will rise in the future as to what it is worth now. What you do now to try to increase its's value means squat. Land is land. What is on top of it is not where the value is.

What would I pay, that’s very open...

Dirt ain’t dirt

Southlake, Tx dirt ain’t Cisco, Tx dirt

Those feeders, stands and “management” on a low fence on that much acreage aren’t worth much to me

Have your realtor pull comps for the area

Buying land to lease out... ok... good luck. Financing? What's the goal and end game? If cash rich and looking for a fun investment but you can't even enjoy it. Stock market has been better with zero costs last 10 years. Buy, sell and enjoy your own land yourself.

This is like fixing up a house and selling it. Nobody cares that you added marble/granite/hot-topic countertops, crown molding, etc. It's all about $/acre. They'd rather buy cheaper land or a little more land for the same $ and plan on doing some of those things themselves than spend more for a smaller piece of property that you did YOUR way and not THEIR way.

As an Okla land owner... figure out what Land note you can afford w/ zero land income(crop/hay, cattle, hunting, etc)

Find a piece of land that has at least the potential to pay for atleast 1/4 of your note in Ag(crop). Crop share it out on 1/3’s, lease the hunting and cattle out for a premium, invest all back into land note, on top of your note, w/a target of paying off in <10 years, then find another property, using same formula. Then use income of both properties to add to your note, and pay off in 5 years, then a third, then a fourth... now the kicker... smaller properties bring a higher price per acre, and traditionally sell quicker, then large. Once you find a larger continuous property you want, do a land swap