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how to buy nice farm land (south central tennessee)?
me | 2024-01-28 | me

Posted on 01/28/2024 2:42:15 AM PST by SteveH

how best to proceed to buy a small farm or farm land?

i am looking in south central tennessee.

i would prefer a south slope, with 4 season stream.

no agent if i can help it (what are the dangers?)

this would be a lazy farm, maybe a few chickens, ducks, hay, a dog or three.

maybe i could park a trailer on the property until i could build a home.


TOPICS: Agriculture
KEYWORDS: capitalization; farm; farmland; realestate
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1 posted on 01/28/2024 2:42:15 AM PST by SteveH
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To: SteveH

You need a horse for entertainment.


2 posted on 01/28/2024 2:45:24 AM PST by Jonty30 (In a nuclear holocaust, there is always a point in time where the meat is cooked to perfection. )
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To: Jonty30

> You need a horse for entertainment.

OK. but do they come in pairs (to keep each other company)? and can i call it/them “race horses” (for tax reasons)?


3 posted on 01/28/2024 2:46:51 AM PST by SteveH
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To: SteveH

You have to name them Snoopy and Prickly Pete.


4 posted on 01/28/2024 2:51:18 AM PST by gundog ( It was a bright cold day in April, and the clocks were striking thirteen. )
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To: gundog

Faithful and True

🙏🏼


5 posted on 01/28/2024 2:57:56 AM PST by Cowgirl of Justice
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To: SteveH
I just did the same thing.

Freepmail me.

6 posted on 01/28/2024 3:14:15 AM PST by Former Proud Canadian (Proud member of the control group)
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To: SteveH

Great idea. I’ll come help you farm it!


7 posted on 01/28/2024 3:18:32 AM PST by 9YearLurker
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To: SteveH

Can’t help you on the real estate — I’m strictly PA where family abounds — but I applaud your decision!
Once you get settled, add a donkey to your farm. Small, hardy creatures they are, and very protective. A donk will keep away predators, or make them sorry they trespassed. Unless they are tiny, then you may want to invest in a cat.


8 posted on 01/28/2024 3:22:37 AM PST by Buttons12 ( )
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To: SteveH

Land for sale in the south is becoming hard to find and very expensive. So many people are wanting 10 to 50 acres that any that does go on the market is snapped up pretty fast.

Good luck in your search.

https://www.landwatch.com/tennessee-land-for-sale


9 posted on 01/28/2024 3:23:20 AM PST by CFW (I will not comply!)
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To: SteveH

You have experience with ducks, right?


10 posted on 01/28/2024 3:24:04 AM PST by Buttons12 ( )
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To: SteveH

Cash and a fair amount of it.


11 posted on 01/28/2024 3:36:59 AM PST by riverrunner
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To: SteveH

Fifteen years ago I got lucky on the internet, but it helped a LOT to have cash in hand, so I could make my offer the morning after I saw it. R.E. agent told me she had a dozen more buyers wanting to make an offer in the next few days. Since then, watching the estate auctions seems like a good bet. I’d also suggest renting in the area for a year or two, to get a better feel for prices and value. Avoiding land in the path of a proposed pipeline, flood plains, etc. If you’re looking toward retirement, factor in the quality and proximity of decent medical care. The area in rural Ohio where I landed turned out to be poor on both counts. and it’s costing me.


12 posted on 01/28/2024 3:43:07 AM PST by Chad C. Mulligan
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To: SteveH

We did it 22 years ago and it was a time consuming effort that paid off big time.

We used Google maps to scan areas we wanted to live in. The satellite overview gave us a good idea of the terrain, roads, ponds, trees, buildings etc.

Once we found spots to our liking we went to the court house to find the owners name and address. Then we literally knocked on doors of the owners.

Our first “yes” answer was a 40 acre wooded land adjacent to a large lake. They wanted $40,000 cash. And I mean cash. We wanted to mortgage our home to pay for it and they said no, they wanted cash then and now.

Our next effort was a 36 acre wooded parcel adjacent to a 56 acre lake with a 2100’ lake front. They accepted our offer of $675 per acre and wanted cash, cash only. We learned our lesson and just sold our house, had the cash with plenty left over for a new home. Bought the property and live there today. A lawyer drew up paperwork to close the deal and we registered the deed ourselves. STAY AWAY FROM REALTORS! We saved about $2000 per acre!

Our property is filled with wildlife. Deer, moose, elk, and the smaller critters such as coons, porcupine, rabbits, coyotes and more. We have small marshes with water fowl nesting, walking trails and a 7 acre pasture. And a 200 yard rifle range.

My point is, if you look long enough and hard enough you will find something very nice and affordable.


13 posted on 01/28/2024 3:59:55 AM PST by redfreedom (Joseph Stalin: "It does not mater how anyone votes, how votes are counted is what matters.")
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To: redfreedom

Interesting story & happy for y’all. Sounds like my kinda place to live - except for the fact the winters are brutal up in your neighborhood.

I’d be interested in knowing how much a comparable piece of property goes for in today’s market.

It’s unbelievable what prices are in Central Texas. Everybody & their dog are moving in our rural county and as a result, I wanna move out to a more remote area.


14 posted on 01/28/2024 4:14:13 AM PST by texanyankee
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To: SteveH

Instead of two horses, get a couple goats.
They will keep the horse calm.

Keep in mind that chickens attract every predator in the county.
I have seen this play out multiple times here in NH. Including my daughter and son in law.
They got some chickens when they moved to the country. First the racoons tried to get in the coop. Then the fox, coyotes and bobcat.
When the bear finally destroyed the coop and killed the last chickens they had enough.

FYI, I bought two dozen eggs yesterday from a small farm for $4/dozen. They were laid the day before.
There are a dozen people that sell eggs around here

These people also have goats, They sell milk, cheese and GELATO.


15 posted on 01/28/2024 4:16:03 AM PST by woodbutcher1963
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To: SteveH

The first question you ask yourself is “Why?”.


16 posted on 01/28/2024 4:16:13 AM PST by AppyPappy (Biden told Al Roker "America is back". Unfortunately, he meant back to the 1970's)
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To: Chad C. Mulligan

Does Google maps show proximity to libtards?


17 posted on 01/28/2024 4:21:23 AM PST by 2nd Amendment
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To: woodbutcher1963

My son had chickens. He also had emus. Everything is scared of a dinosaur.


18 posted on 01/28/2024 4:35:54 AM PST by AppyPappy (Biden told Al Roker "America is back". Unfortunately, he meant back to the 1970's)
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To: SteveH

You can use land.com and realtor.com. The first is probably better for raw land tracts as they will have better descriptions of available utilities. You can pull up a county and sort by size, price per acre, etc.


19 posted on 01/28/2024 5:38:53 AM PST by crusty old prospector
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To: SteveH

FYI, land appears to be much cheaper in Tennessee than Texas. $3,000 per acre versus $8,000. Too many dang Yankees and Californians buying it up.


20 posted on 01/28/2024 5:44:20 AM PST by crusty old prospector
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