What is the ranch real estate market doing?

The Texas ranch market is one of the most stable property markets you can invest in. Land is always a reliable investment, and even in this time of recession we are seeing a lot of activity. This is largely due to the fact that Texas is a very popular destination for a worldwide audience. A Texas ranch is a lifestyle that is considered one of the most appealing, and is certainly one of the most sought after. We continue to sell property to clients from all over the country, and all over the world; including many clients from Europe, China, and the Middle East. This constant demand for a piece of the "great Texas frontier" ensures that the market for Texas ranch property remains a strong one. Even when other real estate markets are flat or down, the outlook for the Texas ranch property market remains positive.

Where are your customers coming from?

We cater to a diverse clientele: from high-powered east-coast executives who are seeking the solace of the wide-open Texas country, to life-long Texas residents who have always dreamed of owning a ranch. Our clients come from all over the county, and all over the world seeking a piece of the "last frontier." Texas has a lot to offer, and it is no secret. We enjoy a worldwide reputation for a pleasant climate, one of the most stable economies, and an unparalleled outdoor lifestyle. As a result, we see clients from places as far away as China, Russia, Europe, and the Middle East.

How can you help me make a good investment?

"You make your money when you buy." And, who you buy with is even more important that where or what you buy. In 25 years of selling ranches, Jeff has never had an investor lose money! This is because Jeff is not in this business to make a quick buck and move on to the next client. He works closely with his clients, before, during and after the sale, guiding them through the process of buying, improving, and managing their property. Jeff's passion is not just selling, but improving Texas ranch property. His decades of hands-on experience and expertise in all aspects of ranch development and management provide an invaluable resource to his clients, and ensure increased value.

Is ranch financing different from other property financing?

There are a couple of things you want to watch out for when buying a ranch. Your best bet is to work with a realtor that has plenty of experience, and a proven team in place (banks, title companies, surveyors, attorneys, etc.) to help you move through the process smoothly. At Texas Best Ranches we have sold and helped find financing for almost $1 billion dollars worth of ranch property. We are also hands-on ranchers who have bought and run more than 20 ranches for ourselves over the years. If you know what you're doing, it's not real hard to get a ranch loan, and we know what we're doing. We have been selling ranches for over 25 years and know everyone and everything there is to know about ranch financing, and can lead you through the process, generally in 30 to 45 days.

Can you explain the tax advantages of ranch ownership?

We are the tax shelter experts. We can show you ways to protect you income using numerous tax advantages available to ranch owners. In fact, more often than not we will be able to show you many things your CPA does not know. It's one of the things that most differentiates Texas Best Ranches.

We'll show you how to buy an asset, depreciate improvements, repair your asset with tax write-offs, buy yourself some equipment you have always wanted, all while reducing your income tax.

And if you need a place to park some investment money we can show you how to use a 1031 Exchange to do just that.

Do you do 1031 Exchanges?

We not only understand 1031 Exchange and Reverse Exchanges, we have helped many of our clients with these tricky tax transactions, and have a team of resources from knowledgeable Real Estate Attorneys, to CPAs that can help expedite the process for you.

Whether you are looking for a place to park some investment money, or just need to purchase a property while you wait for yours to sell, we can explain the 1031 Exchange, outline it's advantages and issues, and walk you through the entire process.

Do you know a good real estate lawyer or CPA?

We get this question a lot, and the reason is that a ranch purchase is a very specialized transaction with a lot of legal and financial implications. You need professional representation that understands the ins and outs of these complex transactions.

We have spent the last 25 years refining our list of trusted advisors and resources, and can provide you with recommendations for great lawyers and accountants that can help make buying a ranch a pleasure. We'll be happy to share our insights, just give us a call.

How do I add roads to my property?

There are a number of issues to consider when planning and building roads on a ranch property. There are a few local and state regulations and codes that must be followed, although a good contractor will be able to handle this for you.

There are also some ascetic considerations to plan for. You want to build the roads where people can't see them. You don't want to build a scarred faced mountain. If you know how to approach it right you can improve the property without damaging it. We can show you how.

I want a lake, and I have a creek, what do I do?

Developing the water on your ranch is one of the most exciting aspects of ranch ownership. You can go in and repair, rebuild and rework lakes, rework creek dams, contour the land, create fishing holes…Whatever you can imagine, can generally be accomplished. You'll need a plan, a survey, and some heavy equipment, but any source of running water can be utilized to create a lake. We have built numerous ponds and lakes, and have the experience and expertise to help you improve your water, and even show you how to take these repairs and reworked projects as a 100% tax write-off !

How do I select a contractor to reshape my water features/reclaim floodplain?

You want a contractor that specializes in ranch water repair and development. You want a contractor with good equipment. You want a contractor with a proven track record. You want a contractor with a good reputation for fair pricing, delivering as promised and on time, and for guaranteeing their work. And, you want several bids from contractors with these characteristics. At Texas Best Ranches we have been involved in numerous water development projects over our 25 years in business, on our own ranches and those of our clients. We know the best contractors, and will be happy to help you select a contractor based on your specific needs.

What are the most cost-effective improvements for increasing property value?

The very best "bang for your buck" is in investing in the water. Any repairing, reworking, reshaping, remodeling or reclaiming of water features (such as repairing a broken dam) not only dramatically improves the value, it is 100% tax deductable within the tax year the work is completed. So, you not only get a better looking property, you get a great tax savings as well for repairing or reworking these areas.

Almost every ranch property in Texas has some source of live water, stock tank, lake or pond that can be claimed as flood damage and/or erosion. We are very experienced at locating these areas, planning the reclamation and reworking of the land, and helping your find the workers and contractors to get the job done.

The next best values are habitat control and roads. Habitat control, such as controlled burning of cedar and brush, not only provides better areas for wildlife to thrive, it also results in more water on your property. Adding roads provides better accessibility to more areas of the property for recreation and better management. The opportunities for each property are different, and we will be happy to review options for increasing value on your property, just give us a call.

What is the difference between an "Ag" exemption and a "Wildlife" exemption?

Most of the properties we sell are Ag-Exempt. Which means they receive a dramatic reduction in property taxes because for five of the last seven years they have had sheep, goats, cattle, or farm crops raised on them. Two years out of seven the land can rest because of drought or over-grazing.

A "wildlife" exemption offers the exact same tax rate (very low), but the effort required to maintain the exemption is easier and more in line with recreational and hunting ranches. The wildlife exemption is secured with three of seven requirements, including: habitat control, erosion control, predator control, supplemental feeding, supplemental water sources, providing wildlife shelters, or census counts to determine wildlife population. This is easy to achieve with a predator trap (such as a raccoon trap or hog trap), some water troughs and a few deer feeders. Wildlife exemption requirements are all changes you would generally make to your property anyway for hunting, or just watching wildlife.

We can walk you through the steps of preparing your property, and making the switch to a Wildlife Property Tax Exemption.

How do I set up my property for commercial hunting?

Many of our clients are hunters who enjoy sharing their passion. By setting up your ranch for commercial hunting, you not only provide an outlet for your interests, you can set your ranch up as a business, and take advantage of huge tax savings.

You can make the operation as simple as a supply of animals, with supplemental food and water sources, and blinds…or as elaborate as a full-blown operation with guides, hummers, a lodge and gun a shop. No matter how big or modest your vision, we can help you with every step of the process, and show you how to write off everything including the guns and binoculars!

What regulatory requirements are there for raising game in Texas?

Presently, all native game and migratory birds are regulated by Texas Parks & Wildlife. This includes the increasingly popular Whitetail Deer. Jeff has been a successful scientific Whitetail deer breeder for the last 10 years, raising as many as 300 Whitetail deer at any given time. He has bred some of the most sought after studs, including two that were valued at over $200,000 each. If you're interested in raising these wonderful animals on your ranch, we can walk you through everything you'll need to be successful, such as: finding a biologist, getting permits, selecting and installing pens, selecting feed, building habitat shelters, providing supplemental water, and most importantly determining where to buy the best animals (auction vs. private ranch, etc.)

We can also help with many exotic and super-exotic species. These non-native animals are not regulated, and can be hunted 365 days a year, and also at night with a light, or from a helicopter, making for some very exciting hunting! At one time Jeff had 26 species of animals on one ranch. We have raised and sold Zebra, Sable, Kudu, Gemsbok, Elk, Waterbuck, Eland, Bongos (very rare African Antelope…the females generally sell for $25,000), Wildebeest, Blackbuck, Axis Deer, Fallow Deer, Sike Deer, and Wild Hogs. One of the things that sets us apart is that we are hands-on ranchers. We know exotics, because we have raised them, bred them, sold them and hunted them.

How big a property do I need to have to raise exotic game?

The size property needed depends on the number and type of animals you'll be raising. You can successfully breed some species on as little as 10 acres. If you want to make money at raising exotic game, you'll need a spread that is large enough to maintain a heard that meets your profit requirements. We can walk you through the numbers no matter what you are interested in, and offer sound advice on equipment, fencing, feeding and more. Learn more about raising exotic game here.