Advertise on podcast: The American Land Man

On today's episode of The American Land Man Podcast, we are back in the studio with Jeff Fern. We discuss: -Neil and Jeff see listing calls picking up this fall, but sellers are slower to commit. -Jeff explains why $4.25 gas has buyers scrutinizing every $300,000 to $500,000 purchase. -Neil gives sellers 10 days of protected buyer status, while Jeff allows two weeks. -Neil shares how he answers a seller who says another agent offered to list for 3%. -Neil explains why an agent who cuts commission on the spot may also cut your price. -Jeff breaks down marketing costs, from $250 to $1,000 videos to $500 postcard mailers. -Neil walks through how a misnumbered counter offer cost his buyer a multimillion-dollar deal. -Jeff explains why only the original offer and the final counter offer should matter. -Neil's 330-acre Buffalo County listing hit 350,000 views and went under contract in four days. -Neil answers "no blue collar guy will ever afford land" with stories of self-made buyers. And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

Welcome back to The American Land Man Podcast, where we talk about buying, managing and selling American land. In this episode, host Neil Hauger and co-host Jeff Fern are back in the studio for a two-man conversation on the inventory shortage, the marketing behind Bone Lake 196 and Polk 62, and Neil's plans for Kansas muzzleloader season. We Discuss: Why land inventory is tight nationwide and what's actually causing itHow capital gains exposure freezes long-term landowners into inactionThe way 1031 exchanges and DSTs can create more paralysis than clarityWhy debt-free farmers have no financial pressure to ever listHow family disagreement kills more land deals than price ever doesPricing a 196-acre Polk County tract at $3,750/acre in a $5,500/acre marketSolving corner-touching forties with a neighbor easement to unlock title insuranceBuilding turnkey micro hunting farms and what the improvements really costWhy buckwheat beats spraying for cleaning up weedy ground before fall plotsHow to run flip math on out-of-state acreage before you ever walk it And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Andrew Short. We discuss:-Land Pad buys whole tracts at fair value, then profits by subdividing them.-Road frontage alone can double an acre's price in the exact same market.-The "whole pie vs. slices" analogy explains how land subdivision pricing works.-Wholesalers sometimes buy land for as little as $0.50 on the dollar.-Well and septic systems, not zoning alone, often set the real minimum lot size.-Subdividing 20 acres can mean losing 25-30% of it to roads and setbacks.-A land deal nearly blew up after a buyer hid his development plans.-Buyer's agency commission runs 3%, with 6-7% offered on properties sold.-The best offer is never presented first — negotiation is part of the process.-In-person meetings remain the fastest way to build trust on big land deals. And So Much More! Connect:-https://bit.ly/NeilHaugerWhitetailProperties-https://bit.ly/NeilHaugerFacebook-https://bit.ly/NeilHaugerYouTube-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeff Fern. We discuss: Jeff currently has eight buildable lots in progress, including three five-acre lots near Stockholm/Pepin.Neil corrects a seller who thought $30,000 beat a $10,000-an-acre comp — hers was 3 acres, or $90,000 total.A Polk County seller who bought land at $4,500 an acre stands to profit roughly $100,000 subdividing it into lots.Jeff fights for driveway access on a state highway listing, where Wisconsin DOT requires a 500-foot gap.Neil recounts a landowner asking to borrow $85,000 — then discovers two bankruptcies and delinquent taxes.Neil declines to lend the money but offers to buy the land outright, giving the seller until May 15th.Jeff describes a $25,000 code violation on a 15-by-15 deck that surfaced during a home inspection.Neil and Jeff explain why sellers must disclose known defects even when selling a property "as is."Jeff estimates statewide land listings are down as much as 25%, even as listed properties keep selling.Neil spends two hours consulting a couple weighing a city's offer to buy only part of their land. And So Much More! Connect:-https://bit.ly/NeilHaugerWhitetailProperties-https://bit.ly/NeilHaugerFacebook-https://bit.ly/NeilHaugerYouTube-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with another monologue. We discuss: Neil shares the story behind his very first land investment.Why most people never buy their first property.The conversation with Dan Perez that changed Neil's mindset.How improving land creates equity.Why cleanup alone can dramatically increase value.The power of subdividing larger parcels.Why emotion can hurt investment decisions.How Neil marketed the property for maximum value.The first investment produced a $60,000 profit.Why buying, managing and selling land became his long-term strategy.And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeff Fern. We discuss: Jeff sold personal assets to raise his first land down payment.Recreational land ownership starts with discipline, not wealth.Small acreage properties can create strong demand from buyers.Strategic pricing can create multiple-offer situations.Documenting improvements adds value when it's time to sell.1031 exchanges can help owners scale into larger properties."Ugly" properties often hold hidden potential.Side hustles can accelerate land ownership goals.Good neighboring landowners can be invaluable resources.Land ownership provides both financial and lifestyle returns.And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeremy Lopez. We discuss: Jeremy bought his first house around age 21 or 22.Military service helped shape his discipline and goals.VA loans became a major financial tool for him.Rental properties helped create cash flow.He used a HELOC to help buy duplexes.His first hunting property was 40 acres in northern Wisconsin.He focused on affordable areas with better margins.He improved trails, food plots, blinds, water, and access.Strong video marketing helped sell the property fast.He expects a check around $57,000–$58,000 before taxes.And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Steve Purviance. We discuss: Oklahoma still offers affordable trophy hunting landWestern deer are easier to locate and patternKansas prices continue pushing buyers southDrainages and cover matter more than county linesThe right land agent changes everythingDeer visibility increases farther westBig western bucks often travel huge distancesCedars can dramatically increase hunting valueHabitat improvements raise resale value fastRecreational land can build long-term wealthAnd So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Aaron Karo. We discuss: Stewardship applies to land AND your bodyBuffalo County terrain creates older age-class bucksGreat hunting farms are often found through relationshipsMature bucks avoid pressure differently than young deerRecovery and sleep are critical for aging huntersHealth care should be proactive, not reactivePeptides work best alongside good habitsNutrition drives long-term performance and recoveryTerrain fitness matters for serious huntersLongevity determines how long you can hunt hardAnd So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Brent Grosse. We discuss: Iowa land still offers opportunity despite major price swings post-COVIDEntry-level farms can build massive equity through habitat improvementsThe right neighbors matter more than the farm itself for long-term successHabitat diversity (edges, CRP, timber) consistently outperforms monocultureSmaller “starter farms” can lead to larger acquisitions over timeMost buyers enjoy improving land more than actually hunting itNortheast Iowa offers strong hunting with less competition than southern zonesWater, terrain, and soil quality all drive long-term land valueNonresident tag changes may increase future demand and pricingEven overlooked counties can produce Boone & Crockett caliber deerAnd So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Rustin Hayes. We discuss: Oklahoma land offers Kansas-level genetics at significantly lower pricesBig deer country isn’t always where people expect it to beDeer in big country can travel miles daily during the rut160 acres alone rarely controls trophy deer movementRiver-bottom properties are often overhunted and overpricedOverlooked cattle ground can become elite hunting propertyTrail cam photos can dramatically increase resale valueCattle can improve habitat when managed correctlyLand values are rising fast in emerging whitetail regionsThe best deals are found before the market fully realizes valueAnd So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Ryan Springer. We discuss: You don’t need big money—small overlooked parcels can be your entry point Sheriff sales can offer extremely low-cost land opportunities Starting small allows you to build momentum and reinvest profits Landlocked properties are often undervalued but highly usable Rivers and railways create hidden, overlooked land opportunities Canoe access can unlock private land others ignore completely Door knocking remains one of the most effective acquisition strategies Lease income can help land pay for itself over time Partnering with others can diversify use and reduce costs Consistency and patience are key to building a land portfolio And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeff Fern. We discuss: Buyer agency agreements matter more when seller-paid commission is uncertain. Local market knowledge helps investors avoid overpriced land deals. Profit in land investing is usually made when the property is bought right. Overpriced listings can sit for years when sellers ignore real market data. Large tracts require a specific buyer with capital and a clear strategy. “Trophy managed” is often overstated when the habitat work is not there. Hunting land buyers often expect food plots, water, trails, and blinds. Extra homes can hurt value when buyers do not want landlord headaches. Sellers price with emotion, but buyers usually focus on numbers and data. Sometimes the smartest investment move is walking away from the deal. And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with producer of the show Lucas Jones. We discuss: The role of professional video in land salesWhat "detail shots" are and why they matterHow social media algorithms work (and how to use them)The difference between impressions, views, and engagementWhy boosted posts and paid ads often fail for real estateHow to use AI (ChatGPT, Opus Clip, etc.) in your marketing workflowWhat it costs to hire a professional editor and whether it's worth itCross-platform content strategy: YouTube, Instagram, Facebook, TikTokThe emotional and branding side of content creationReal examples of properties that sold because of video marketingAnd So Much More! Get ahold of Lucas below: linktr.ee/brokenstrawmedia Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with co-host Jeff Fern. We discuss: Land real estate is commission-only and unpredictable Most agents fail within the first two years Sales success requires a hunter mentality Qualification saves time for buyers and sellers Marketing costs are massive but necessary Relationships don’t guarantee transactions Availability builds trust faster than branding Balance is rare in high-level sales careers Experience sharpens decision-making Winter is one of the best times to buy land And So Much More! Connect: -https://bit.ly/NeilHaugerWhitetailProperties -https://bit.ly/NeilHaugerFacebook -https://bit.ly/NeilHaugerYouTube -https://bit.ly/NeilHaugerInstagram