Our group of companies was one of the first
in the nation to offer large tracts of acreage in Wyoming, South
Dakota and West Texas at truly wholesale prices with just a few
hundred dollars down and without credit checks of any kind.
Our plan worked spectacularly and our timing couldn't have been
better -- so good in fact that too many imitators along with rapidly
increasing land values have all but eliminated the business of
marketing 40-acre, 80-acre, 120-acre and 160-acre tracts of
low-priced acreage in these states. The major reason being
that there simply isn't any more low-priced acreage available and
owners of large ranches are no longer selling. While this
situation might be bad for a land marketing group (like us), it is
certainly great for the large number of our customers who originally
acquired these tracts from us. Our sincere advice is to hand
on to these 40-acre, 80-acre, 120-acre and 160-acre tracts being as
Will Rogers said, "They ain't making anymore!" Yes, there are
a few companies still marketing 40-acre tracts but prices are
usually in the $80,000 to $100,000 price range.
Wyoming, South Dakota and
West Texas have all experienced tremendous increases in land
values. Thus, for all practical purposes, we have basically
ceased searching for more land projects in these states.
Again, while this might be bad for us it is great for previous
buyers of our land! We will continue, however, to market the
few defaulted tracts that we get back from time to time. You
can inquire about possible defaulted tracts by emailing
"Location, Location, Location"
- it is an old axiom in the real estate business that the most
important item is always "location". In reality, from a pure
land investor's point of view, that assumption is dead wrong!
The most important item in any land deal is "price/terms,
price/terms and price/terms!" As an example, assume you
acquired a parcel of land in downtown Chicago or on the outskirts of
a fast growing town in Southern California (no one could argue these
weren't "top locations"), but then assume further that it took years
to get proper zoning, tenants, utility bonds, and on and on.
The location was great and the purchase price was fair, but
bureaucratic time delays and/or a downturn in the economy resulted
in a financial disaster. On the other hand assume you simply
acquired a tract of rural acreage in the "boondocks" (the "experts"
would tell us this is a bad location" for a small down payment and
monthly payments that you could afford, wherein rezoning, future
tenants, utility bonds or the state of the economy had very little,
if any, affect. At the end of a 10-year cycle the land would
be worth more money due to more people being born, more demand being
created and inevitable inflation (making our dollars worth less and
less every year).
Arkansas is a state that we
believe, after a long and detailed investigation, might offer
fabulous land buying opportunities. There are trees, county
roads, usually utilities and always very beautiful scenery.
The Landowner Bulletin will inform you of opportunities in this
A few thoughts from the Ole Country Boy
"Change is inevitable, except from a vending
"The only time the world beats a path to your
door is when you are in the bathroom."
"If all is not lost, then where is it?"
Doug Caffey & Affiliates (DCA)
publishes The Landowner Bulletin periodically
and Arlene Caffey can
be reached at (916) 687-8118,