Simple question.

What do you expect from a lease for $13.50 an acre?

This place has decent deer population and size, turkeys, dove, pigs, coyotes, cattle. No water or electricity.

the opportunity to enjoy myself

such a loaded question. WAY too many variables to consider IMO - how big is it? Is there going to be protein fed and if so who pays for it? Can you bring guest? Does the land owner and his family get to hunt it? Is there any water source for the wildlife like ponds or water troughs? I can go on and on -

10 guns. 1900 acres. Ponds and wells. No guest. Wife and kids can hunt and ff your tag. No electricity or water for camp. Feed protein if you want, it’s all low fence. LO does not hunt

I'll give an expectation based on my assumption that it's 2,000 acres.

150"+ deer, verifiable. Year round access of all species, exclusive rights to lease members only, myself and no more than 3 other paid hunters. Paid hunters only, one set up per hunter, no guests other than immediate family that hunt off paid hunters legal game limit. Children hunt until 18 years of age. This is a minimum. For me, if these expectations are met, I'd be interested if I was looking.

Guests are problems for a lot of leases. If you're hunting with the right people, you don't need to bring friends. They're already there.

"Simple question"!!!!!!!!

if your hunting with the right people,you dont need to bring friends . this really says it all!

One more question.....WHERE IS IT LOCATED? Is it in an area noted for big deer or just average size deer?

Hardeman Co on the Red River

If you've got to hunt with friend guests to make it work for you, it won't work for you.

alot of guns for that country

valid point on the friends

That's expensive given the location and that there's no water or electricity. Also, I've leased up there and 10 guys at 190 acres each is too crowded. About 5 hunters seems more appropriate.

It’s like hunting east Texas with all the hills we have. We are anything but flat

I would expect about what you've explained for $2650 effectively per gun, sounds about the going rate right now for good, not great hunting. Great hunting will be $4000 or north of there per gun, effectively...

Honestly, the no guests is a deal breaker for me. The lease that I'm currently on, lease members are allowed 1 buck, 1 doe. If I bring a guest, they are allowed to shoot, but it counts towards my limit. Guests tend to turn into future lease members. If a lease member drops off for one reason or another, I'd rather have a pool of guests that I've sat around the campfire with already as future lease members than someone who is unknown.

Answer: Year round access, freedom to do whatever you want when you’re out there (within reason), should be allowed at least one guest at any given time, electricity is a must at that price.

Opinion: Unless you have absolute bruisers walking around out there, I would reconsider.

Got off my lease in the hill country a couple years back.

Long story.

Instead of banging my head against the wall, filling feeders, politicking, driving constantly, cutting brush and getting stabbed repeatedly by cactus, I spend that money on hunting overseas now.

Way more enjoyable.

Don’t hunt as much, but when I do, it’s awesome.

Chose quality over quantity.

We have been on our lease 15 years now - having guest or not is an individual choice - in our case we can bring one non family guest at a time and the guest must be with the member at all times while on the ranch - has worked well for us and the guest help us when it comes time to shoot does. To each his own

I think you could actually have an easier time filling it with quality hunters at more $ per hunter, less hunters. It's been my experience that when it's cheap, it doesn't seem to mean as much to the hunter and you get the "If it's brown it's down meat hunter" that may not be as motivated to follow your rules and make it a great hunting place. It sounds like it could be great if you could have a year or two of a reduced foot print. Not too long ago I was on a 2650 acre lease, with a total of 9 hunters. Seems like every hunter had two sons, all that had a 4 wheeler. 9 hunters turned into 20+ poeple in camp and a whole lot of impact all over the lease. I had more peace and quiet here at home in my residential neighborhood than I did at the lease. It was fun, we partied, but wasn't what I was looking for when it comes to deer hunting.

That’s pretty much what it was the past few years. I didn’t hunt much because of work and a newborn, but now those guys are gone and I’m the lease manager. There will quite a few less people hunting, and quite a few less feeders running. There will be rules in place and if those rules are broken, there will be consequences. The last thing I want is to put in work and lose a place because of someone else’s actions.

The old group basically put stands where they couldn’t see other stands, even if it was only 100 yards away. We will be changing that to better capture the movement through the hills. I do t know what the lease holds for the next few years. The neighbors were large crop fields that the deer moved through our property to go eat at, but those neighbors have driven all the deer out and then high fenced them out. That could be good or could be bad for us.

You might be the only one it is worth that much to, or you might be the only one that says it is too high. Entirely up to you.

Yourself and 3-4 others. Place could be really good with practical rules. One set up per hunter, and these set ups being well thought out to avoid interference, even as it relates with access to each set up being number one.

Our group moved to a new lease long ago. We put names in a hat and got to pick stand locations based on the draw. You could not pick a location that interfered with a previously selected spot. We were all good friends and long term hunting partners, it worked out.

think acres to mature buck.

10 hunters means that you have to have 1.25-1.5 mature(=> 5 years) bucks to 190 acres… to maintain any kind of age structure

Is it on the river and year round access? If so then $2137.50 / gun to shoot all the pigs you want, dove/varmint hunt and chance at a decent buck sounds decent to me.
I hunt some on the Red in Clay county, it's just a big critter highway.
1 stand every 190 acres isn't too bad, most people don't hunt that hard.

Lots of good advice. I wont elaborate cause its just too many variables for me to comment on right now. What i will say is that it seems like way too many hunters. That issue isnt related to the topo or the cover but it speaks to the density of deer in that country. Of course, if everyone having a chance at a mature buck most years is not important then thats different.