August 5, 2011 at 2:04 pm #255473
Was wondering if there are any things you should look out for when buying a large property??
I know most of the things to look out for when looking at small places, rainfall,fences, ect. But Im wondering if there are any things that come into acount when you start looking a large places.?? Any advice??
By large I mean in the hundreds of acreas.August 5, 2011 at 2:36 pm #503789
Same things really, rainfall, fences, soil type, rates, flooding, infrastructure, access roads, proximity to schools, shops, medical,bush fire danger, water supply,electricity, trees for windbreaks and fuel, ease of workability….that is being able to muster your stock or plough the ground etc.August 5, 2011 at 2:49 pm #503790
I dare say others will have plenty of advice to add…
Just be aware, all your costs will tend to be higher.
Although I am not living on it yet, I have 60 acres – this is 2km of fencing. I can assume 120 acres will have close to 4km of fencing. This just boundary fencing – not including separate paddocks etc.
So … initially, just concentrate on the small areas you want to keep stock (and keep in the back of your mind the bigger picture for when you want to expand). And more stock lends itself to more feed requirements/ vet/ worming etc …
Depending on what you want to do with it, larger areas will require longer time to get around, more water/irrigation. Dams are fine, but an added expense – and some councils have a limit / permit requirement to the size of the dams.
Of course, it doesn’t have to be that way.
Only fence what you need (grow hedges instead of ‘hard-fencing’), maybe just use portable, solar electric fences; don’t incorporate stock until you have sufficient home-grown fodder / build any dams slightly less than what council’s require permits for (less fees 🙂 )
….. just some thoughts, and maybe not what you are after 😉August 5, 2011 at 3:13 pm #503791
I have come off a 3000acre property to a 100acre and now have downsiszed to 23 acres.
I think this one is going to be the most effective for me because there were no fences here so a blank canvas.
I started off thinking of what I was going to use the area for, then drew myself a plan, rough plan I might add which has changed a bit as I am going along.
Still I refer to it regularly as work is in progress.
The house and sheds are at the front of the block about mid way along.
I have done the perimeter fencs and one side has 2 paddocks,the horses and 3 ram are in residence there, the other side had a lot of deep holes where fruit trees had been removed so I was unable to put the horses there untill something was done.
I have had the area ripped and reseeded, next step is to put in 3 paddocks with a lane down the center whic all paddocks hav access to plus house and sheds.
I will double fence these so I can plant shelter belts with the aim of providing firewood at a later date as well as shelter for the animals.
Water is from a tank and gravity feed down to troughs, this is connected to a shed but have rigged it so can be topped up from the bore in summer.
I have used large cement troughs, hopefully this is a buffer in case of a mishap and the tank runs dry for any reason.
It shouldn’t but you just never know.August 5, 2011 at 3:32 pm #503792
Unless you have the cash outright to purchase a bigger property you will need a loan and the banks require 50 to 60 % equity on rural land. A lot of people get caught out with that one! and it is making it very hard for younger people to get onto a rural property. Banks also want you to cover the cost of stamp duty, legal fees and then there is the deposit. It is worthwhile talking to your bank about it before you even go looking………….we did just that before we went and bought the new farm around Glen Innes, got an idea of what we could loan, costs of setting up the loan and then approval in principle before we even started looking. It made the process less stressfull.August 6, 2011 at 2:09 pm #503793
Also check out flooding plans through your local shire council (ie: is it a flood plain) and check out development marked for the area as well. For example, has a mining company applied for a lease near the property in question. Those are the two most riskiest areas when it comes to investing in hundreds of acres – natural disasters and corporate interests, which ties in nicely with government policy.
Traditionally, governments tend to favour corporate interests over private land ownership. It’s not because they’re corrupt (it’s all very legal) they just appreciate the potential investment in the area which can come from a corporation. For example, council may require they pay a certain percentage towards upgrading existing roads in the area, if there’s to be an increase in heavy traffic using it.
It can help the area in many ways, but it can also disadvantage private land owners who want to use the area for rural or conservation purposes. We have an issue in the Lockyer Valley at the moment, with mining companies seeking leases on land near expensive land development areas. Private owners paid premium dollar for the “outlook”, land developers paid extra to help develop the area for schools and local business to thrive and now mining interests are looking on the periferal areas.
Not to mention, if any mining related accidents occur, it could affect water supply lower down in the Lockyer where most of Queensland’s food supply is grown. So there’s a conflict with agriculture, private ownership and mining interests at present. We’ve just been hit by a natural disaster too (earlier in the year) and it’s not surprising to see governments leaping at the chance of extra development dollars.
We only have five acres and we already know that what we do here is effected greatly, by what happens on higher ground. As far as I can see however, development isn’t going to wind back. It’s a trend all land owners and potential land owners, will have to deal with at some point in time. What you buy may not always be what you end up with, so make sure you check first.
If you’re talking hundreds of acres though, I have a few pointers to consider regarding how you develop the property yourself. If you have existing flora, keep it until you need to develop it. Don’t waste money, clearing land without a purpose to put it to use for immediately. Native scrub is designed to grow fast, and it does! It will take over anything you clear in 12 months if you don’t use it. Or you’ll be paying for pesticides to keep growth in check. Why waste all that money and resources, when you can just keep the existing flora until you do have a purpose for the land.
Start small too. If you want pasture, set 10 to 20 head of cattle and only once they pay for themselves do you expand to larger quantities. I also think thorny hedgerows or thick bands of scrub do more for keeping cattle in than clearing land to lay fencing. If you plan it correctly, some of the hedgerows can double for fodder when pasture may be lean.
A lot of enterprise these days requires over capitalisation to deliver mass quantities, in order to reduce prices. If you start small however, you only pay for what capital can justify itself in real terms. Any job you can turn over to natural systems to do for you, is cheaper by far too! A lot of the debt issues we see in agriculture nowadays is due to overcapitalisation for monoculture crops.
On our five acres, we’re experimenting with thick natural barriers on slopes, to keep out dogs and cats (hopefully foxes too) but will allow smaller native animals through. It uses up carbon from the atmosphere growing, rather than putting it in the atmosphere through laying manufactured fencing. We do use the latter, but only for smaller sections of the yard. Because one of the things you learn on large properties is fencing sucks at keeping domestic/feral animals out! Especially on slopes where they can work on a section, until it becomes wide enough for all manner of animals to use – even your own livestock.
I also think a small investment in portable electrical fencing can help in this regards too.August 6, 2011 at 3:37 pm #503794
I suggest, you have a good hard look how your neighbours properties look, how they are maintained, because they can give you plenty of grief, weeds, boundary fences etc! Look at the access road, how has this been maintained because it can become quite problematic during times of heavy rains. If possible make sure you have not a joint access road because sooner or later there will be trouble when maintenance cost come up and should be shared! If boundary fences are in good condition, fine, but be aware that you will have to share 50% of the cost of maintenance and repair and maybe even 100% if your neighbour cries poor or has a different standard than you do. How is the supply of drinking water for cattle etc, are the paddocks fenced in or are cattle free to roam through the bush. Electric fences are easier to build but require more maintenance. Are cattle yards and loading facilities in good shape. Does the machinery shed have power? etc etc
Before you jump into this, see whether you canspend some time on a friends farm and get a feeling for what is coming.August 6, 2011 at 5:31 pm #503795
Lots to think about. Fencing, neighbours, weed problems, water is a huge one, any water bills and delivery share fees that are linked with the land. Flood overlays, infrastructure, if you have hundreds of acres you are going to need yards for stock. Loading races, truck access.
Find out what land has been used for in past to make sure no problems there. Have a clear picture in your head as to what you want to do with the property, so you know what you are going to need from the land you are looking at.August 7, 2011 at 12:47 pm #503796
:clap: :tup: THANKYOU TO EVERYBODY!!
most of this stuff I already knew, and have considered, but wonted to check if there was anything different with the larger size. Thanks!
so far all looks good, see how we go :tup:January 8, 2012 at 11:02 am #503797
All I know is, happy wife= happy family.
So if the kitchen and bathroom are terrible, get them renovated.
Then all will be well and you can focus on the rest of the property.
Install some luxury bathrooms, and your wife will not mind the hard work ahead.January 8, 2012 at 11:40 am #503798
Some excellent advice here
May I contribute my 2c…
Often when we rush off and purchase a property we want to do everything “now”, ie: its natural for us to want to make changes immediately, as a self fulfilling affirmation of human wants and needs.
However, this can often lead you into strife.
My advice is to DO NOTHING FOR 12 MONTHS. Get up close and personal with your soils, temperature ranges, seasonal wind patterns, natural overland flow of water, your neighbours (and their problems), infrastructure logistics. Note it all down in a diary. This information will be invaluable in setting up your property in a logical, low capital cost way. It also gives you heaps of time to plan and cost out elements. The 12 month gives a baseline dataframe for natural seasonal changes, again reducing cost base. Get some soil testing done. Talk to your neighbours about any problems they may have (eg: weeds, tresspassers, diseases they commonly experience in livestock) etc.
My business is to assist people in making the right property purchase based on a range of factors including obviously the legal side, but also socio-economic, demographic projections, and climate change projections. Things are changing fast in Australia on many levels; its important to really understand the risks before making such important decisions like moving onto the land. Statistics indicate that 1 out of 3 people that move out from a metropolitan area move back to it within 24 months, primarily due to difficulties in adjusting socially to being on the land. It can be a very tough life for some.
Feel free to PM me for further info if interested.
cheersJanuary 8, 2012 at 11:41 pm #503799
Ditto what the others said… but the neighbours that are there when you buy may not be there forever like for us 4 houses within earshot have been sold several times 1 has had new owners at least 4 times in 10yrs…. I too want a bigger property so I can’t hear the neighbours talking.January 9, 2012 at 8:18 am #503800
farming is not easy,
After looking at options for my spare 20 acres I decided in any farming you need to either be serious or not bother.
We like where we are no close neighbors etc but you still need to maintain the property, be aware that it is costly.January 9, 2012 at 9:20 am #503801
Hundreds of acres is going to be a lot of work. Before I’d buy that acreage I’d talk to a few people with that size property who are running at a profit an see what amount of work you need to put in. And seriously consider if you are willing and able to put that effort in for the long haul. Farming can be back breaking and soul destroying. I’m a farmers brat and personally I know I’d never have the stamina to deal with it.
Also you need to consider if you are looking at it as a going concern. Consider the size of profitable properties in the area you are looking at. In some areas that may well be in the thousands of acres not hundreds.
Plus all of the above re fencing etc.
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