Jonathan Goode- Land for Sale in West Alabama

857.9 acres of quality, investment-grade timberland for sale near Nauvoo, in Walker County, Alabama for $1,585,000. This large tract consists of pine stands of varying ages, most in the 22 to 26 year age range. This is an outstanding investment opportunity to purchase high-quality, managed timber with most of the value in the timber, and getting into the dirt at a low price.

 The tract has road frontage on Radiant City Road and Mill Creek Road. This is a great timber tract that has been leased for hunting, and is set up well with numerous food plots and wildlife habitat. The internal road system is in very good shape and provides access to the majority of the property.

 The property may be purchased in four separate divisions. This tract is very close to Birmingham and Jasper, and is only a few miles north of I-22. The entrances to the property are through locked gates, so showings are by appointment only please. To arrange a time to see this great tract, please contact Jonathan Goode at 334-247-2005.

185.8 acres +/- of outstanding pine timber and recreational land for sale near Nauvoo in Walker County, Alabama for $409,000.

 Access to this property is behind a locked gate off Radiant City Road. This tract consists of well-managed timber that would make an outstanding investment. Several food plots are on this tract as well, making it a good hunting and investment combination.

A nice creek flows through the property. Good internal roads provide access to various parts of the tract. Gilliam Tract 1.4 is a division of Gilliam Tract 1 which is 857.9 acres +/- of fine timberland.

This property is just north of Interstate 22 and is a convenient drive from Birmingham and Jasper. Showings are by appointment only please, so call Jonathan Goode today to schedule a time to visit this great tract. 

The Champlin Farm is 127 acres +/- of beautiful land for sale in Woodstock, Tuscaloosa County, Alabama for $1,550,000.

 This getaway has been a family retreat for nearly the past century. The property is gorgeous with large hardwoods throughout. A 12 acre lake is the crown jewel of this farm, and the views are stunning. There are three homes on the property. The main home is an attractive old log cabin. It offers 3 bedrooms and two baths with a living room, kitchen, and a dining room with panoramic views of the lake. Behind the log cabin is a guest house. The caretaker's home offers 3 bedrooms and 1 bath.

 A very nice barn with a dozen or more horse stalls is present. The upstairs is suitable for storage or possibly small social gatherings. The mainfloor of the barn has a tack room, break room, restroom, and some storage space as well.

 The internal roads and trails would make this an outstanding place to ride horses or atv's. There are several springs and creeks that flow through the property, and multiple wells are on site. Lots of wildlife call this property home, including deer and turkey. A boat house and multiple piers make it easy to enjoy the lake while you relax at the farm.

This property also has outstanding potential for development in the future. It is less than 1 mile off Interstate 20/59 at exit 97 and is only 25 minutes from Tuscaloosa and Birmingham. The property joins the Million Dollar Lakes subdivision on the west side. This getaway is close to big cities but feels very remote. Access to the property is from Shamblin Woods Road and there is an electric privacy gate with keypad. There are not many properties like this that are so convenient to both Birmingham and Tuscaloosa. For more information and to schedule a time to see this property, please contact Jonathan Goode at 334-247-2005. Showings are stricly by appointment only please.

41 acres +/- of land for sale off Reed Creek Road in Ralph, Tuscaloosa County, Alabama for $143,500.

This 41 acres would make a great setting for a rural homesite. The owner is willing to divide the property into two 20 acre parcels.

Most of the property is timbered and Reed Creek runs across the west 1/3 of the land. Several open fields would make good garden spots, homesites, or wildlife observation areas.

The property is located only a couple of miles from Highway 43/11 and Interstate 20/59. The tract is convenient to Tuscaloosa; only 16.5 miles from the intersection of Skyland and McFarland.

Power and county water are available to the property, and access is deeded off Reed Creek Road. The property has a trail system in place, and the corners are well-marked. For more information or to schedule a time to see this property please contact Jonathan Goode. Showings are by appointment only please.

Why in the world would a landowner hire a land agent when doing a deal with a neighbor or adjoining owner? That seems like the most slam dunk deal that any landowner could find himself in. Let’s address a few of the reasons why this can be a good idea.

Dave Milton, president of AlaLandCo, and I have had a running discussion throughout 2011 about becoming a trusted advisor for our clients. Our desire is to be more than just an agent, but to be the go-to source of information for anything pertaining to land. At AlaLandCo, we do not merely “hock” land; we offer solid advice about ways to improve any land transaction for our clients. So this article is in that vein of thinking.

Sometimes Neighbors are not so Neighborly- Ever hear of the Hatfields and McCoys? For 23 years these “neighbors” from Kentucky had an all-out war, sparked by a pig that had crossed from the land of one family to the others. Everyone in the land business has heard stories of deals gone sour between adjoining owners. Hiring an agent to help navigate the trouble spots in a land deal can save lots of frustration if a problem arises. One of the biggest potential icebergs for sinking a deal is when a landowner is selling a property that he does not know has a problem with the title, boundaries, or something for which he was honestly unaware. In my experience, problems arise in nearly all real estate transactions. It is the response to that issue that determines whether the deal will have a successful outcome or not. People do not naturally respond well to problems that may affect their pocketbook. Having a good agent to steer the negotiation can help avoid a costly shipwreck.

The Dirt is in the Details- I had a client that sold 40 acres along a state highway to a friend of his. He owned 120 acres, sold the front 40 to his friend, and kept the 80 acres in the back. 5 years after that transaction he decides to sell the remaining 80 acres. In the original deal, he did not reserve an easement in the deed to get to his back property. The “friend” is now reluctant to have people driving by his house and wants to make sure he controls who his new neighbors are. He has held the 80 acres hostage for two years, and the seller is reluctant to sue his “friend”.

A good agent would have advised his client on the front end to reserve an easement for ingress and egress. At that time I guarantee the easement would not have been a barrier for the buyer to agree to. After the ink dries, everything becomes subject to renegotiation. Other similar considerations would need to be given for water and mineral rights, shared fences, boundaries and a host of other potential snags. Settling these on the front end will help keep thing amicable for parties on both sides of the fence.

You have a Scapegoat- This past month I was hired by a landowner to help negotiate the purchase of tracts that touch his property. We made strong cash offers on two adjoining tracts, but were unable to reach a meeting of the minds on either. We offered more than the fair market value of each, but neither of the adjoining owners were willing to accept those terms. The point is that they are all still neighbors after the failed negotiation attempts. Now when they pass each other on the road or in the local café they can be neighborly. I was the go-between and any frustration or disappointment was dumped on me, not the other owners. This paves the way for making a successful offer in the future. If there is a breakdown in negotiations it is easier to throw the agent under the bus (figuratively I trust) and be able to have a peaceful co-existence.

But an Agent Costs Too Much- I would ask a broker or agent to work for you in this sort of transaction for a reduced fee. Most will be agreeable. In a situation where the agent does not have to go out and secure the buyer or seller they are more likely to agree to work for less money. I stress to my clients that I do not earn my money advertising or showing land. I really earn my money once the contract is signed and bringing the deal to a successful close. A good agent will make or save you more money than they cost.

If you still don’t buy into my concept, think about what happens in many do-it-yourself projects. How many times do you wish you had paid the plumber, accountant, mechanic, or dentist to do something properly out of the gate instead of living with regret over a leaky faucet, noisy car, or ragged smile?

As a landowner, you should find a broker or agent that can be your trusted land advisor. Wear them out asking advice, current sales information, or any question you can think up about land. Then when the time comes let them help you make money and save grief in a land transaction. You will be well-served by having a quality land professional in your corner, even when dealing with an adjoining owner.

Most of the people in America are in agreement on one thing right now: our national economy is a mess. Those who keep tabs on the land markets across the country would share that sentiment for recreational and timberland tracts. From what I experience first-hand in Alabama and the anecdotal evidence from land professionals in other regions shows that in many locations across the country timberland sales are way down.

The bright spot in the land market right now is good agricultural land. Arable acreage in the Midwest and the Mississippi Delta is selling at all-time highs; bolstered by strong commodity prices and investors like George Soros betting that the demand for food will increase dramatically as the world population grows in the coming decades. 

I believe what is happening in the timber and recreational segments of the land market right now is akin to a major logjam in a river. We have many factors that have combined to form a major blockage in the flow of land sales that were happening from 2004 to 2007. We all know that what happens in the global economy now trickles down to our local markets. Thomas Friedman is correct, “The World is Flat”, and so there are many more forces at work that affect our local land sales than even a decade ago. I am not smart enough to identify and address even a fraction of those factors, but there are three main logs in this jam that I think we can put our finger on that we have some influence over. Running a successful business right now means you have to focus on what you can influence, and work hard at tilting the table your way.

1. Behavioral Economics of Sellers- Understand your product (land) and work to understand people. Markets fluctuate, circumstances change, but human nature is relatively constant. Personalities vary, but there are traits that most people share in common when it comes to their money and assets.

Most landowners will feel like their property is worth more money than the exact same type of property across the road or next door. It is worth more money for one very important reason: it belongs to them. This is called the endowment theory, which boiled down is, “mine is worth more than yours because it is mine.”

In addition, human nature makes us hate losing money. The average person has more anguish over losing $1000 in a deal than they have joy over making $1000. This is called the risk aversion theory, and that coupled with endowment is why so many sellers say, “I am not going to give my land away.” It is as natural a reflex as your knee bouncing when tapped by a doctor’s mallet.

In an investment, if you had a 100% chance of making $5,000 or an 80% chance of making $6,000 which would you choose? If you had to sell and you had a 100% chance of losing $5,000 or an 80% chance of loosing $6,000 which would choose? Most people choose option A in the first question and option B in the second. That is exactly the opposite of what a smart investor would do. The upside is almost certain in the first question and the downside in the second has a strong chance of increasing your losses. So choosing option B in the first example almost assures you of making 20% more money, and you are almost certain you will lose your $5,000 plus 20% if you chose option B in the second example. We make those decisions because we naturally have an aversion for risk. (I found a similar example in a TD Ameritrade investment class I took this year.)

It is our job to provide the most recent and accurate information about what a landowner’s property is worth in our professional opinion, and then help them make the decision as to whether they are willing to sell their land in this market.

2. Financing Difficulties- Securing financing for rural land is more of a challenge than it was five years ago. Land professionals need to be more educated about the possibilities of financing acreage. Having preferred lenders to recommend potential buyers to is a good start, but having a working knowledge of USDA Rural Loan Programs, owner financing options, and 1031 exchanges are also very helpful.

3. Lack of Consumer Confidence (Scared Buyers)- The plain truth right now is that people are uncertain about the future of our country and are afraid to turn loose of large amounts of money. A recent Gallup poll showed that 81% of Americans are dissatisfied with the way our government is being run, and they believe that $0.51 of every tax dollar is being wasted. That fear is causing paralysis when it comes to making major purchases.

However this distrust of government and fear of the unknown is opening markets for mini-farms of 10 to 20 acres where families can grow their own food and get out of  cities. The 2010 census showed that over 83% of Americans now live in the 331 largest metro areas, leaving roughly 17% of our populous in rural areas.  Land professionals have a unique knowledge that 83% of the population are not experiencing on a day to day basis. That means the odds are highly in our favor when someone is ready to purchase rural land. By showing a prospective buyer that investing in land is historically safer and a better investment than buying stocks or gold, you put them at ease with the purchase and increase your probability of making a sale.

The flow of the land market is shifting. Just as a logjam in a river causes the flow to change course, so the cumulative effects of the global economy are shifting rural land buying trends right now. Farmland in the Mississippi River Delta and Midwest is at all time highs, Florida citrus farming acreage is down 36% since 1996, China’s imports of pecans have created a demand for pecan orchards; these are all trends that are happening because of forces outside their regions. When a stream changes course it erodes part of the old bank and makes a new shoreline. The same is true in the land market. This logjam is creating new opportunities. It does us no good to pine for how things used to be, all of that has been washed downstream. This logjam is moving our industry in new directions and also building up demand for when the economy recovers. Opportunities to make money are out there. This logjam may be just the thing that helps take your business to the next level if you are prepared and are willing to accept the chang

96.1 acres +/- of good recreational and hunting land for sale near Hamilton in Marion County, Alabama for only $1300/acre. This property is a good mix of pines of varying age and hardwoods. It is ideal turkey and deer habitat. There are currently a couple of wildlife openings, and others could easily be made.

The tract has a power distribution line on it and the boundaries have been surveyed. It is located only 3 miles from Interstate 22/ Highway 78 at exit #7, and has good road frontage on Posey Road for access. This is a great buy on a good recreational tract. The owner is selling this property for much less than he has invested in it. The seller is motivated and will consider all reasonable offers. Showings are by appointment only please.

75+/- acres of hunting land for sale in Selma in Dallas County, Alabama for only $1300/acre. This tract is located in the Black Belt of Alabama, which is known for producing some giant whitetail deer. Located only a few minutes from Wal-Mart and the restaurants in Selma, this would make a great recreational tract.

It is on the fringes of Beech Creek Swamp, and parts of it are seasonally wet. There is one foodplot on the south end, and an Alabama Power transmission line runs across the north end of the tract. This property has lots of potential, and only needs two days of work with a bull dozier to make a good internal road system and put in a few more foodplots. The timber is mostly young natural regeneration.

The tract has been surveyed, and has access from Dallas County Road 304. Power and county water are available to the tract. I had cell phone coverage with my Verizon phone here. This tract is priced well below what the owner has invested in the land. The seller is very motivated and would welcome all reasonable offers. This property is shown by appointment only please.

Thank you for taking the time to visit my website, and I would love the opportunity to help you market and sell your Alabama land.

Why did I receive the postcard? These postcards were mailed to landowners in Bibb, Dallas, Hale, and Perry Counties to let you know about how AlaLandCo can help you sell your property. I am a professional land agent in Marion, and I specialize in serving landowners like you by marketing and selling rural land.

What is the next step? Please provide me with your name and contact information, the location and size of your property, and who the owner of record is. The owner of record is the person(s) named in the deed. I will need that information to retrieve the deeds from the courthouse.

I will contact you once I have received your information. Then I will make arrangements to come view your property. After I view your land you will receive a FREE property evaluation, which will provide highlights and challenges in selling your particular piece. I will also provide several recent comparable sales, properties currently on the market in competition with your property, and will suggest a price at which to market your land.

How do I list my land with you? Once you decide to work with us, we will sign an agreement called an exclusive right to sell listing agreement. If possible I would like to meet with you to walk through the listing agreement, but we can do it by email if you are out-of-state. I will need keys, any pertinent informaiton, and  copies of important documents (deeds, CRP papers, easements, etc...). Once the listing agreement is signed, I work for you as your agent.

How do you market land? I use a multi-pronged approach to selling rural properties. I advertise extensively online on the top 5 national land websites, on my company website, and I own 5 or 6 websites personally. I also use facebook, craigslist, twitter, and linkedin to get the message out. I run strategic ads in the Tuscaloosa News, Birmingham News, and the Classitides. You will also receive a huge, custom 4'x4' sign advertising your properties best features that will be placed in high-traffic areas. Our goal is to capture the attention of every possible buyer for your property.

Now that you have some more information, please contact me today to get started. I appreciate the opportunity to earn your business.

Email at: jonathan@alalandco.com

Phone at: 334-247-2005

61 acres +/- of beautiful land for sale near Fayette, Fayette County, Alabama for $161,000. Twin Springs farm is a gorgeous tract that has been in this same family for over 80 years. The current owner has been running cows here since 1999. The land consists of approximately 40 acres in pasture and the balance in woods. Two nice barns provide ample storage space for equipment and hay. The property is fenced with extensive well-maintained cross-fencing throughout the tract. There are two catch pen areas and two head catches for the cattle operation.

 A 2004 mobile home in great condition is also being sold with the property. It is very clean and in good repair with HVAC and a septic tank. The mobile home is serviced by Alabama Power and water from the town of Berry. I had Verizon telephone service here, and the owner has used wireless internet from AT&T for some time. The old home place is still on the property and could be used for dry storage or with a little work could be repaired and made a guest cabin.

Two springs flow through the property, providing water to the livestock year round. This property would make an amazing horse farm or an exceptional game day farm for University of Alabama fans. Aprroximately 50 acres is on the west side of the road and 11 acres or so is on the east side. The east side is not fenced, but there is a superb garden spot just across from the mobile home. One of the barns has a storm shelter room built in. The view from the deck is really nice.

The area is peaceful and secluded, we didn't see or hear a car for two solid hours as we toured this property. It is 12 miles to the Super WalMart in Fayette. Lots of wildlife travel through this property. We picked up turkey feathers in several different spots and found deer sign in the back food plot. You could hold great dove shoots or manage this tract for quail habitat as well. The possibilities on this tract are nearly endless. The mineral rights are included with this tract and the owner has received small royalty checks in the past 3 or 4 years from a gas well operating in this section. The farm is well kept, functional, well-priced, and ready to go. Showings are by appointment only please as it is still a working farm, so please contact me today for more information.