Wilderness Realty

George W. Bush’s tax cuts implemented in 2003 are set to expire at the end of this year.  President Obama has indicated that he will let them expire and not extend them. 

 One aspect of Bush’s plan is the long term capital gains tax which was lowered to 15%.  At the end of this year this rate will increase to 20%.

 What does this mean for land prices?  Most likely sellers will recoup this tax increase by passing it along to buyers in the sales price.  It is expected that land prices next year could be at least 5% more than they are currently.   

 This can be a tempting time for those who have been sitting on the sidelines waiting for something to happen.  That “something” can very well be higher prices next year. 

 Wilderness Realty has an inventory of prime Maine land properties ready for sale.  Call today and make an appointment for a showing, 207-947-7957.

A survey of a landowner’s property is a valuable asset.  It can be costly.  This post will highlight some of the basics regarding surveys.

 There sometimes is a misconception that land must be surveyed before it can be sold.  It does not.  There are numerous circumstances in which a survey is not practical.  Again I will emphasize that a survey can be costly.  A landowner should consider the costs of a survey along with its merits. 

 Surveyors in Maine are licensed.  They must take educational courses, work as an apprentice and pass a demanding test.  Because of this governmental oversight, surveyors are highly regarded.

 A surveyor performs three basic tasks.  The first and most obvious is to physically locate the property on the ground by marking corners and perimeter lines.  The second, which may be the most important, is to research past deed records of the subject property as well as surrounding properties to verify the subject property’s location.  This research may also uncover a host of legal matters affecting the property including right of ways, encroachments, boundary line agreements, water rights etc.  Finally, a surveyor will produce a map showing the location of the property and will include any notes mentioning items discovered during the research phase.  Each phase takes time and the work is generally billed by the hour. 

 Sometimes survey maps are recorded in the county registry of deeds, especially subdivision maps.  Attorneys often rely on survey maps when drafting legal descriptions of a property.  Landowners like them for their “peace of mind” attribute.

 Surveys certainly add value to a property.  Landowners may want to consider a survey of their property.  A property for sale that is surveyed is an obvious bonus.  Check out Wilderness Realty’s current listings of surveyed properties on their website www.wildernessrealty.com

One valuable asset that is inherent to most land tracts in Maine is firewood.  Even recently harvested land has sufficient volumes of firewood to heat one’s home.  As energy becomes more costly, owning timberland with a firewood component can be worthwhile.

 It takes about 6 cords of wood to keep most Maine homes warm in the winter.  About 8 good sized hardwood trees make a cord of firewood.  Sugar maple, oak, yellow birch and beech produce the most heat per unit of volume.  Red maple, ash and white birch burn fine but do not give as much heat.  Don’t bother with popple or softwood; these species are not worth the time and hard work.

 The most difficult task is to get your firewood “from stump to your house”.  The use of an ATV is probably the most efficient vehicle to accomplish this.  Many people have one of these machines for recreation; just put it to work for a few weeks.

 The best time to get firewood is early fall until the snow gets too deep.  No bugs and cool temperatures make this chore a bit more pleasant.  When you get your firewood in during this time and under cover; it will be plenty dry for the following winter.

 Generally there is a lifetime supply of firewood on 40 acres for the average landowner; even if the land was recently selective-harvested.  Even less acres with mature wood would support the average homeowner’s heating needs.

 Check out Wilderness Realty’s website for land tracts that would make ideal firewood lots.  In particular, the 45 acres in Dover-Foxcroft, 88 acres and 91 acres in Fairfield and the 49 acres in Jackson.      

Probably the most important “duty” a landowner should undertake is the delineating and maintenance of property lines.  This is imperative when undertaking a timber harvest.  It also can be helpful if there are any trespass issues.  Knowing where your property is located on the face of the earth can go a long way for a landowner’s peace of mind.

 If your property has been previously marked out, simply go out and “refresh” the lines.  The most common practice is to blaze (take out a chunk of wood with an ax) the previously marked trees and paint the blazes.  You can “fill in” with new blazes/paint on trees that are between and in line with the older marked trees.  This practice is useful because it employs other potentially younger trees as older blaze trees die.  Spray paint from a hardware store works well but forest supply stores sell paint specially made for this purpose; it is more expensive but lasts longer. 

 If your land is not marked, you will need to employ the services of a surveyor.  Surveyors will research the registry of deeds, produce a map and mark out the boundaries of the property.  There is a cost for this work and this is another reason to maintain your lines.  One way to reduce your survey cost is to have the surveyor mark the boundary with flags and then you can go out and blaze/paint the trees.  Don’t wait too long, the flagging deteriorates with weather and lasts about 1 year.

 The best times to blaze/paint lines are early spring before the leaves sprout, late fall after leaf fall, and warmer winter days especially late winter when there is a good crust for snowshoeing but still enough ice to get across bogs and swamps.

 Property line maintenance can be hard work.  You need to be in good physical shape.  Don’t let this be an excuse for not maintaining your property lines.  Take your time and do sections.  Have a friend or relative help out.  If you are just physically unable to do the work yourself, hire a marking crew.

 Remember, whether you do the work yourself or hire it out, boundary line maintenance is a value added endeavor for YOU as a landowner.

INVEST IN YOUR HUNTING FUTURE!

 October is traditionally the start of the hunting season in Maine.  This is when hunters ply the woods and waters of the State for small game and waterfowl.  The hunting season actually started last month for bear, local geese and urban deer.  The month of November is deer season when the sport really steps into high gear.  Grouse and inland duck season continue into December.  Sea duck hunting winds down in mid January and the long hare season is finally over at the end of March.

 Maine is a rural state with ample game populations.  Just outside the built up portions of the city and towns, there are millions of acres that potentially can be hunted.  Some of this land is owned by the State and is open to hunting.  Private land can be hunted as well; provided that it is not posted.  Over the past several decades, the amount of private land available for hunting has been decreasing.  This puts more pressure on the State lands.

 Some folks have discovered a way to guarantee their hunting future.  They bought Maine LAND.  This is a great way to preserve your hunting heritage and ensure that you and your children have a place to hunt.  Maine land is relatively inexpensive, especially when compared to the rest of the eastern seaboard.

 Wilderness Realty has been specializing in this type of land for 20 years.  Check out our inventory on our website (www.wildernessrealty.com) or better yet call (207-947-7957) and talk with a knowledgeable broker.  All our brokers hunt and our DB has a college degree in Wildlife Management.

 Some notable properties in our current listings:  41 acres in Dexter with two streams, paved road frontage and power; just $59,900.  How about 45 acres in Dover-Foxcroft, off the beaten path only $47,900; or 88 acres in Fairfield with a hardwood ridge for only $89,900.

 Call about our unadvertised special in Solon (it’s not even on our website); nearly 200 acres with a stream, beaver ponds, hardwood ridge, and miles of trails.  If you don’t get us on the first try, leave a message.  We are probably out hunting and will get back to you after dark.

RIGHT NOW is prime time for fall foliage viewing.  The western mountains, Moosehead Region and northern Maine are peak.  Central Maine should be peaking next week.  Mid coast and Southern Maine will be soon after that.  Bottom line; THERE IS SOME COLOR EVERY WHERE IN MAINE.

 October weather in Maine is quite comfortable with mild days and cool nights.  Fall harvests are nearly complete and there are many roadside stands selling apples, cider, pumpkins and other fall goodies.  The summer crowds are gone and there is plenty of lodging available.

 While you are here, consider viewing some of our properties.  We have some really nice land parcels in Central Maine, the western mountains and Aroostook County.  Our brokers are available both weekdays and weekends.  Give us a call and set up a time for a showing.

What’s in an ad?  Generally the ad writer is trying to paint a picture using the fewest number of words possible.  Remember, ad costs are based on the number of lines; the fewer the words, the less lines which translates into less cost. 

 Why give away this “trade secret”?  The most compelling reason is to get folks to call Wilderness Realty.  Hopefully the ad provides enough information to excite the reader to respond.  The brokers at Wilderness Realty know their properties well.  They can answer your questions and provide you with additional information.  They are also available to show any of their properties.

 Don’t be shy.  Our brokers love to talk about their listings.  If the property sounds good, give a shout and get more information or better yet make an appointment for a showing.          

Landowners have a unique opportunity to manipulate their property to enhance wildlife populations.  If you, as a landowner, are a wildlife enthusiast; here are a few ideas to help our furry and feathered (scaly and slimy too) friends.

If you have a beaver pond or marsh, erect some wood duck boxes.  You can build them and sometimes the Maine Dept of Fish & Wildlife will have some on hand for sale.  Make sure you raccoon-proof them by putting metal flashing around the pole or tree so that the coons cannot climb and raid the nest. 

Build a pond.  If it is large enough, you will see wading birds, ducks and maybe geese use it.  Frogs, salamanders, snakes and turtles are likely to call your pond home.  Muskrats, mink and otter will also visit.  You can also stock fish.  Check with MDIFW for permits.

Encourage beavers to build you a pond.  You can enjoy all the benefits discussed above with little or no costs.  Now for the $64K question, how do you get beaver on your property?  One way would be to contact MDIFW and allow them to release “nuisance” beaver on your property.  It would help if you had a stream running through your land. 

For timberland, create food plots.  These are openings in the forest that are planted to grasses or crops and used for food by a variety of wildlife notably deer and turkey.  Grouse, hare and other species will use these sites as well.  Ground nesting birds and small mammals will use these openings for nest sites.  They do need to be mowed, preferably in the fall, to maintain their integrity.

If you have fields, plant them or sections of them to grains, clover or high quality grasses such as timothy and alfalfa.  You can also plant crops that wildlife will use for food such as brassicas, beans or corn.

Larger owners can manage their timber for wildlife as well.  Identify and do not cut cavity or nest trees.  Cut 1-2 acre patches dispersed throughout the property on a rotating basis to maintain a mix of successional stages.  Designate an area that is a no cut zone to promote an area of mature trees.  These are but a few harvest techniques that add diversity to your timberland which will be used by a variety of wildlife species.  If you are willing to pay fees, contact a wildlife consultant or forester for a professional opinion. 

If you like wildlife, one good way to promote your passion for the critters is to be a landowner.  Check out our website for land tracts that would make for good wildlife habitat.  The Solon farmhouse on 62.6 acres and the 88 acres in Fairfield are good candidates.  Feel free to contact us for more info regarding this aspect of these properties.

It’s that time of year again.  Time to collect the sap, boil it down and make that sweet delicacy—maple syrup; the symbol of Spring in Maine and the rest of New England.  This is yet another benefit of a timberland owner.

Anyone lucky enough to own a “sugarbush” can partake in this seasonal ritual.  All one needs is a dozen or so mature sugar maple trees growing on his or her property.  Generally a 10” DBH (diameter at breast height) tree will support one bucket.  The larger the tree the more buckets you can add.  If you are new to this, be conservative; you do not want to kill the tree.

To get the sweet nectar, one needs to drill a hole into the tree an inch or so deep, pound in a spile (metal spigot) and hang the bucket.  Tubing can also be used to carry the sap to a collector. 

The sap should be collected daily; when it is running good, twice a day.  The sap needs to be boiled down to make syrup.  Boil it more to make maple butter, more so to make candy.  It takes about 40 gallons of sap to make 1 gallon of syrup.

Most people will do this for their own personal use; however, large timberland owners will make it a commercial operation.  One thing to remember; if you are growing your sugar maple trees for sawtimber, you do not want to tap them, which would reduce their value immensely.

If you are looking to buy land and this is an activity that interests you, keep an eye out for a number of large sugar maples.  Ask your broker. 

Happy Spring!