The Press Room
Buying and Selling Property with Brad McCulley
Question: Describe the property you can sell today, if it’s listed.
McCulley: Any cheap property will sell quickly.
Question: When you say cheap, what do you consider cheap land in your section of Mississippi?
McCulley: Any land in Mississippi selling for $1,500 an acre is considered cheap. I can sell any $1,500 an acre piece of property I can find. I sold some land some time ago for $1,400 an acre. There were a lot of people interested in it, and it sold fairly quickly. But the property wasn’t easy to reach, and it wasn’t close to any town. Most of the property I sell is from around $2,000 to about $3,000 an acre. The $3,000-an-acre land will need to have a couple of green fields on it, home a pretty-good deer and turkey population and usually be located in northwest Mississippi.
Question: In northwest Mississippi, there are quite a few ducks. What does duck-hunting property sell for in that area?
McCulley: Prices are through the roof on duck-hunting property up there, if you can find any for sale. Many doctors and lawyers out of Memphis, Tennessee, which is only about 1-hour away, have been buying up that duck-hunting land, especially if that property is in a good location.
Question: What do you consider a good site?
McCulley: The Tallahatchie River flyway, which is south/southwest of Batesville, is a great place because it’s sort of the boundary between two-different terrain types – the Delta and the hills. On the east side of the Tallahatchie River, you have the hills, and on the west side of the Tallahatchie River, you’ll find the Delta. The land between the Tallahatchie River and the Mississippi River is prime duck-hunting land. Although some of that land may only be good for duck hunting, it will still sell for $3,000 per acre and more.
Question: If there was a piece of property that was 500 acres and had a history of duck hunting, what would that property be worth?
McCulley: All the property in this section has a history of duck hunting. From the days of the early Native Americans, ducks were hunted on these lands. Crowder, which is just southwest of Batesville, was once considered the duck-hunting capital of the world. So, the property between Crowder and the Mississippi River is really high-dollar duck land. Ducks and geese from the Mississippi River flyway and the Tallahatchie River flyway funnel through that little neck of land.
Land in that area will sell for from $2,500 to $4,500 an acre. If that property has electric wells on it so you can flip a switch and flood the entire property, it will be very expensive. We’ve found that sportsmen will pay more for duck-hunting land per acre if it’s the right land than they will for deer-hunting land. But there are more deer hunters than duck hunters in this region. So, even though the duck-hunting land may sell for a higher price than deer-hunting land, the number of people looking for a great spot to hunt ducks is not nearly as large as the number of people looking for a productive place to hunt deer.
For more information about purchasing forest-recreation lands in this section of Mississippi, call Brad McCulley at (662) 563-1802, or email him at firstname.lastname@example.org.
Tomorrow: Determining the Price of Property