Can a 112 Acre, Rural Ridge Top Tract Make a Good Homestead?
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- Опубліковано 7 вер 2024
- In this video, I explore a 112 acre tract for sale for one of my viewers. This land is rural but offers incredible views from the WV ridge tops. An active gas well provides the only vehicle access to the land. Is it worth the investment and the infrastructure needed to make it a good homestead location?
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There are alot of old overgrown,long abandoned farms here in West Virginia too that can often be purchased for the cost of undeveloped land. It's still alot of work,but usually has pasture land and a home sight already there, just needs reclaiming with a brush hog and chainsaw. One good thing about reclaiming an old farm is that there's sure to be water on the property. A farm 100 years ago wouldnt of existed without it.
Where can i find them listed.... I always feel like there has to be some secret source for listings that not one of the major websites for real estate.
@@chadgregory9037 That,I've never seen. I've just found them by happenstance. I answered an ad for free firewood and it was an old overgrown farm once. The guy had just bought it and was clearing the land again. There was a few in McDowell county where I grew up too. I've seen a couple driving around monroe and summers county. I'm not sure of any specific listing system though.
@@ciphercode2298 I'm in wetzel county and have just over 60 acres (literally gnarly hills), and I'm working on having stuff terraced as much as it makes sense.... but man I would absolutely love to have some huge open meadows, preferably across ridges. But any old farm land would be amazing. I want to run a lot more pasture pigs than currently.
@@chadgregory9037 There was an old man that lived across the holler from us when I was a kid. His land was all steep hillside,but he and his sons made it work. They couldnt harvest any hay,so he bartered his sons out for work in turn for hay. He usually kept a couple dozen hogs,few steer and milk cows,and had chickens everywhere. They used spring water and mostly hand tools. They kept a large garden and had a smokehouse and root cellar. I was always amazed when I talked to them. They had it rough,but it all seemed natural to them. They even dug their own coal out of a seem in the mountain. Best bottom land around our state is almost always along the rivers. You can maybe look around(in my area) the towns of ballard,pipestem,princeton,montcalm. Its mountainous,but land is cheap in McDowell and Wyoming county too. Itd be rough to make a go of it down that way. My dad's family lived on a farm in hemphill(welch) in McDowell county during the great depression. They plowed 13 acres with mules and a horse. Of course they raised all sorts of livestock. I wish I'd if invested into some land when I was younger,but I'm getting out of debt asap. Check with the tax departments in some of the places you may be interested in. You may find stuff up for back taxes.
@@ciphercode2298 thats a great idea! I'm going to do that
I love when you go on location to assess property!
Clearly a man of many talents…
Half a mile at a reasonably fast pace in the heat and hills…you have all the rights in the world to get winded walking that my friend! Very kind of you to do this for a viewer.
you make it sound like he doing it for free, keep in mind that all part of his business i have done it for many, it not cheap.,
Was hear
As a Carolina mountain boy, gotta say, that was some pretty land
Your videos are top notch. Very informative. Thanks for making these.
I think this is a great service you and your wife provide
I don’t have any plans to move to West Virginia but I did really enjoy this video!
I’ve been to West Virginia to ride on the Hatfield McCoy trails
I live in WV, southern part, in the coal fields. Things to think about when buying land in WV. Do you have the ability to clean snow and ice off your drive way during the winter time? Do you have a 4x4 for winter? Sure you can have 100 acres of land, but the mountains are steep in WV the majority of your acreage will be the sides of mountains that are so steep you will be crawling up them. Steep mountains are useless unless you allow your livestock to graze on them. Most rural areas don't have access to water, sewer, gas, or electric. So you have to figure that one out for yourself also. The power company will run you power to your land but they will charge you for it, (Tens of thousands of dollars) But it would take you to drill a well for water somewhere on your property (probably in a low area down in the valley and pump it up to your house if you plan on living on top of a ridge. Then you have to worry about the state taking care of the roads during the winter time (they don't) the majority of the time they do nothing to the roads and they just leave them as they are.
Another thing to think about is Emergency services. They don't respond in a timely manner here in most cases. Average time for police is honestly counted in hours and not minutes, because most of the time they only have one police officer working the county and depending on where they are in the county, it can take them a couple of hours to get to your emergency. Hope you believe in the 2nd amendment (WV is constitutional carry so you need no special paperwork to carry a gun on you at all times, even concealed). Same can be said for ambulance services. If you get hurt, it's better to just have someone drive you to the emergency room than wait on ambulance services. (They will come eventually but they will charge you for the ride)
Living that far out, means you will also have to take your kids to school every morning, if you have kids, and they go to public school and you are not homeschooling them. Or at least drive them to the closest bus stop.
Maps of WV will deceive you, because of how the topography and geography is laid out. It might appear that you are really close to a road/highway, but in reality, with how the mountains block everything, something that looks to be a half a mile how a crow flies, for you to get to that certain place on the map, it will take you hours and hundreds of miles because you will more than likely have to travel all around the state/county to get around the mountains that are blocking you from the road/highway you are trying to get to.
Roads are not clearly marked, there are many one lane roads that big rigs could not travel because the road will be one lane, crossing a mountain, with 180 degree curves that switchback on themselves so sharp that a big rig could not hope to make the curve. (I live right below a certain mountain like this) and I can't tell you how many times a rig has tried to go through that road and had to back completely out after seeing he couldn't make the cuts.
here in Canada gas, water, sewer dont go past the city limits, in fact it stops well short of the city limits. you have to find your own, you have to put in your own hydro poles clear the right of way for the power pole down any public road and into your land, or hire a contractor, i did it all my self when i was so much younger,, as for Emergency services ya, good luck on that, the police may get here in 2 or 4 days, you need a good plow truck sand truck, 4x4 we get 40 below and snow dumps any were from 18' to 7 feet at a time, all hills and curved roads, i drag 3800Lbs of hay into my place every 2 weeks all winter. as for take your kids to school every morning and home every night, is not up to use, we have a great school bus service any were, it all covered by everyone taxs weather you have kids or not as is the schools. all our country road have to be built and maintained. marked and every drive way with a number , they all have to meet a standard..after all hunderds of kids are on school bus by 5am by each town ship to be safe and passable by any trafic,, no black top. how ever wwe have the air ambulance services witch can land just about any were and be at you in know time, they will send you a small bill for it but you dont need to pay it.. road ambulance services dont send a bill. the native use the air service all the time to get a ride in from the remote reserves,, they call for help and soon as it land they get up and walk off, they cant refuse service to anyone. i wish we could carry a hand gun.. nop. and to buy one is endless red tape and you can only use it at a rang.. what good is that..
Yeah that’s why I’m staying in the Southern US. I love the South for so many reasons.
I hate the snow and cold. I’m in Southern Alabama , in a medium city. I want to downsize and move to a piece of property that’s more rural . I want to have a water source. …I want to grow a garden, have some chickens , some pigs , maybe a cow . I want someplace that’s away from the city and where I have the ability to get back to the way I loved as a child on a little farm in East Temnessee.
The Appalachian Mountains, (where I grew up,) end here in Northern Alabama , so no switchbacks, no twisty turning mountain roads.. It gets cold here but rarely snows, and if it does snow it’s not a lot of accumulation, and in the South, people just shut everything down when it snows.
Lots of really nice, helpful, friendly people, of all colors. Lots of Conservatives. There’s a military installation so very military friendly and lots of ex military. This is the Bible Belt so lots of Christians.
It looks beautiful. If I was twenty or thirty years younger I would definitely consider this.
My dad scouted and purchased property for a big timber company all over the southeast out of college. He passed away in 2015, but I remember accompanying him on many a property search in the North Georgia mountains.
the big timber companies tried buying up all the old-farm land, going in an rapping the land, this is why you never see them listed,, and now if you buy raw land the owner puts a 10 year no logging in it.. other then personal fire wood, there are places were you can see over big hills for miles of wide open mess, when i bought my raw land at 18 cash i cut enough logs off to pay the land cost back o me, do my drivee way. hydro, well, barn, root cellar and rent a D8 for 2 weeks to strip the huge stumps an brush to plant grass. and 25,000 seedlings
I appreciate your wisdom and your willingness to share it. My family is looking to buy land in eastern Kentucky, similar landscape. Thank you!
To me the 2 biggest considerations right off the bat is ,can the buyer get the money for a road and where to put the house.A small herd of goats might get a start on clearing some of the smaller stuff. Then it would probably be a matter of having time to do the needed chainsaw work.Noe if all of those conditions are met,it could make a very pretty, pleasant home I would think.
I enjoy this kind of video. It reminds me of the regular exploring of property that I did until I found my hundred acres in 1989. I miss the exploration, unfortunately a hip replacement and two bad knees slow me down.
I wish more people would hold more of your values.
Being in Wetzel county, I can say yes, yes it absolutely can
Thanks, nice tour and nice piece of property!
Nice evaluation of the property. You gave very good details pros and cons.
I prefer to eat My spiderwebs with a little Cajun seasoning. ;-)
-KJ
I believe I looked at this property a few days ago on the interwebs. Nice to see it on video.
Then you better buy it before I do. It will not last long now.
Glad to see you brought protection.
Very nice evaluation.. and lot of good info
You call them watter bar and I can it watter sheds. The NC forestry service required loggers to put watter sheds to prevent erosion.
In WV a watershed is the slope and direction the stream comes down.
That looks nice and it is appealing, thanks
In New Hampshire water bars on major skid roads are required. The rule is seldom infoced. We would make water bars, figuring they there good stewardship. Years later our skid roads are still nice trails through the woods. We would also deed our landing and the skid trails leading to the landing.
This would help prevent soil erosion.
That’s awesome you do this and I may be contacting you. We drove up there last month and the realtor screwed us and showed us 1 property and didn’t want to show anything else to us, so it was a wasted 8 hour drive. I would be interested in the other 100 acres.
I had s similar experience with a central WV realtor but I was trying to sell my property.. the realtor was just not interested in showing my property if she couldn't do it in high heels..
@@johnjones4643 Yea honestly I have not had good luck at all with realtors up there, I’ve contacted a few and it’s like they don’t want to work 😔 which sucks especially driving 8-9 hours and having planned for my kids to be watched and my farm taken care of. So it definitely was not easy for me to just go and for him to show us 1 house and I had sent him 6 listings I wanted to see beforehand and assured me he was going to show me a bunch of properties. But it was a nice weekend and the first time in 15 years I’ve ever been away from my kids overnight.
here realtors will not even talk to you about raw land, there no money in it for them, even if it has a 80k home on it, there not going to drive 30. to 50 miles each way.. or even 15 miles and banks will not finance raw land. you need to have the cash or a land owner that will carry a note.. witch a lot will.
Looks like a great buy!
Beautiful property. Thank you.
Love these kinds of videos!
Based.
More pros than cons from your description. Sounds like a go!
Enjoyable
I'll take it!
Blessings ~
nice piece.
I may take you up on that proposal!
I thought about that property when I was thinking I was going to stay in the area (prior to getting passed over for a promotion). Think I'll be moving somewhere a little flatter, E OH or W PA after I quit in a year or two.
Yeah, pretty sure I know where that is located. For the sake of the commissioner it was nice of you not to mention where this is in WV, in the comments.
E Ohio would be my choice over W PA. Taxes are a whole lot higher in PA.
@@robgrogg2546 yeah, it's a tradeoff between land prices and taxes. I'd love to move back to western NY if not for the insane taxes and insane politics. Super cheap land with everyone rural fleeing the state.
West Virginia, USA. Located on the same latitude as Spain.
The only thing missing from this property is water. So much potential. I may be wrong but I don't think the holster is supposed to go inside your underwear. LOL
Everything was sweat soaked!
that pice of land makes me want to pull up stakes, pack the chickens and my two little dogs and move there!!
@13:38 holy mane! How could you hide those locks under a hat. As a bearded balding man, how dare you deprived the world of a quaff that Elvis would appreciate!
Would trade some for the ability to grow a beard
here in north western Ont. Canada there are many old farms, the fieled have over grown in small trees, in thepast 20 years, wel not really small trees, most of this land is in unorganized townships were no building permits are needed, many you can dig a well, well others like mine you have to drill into the solid bedrock down though 60 feet of clay, most drilled wells here are any were from 50" to 250" mine i went 117" but hit tons of water at 107" but i wanted a 10 foot sump. i bough my raw land at 18 years old cash money, my taxs are under $300 cnd a year, it was far less when i bought it many years ago when nothing was on it, i put the power line in my self. 4 oles and a 400amp service with 2 runs of under ground power cable each for 200 amps. you dont find any of this land listed with any broker, you ether have to drive around or know someone in the area
Get rid of that junk holster. Tier one elite axis holsters are the only way to go. I can drive anywhere with a loaded sidearm. I'm free and refuse to be oppressed. Thanks for the tour. We are about to be traveling the homesteading path ourselves.
No one is trying to oppress you, stop pitching your crap equipment.
@@Axelcat11 yea, because being extorted at every turn from eaening money to land fees isn't oppression.. Politicians believing they have the authority to tell me what to do to the point of mandating what they say will make others safe isn't either.. The belief that policy trumps law is just a myth. And where what is legal for government isn't illegal for the people. You may want to aquire a dictionary and learn how to educate yourself about basic definitions.
I dint offer to sell anything. Which means "peddling (my) equipment" is impossible. Their equipment happens to be for sale. Since you know,they sell holsters and other equipment. As a business. I'm only curious. Since you have never used tier one products which is obvious based on the comment. How exactly was it you came to the opinon they make "junk" equipment? Save your pennies and get a mentor. Its never too late to grow up and learn how to be an adult or to understand what freedom is.
It's actually kinda hard to find "junk" holsters nowadays unless you go to a big box store or spend less than $30 online... most hybrids, like he showed, are actually really nice, very secure and very comfortable (other than the sweat factor).
@@jcs6206 that's not really true. He has one on now that has neoprene for comfort. And you see what he dis when it got wet from sweat. He took it off.
If you are spending $30 its junk. Buy a quality holster from a reputable manufacturer. At a minimum you are looking at $100 for something halfway decent. If its about your saftey why cheap out?
Not to mention I always hear people talk about equipment. Bit nit traing. And no a concealed carry class isn't traing. People who rely on that onky may as well be carrying a rock. Under stress they will fail.
nice you can drive anywhere get off your ass and hike the hill in the sun. oh and you cant drive any were. see how far you get at a Canada boarder.
Thanks for the insight, or should we say out-sight..
How to get in touch with the owner and yourself?
It's near an interstate and in the center of WV........gotta be I-79. You said it was near a major city. WV has no major cities but has Charleston, Huntington, Parkersburg, Wheeling, and Morgantown, and Martinsburg. None of those are in the central part of the state. My guess is it's got to be near Flatwoods, WV. BTW, I'm originally from Morgantown.
Clarksburg/Bridgeport is major by WV standards.
Seems like the price per acre is a little cheap for north central WV. Harrison, Marion, Lewis, Upshur, even Taylor and Doddridge County prices per acre are higher than this in 2021.
I find more public water in rural wv, than any state I've ever lived in(and that's a long list of states). I've never heard or read why that is. I am assuming, for some reason, that's because of all the mining and fracking etc. I imagine some federal money and oil company money made public water possible for some of these small municipalities.
Taxes from natural resources and fed money. It has always been easy to scream someone ruined the water and get a system added. Den Bird was able to get tons of pork for WV for 50 years. That is why we have 3 interstates
800@ac ? Dam we haven’t seen those prices since the 1980s around here.
112 acres in my area of East Texas right along interstate 45 over here would run you about 10,000 and acre right now.
Was there any minerals included in that sale? Even if you did build a house right up above that ridge where the gas oil is you can steal maintain and kill all of the vegetation around that well and they look pretty good long as they are maintained.
Mineral not included
the nice part of a gas well right there on your land, you tap into it and life time of free heat, hot water cooking.. and the gas company has to pay you a yearly lease and road up keep
I'm wondering if gas for a home would come with it. We had a well on our family farm and free gas for one home came with the deal.
I've been looking wv for a couple months now. Old farms, as well as undeveloped land. I have the impression the home had to be there before the gas Co. I've seen no less than 10 homes with free gas (as per owner). Undeveloped land may be hard to talk them into supplying a new residence though. Imo. I'm getting educated on wv realestate but I still have much to learn. Got an offer in on 70 + acres up in the pan handle. We are motivated to spend some $$ and NOT spend a winter in the camp trailer.
@@markee063 the well is leased from the owner a new lease can be negotiated to include road maintenance or supply for a home. Typically leases run 99 years.
$800 a acre, wow, you guys are so lucky (is that price unusual or roughly average?) farmland in the Uk costs well over £10,000 an acre. It would be great to buy a previously unfarmed bit of land like this and build it slowly from the ground up, I would like that. But apart from free range pigs and timber, which is fine, i don't see what else you could do with it.
Goat farming?
It’s a little cheap for most areas with access
That is well priced. You don’t find that type of land for $800 an acre. Believe me, I own land in WV. It will go quick.
Being ridgetop property, what is the prevalence of lighting strikes? I often see homes in mountainous portions of Virginia set back from the ridgelines. Might lightning prevention be the reason?
That is an excellent question! We bought our property earlier this year in Southern KY, Appalachia (see our channel if you choose), and we found it interesting that as we climbed the mountain higher we kept coming across burnt logs and charred wood scattered around. We couldn't figure out who would climb up that high to have a campfire. After analyzing closer, I realized the logs were burnt from the inside and sometimes not on the outside at all. It had to be lightning. The higher we climbed the more we saw it and the peak was the highest occurrence. Elevation wise, ours is quite a bit higher than this but I bet it still happens at the highest point quite prevalent.
Great video. Thank you for making it. I am curious how much you think it would cost to hire a contractor to install an all weather driveway from the road to where the well is. Thanks for the info.
I think a passable road with good drainage could be done for $5 to $10k
❤❤❤❤❤
i was thinking of buying a house in the US, id love an old house. live in canada , but an investment right? where are places i should avoid??
So privately listed, does that mean "not on Zillow" ? thank you
Maby you will find a still out their .
Since someone else is stealing the only valuable thing on that property, the gas... I'd have to pass.
West Virginia is dirt poor.
Whoever is the leaseholder for that well is responsible for the maintenance of the lease road. You might inform the potential buyer of that.
Gun on dash. #Merica
Was that cut for coal 10 years ago?
Ive just started watching your videos. Have you guys any good internet yet? Starlink, a company of Elon Musk's, is getting some rural areas some incredibly fast internet. Im planning on cutting my satellite internet once this reaches us in rural Texas.
I have had my deposit on starlink for 6 months now. Can’t wait!
@@RedToolHouse ya they came after me here in Ont. Canada, trying to suck me into paying hundreds of dollars for there testing equipment plus $160 cnd a month. in the fine print it says you may have to replace your equipment every 2 to 5 years. hell i pay $60cnd for my high speed wireless canopy system, never a problem, if it fails they send someone out to go up an fix it at no cost to me
If it’s $800 an acre, they better buy it, or there will be a hundred others will.
It was selling for $800 an acre because no one wanted to buy it.
I never hear the price
What did you think of the first tract at a quick glance?
It was ok. Had a lot of road frontage. Didn’t get to see most of it.
How much Hektar is 112 Acre ?
~2.5 acres = 1 hectare
Wow, first comment.
Congratulations! I wish there was a UA-cam prize or some points we could give you!
@@RedToolHouse nahhh, shouldn't give gifts to lazy people sitting on their butts looking around on youtube.
@@nancyfahey7518 Hey !
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