“Ready, Willing and Able” is a term often used in listing agreements to describe the type of buyer that the real estate broker is seeking to find. Sellers and brokers both want to find prospective buyers that fit this description because it means they are dealing with someone that is “ready to go”. But how do you know if the potential buyer you are negotiating with fits the bill?

Black’s Law Dictionary describes this term as, “persons who are legally and financially able to complete any type of transaction. Authorization and approval are not necessary from any other persons or parties.” This article is not meant to give legal advice or even really to make a point about the legality of a real estate purchase. The aim here is to identify the characteristics of a buyer that is truly “ready to go”.

Ready– Is the buyer truly ready to make the purchase? Have they looked at enough properties to know what they want? Are there lingering questions that are preventing the buyer from moving forward with the purchase? One of the hallmarks of a buyer that is not ready to make the purchase is that they continually ask about other properties or raise objections about the subject property. A buyer that is “ready” will either have done or will be doing the legwork to get loan approval, contract parties for due diligence, and be in a position to make an offer.

Willing– Is the buyer exhibiting the signs of someone who is eager to make a purchase? Are they talking about what they can do with “my” property? Is the buyer under pressure from a spouse or partner to make the purchase, or not make the purchase? “I like the property, but let me talk to my wife (or husband)” is a sign that you may be dealing with a willing buyer, but one that may not be ready or able. There are also plenty of people that are willing to make a land purchase, but do not have the financial wherewithal to act on it. There are probably many more buyers in the “willing” category than those who are in the “ready” or “able”.

Able– When a buyer has identified “the one” and they are properly motivated, the next step is proving that they are able to perform. This summer I have had several situations where the buyers were very interested in a property, they were ready to make the purchase, in one case they even came to terms with the seller, but they were not able to perform due to a lack of funds. There are many reasons why a buyer may not be able to perform, some common ones are: waiting on another property to close to be able to use those proceeds, waiting on funds from an insurance settlement or lawsuit, or proceeds from the sale of a business, stocks, or personal property are delayed.

Establishing proof of ability to purchase residential real estate is a common practice. Buyers simply get pre-approval for their loan or present a pre-qualification letter when they submit an offer. Auctioneers have long required proof of funds for a bidder to participate in the auction. Most land lenders in my area do not offer pre-approval letters. If a seller is uncertain about the buyer’s ability to consummate the sale, it is prudent to ask for proof of funds from their bank or a letter of credit from their lender. This is even more important in a multiple offer situation or in a scenario when a seller may have to purchase another home or move out of their current home. Proactive buyers will want to remove this possible objection from sellers as quickly as possible.

A buyer that is “ready, willing and able” will be able to provide sufficient earnest money, willing to come to terms with the seller and sign a purchase agreement, and will follow through on the transaction. My hope is that this article spurs some thought for buyers, agents, or sellers regarding the land sales process, and that they will be able to take steps to ensure a smoother and successful transaction.

Written by: Jonathan Goode is an Accredited Land Consultant (ALC) with Southeastern Land Group, and is a licensed broker in Alabama and Mississippi. Jonathan is also co-host of the weekly radio program and podcast, The Land Show.

Almost weekly people call me telling me they are looking to make their first rural land purchase. This article is meant to be a short primer on a bare minimum of things you need to know to get started with your land purchase.

1. What do you want? What type of property are you looking for, and what is your intended use? You need to identify and be able to articulate your “Must Have’s” in a prospective property. Is your intention to purchase a recreational property, a rural home site, production farmland, or investment grade timberland? Knowing what you want makes it easier to rule out properties that will not work for you.

2. How will you pay for it? How much can you afford? If you are planning to pay cash for your property, determining your budget should be relatively easy. If you are planning to finance your land purchase, then you need to contact lenders that specialize in making rural land loans. In Alabama, our two main land lenders are Alabama Ag Credit and First South Farm Credit. Most traditional banks and credit unions will not finance more than 5 to 10 acres, so you need to know that from the start. A brief conversation with a land lender will arm you with the information you need to focus your property search. Most land lenders in our area are going to require 15% to 25% as a down-payment, so plan accordingly when considering your purchase.

3. Consider working with a Buyer’s Agent. If you are new to the land buying process, you should consider working with a land broker that specializes in land transactions. Not all real estate agents are equally qualified to assist you with your purchase. Almost every land buyer benefits from having an experienced advocate who can assist them with locating suitable properties, asking the right questions, and using their network of land-related contacts to help with the many facets of making your land purchase. Many times the seller’s agent is working solely for the seller. If you feel uncomfortable or uncertain about your transaction, you should find a buyer’s agent to represent your interests.

When looking for a land agent to represent your interests, ask them a few questions to determine their level of competency and how well you get along with them. How many land transactions have they closed recently? Are they involved with the Realtors Land Institute? Have they earned the Accredited Land Consultant (ALC) designation? ALC’s have taken over 100 hours of land-related education and have proven track records of land sales that are reviewed by a committee of land brokers from around the nation. Those are a few criteria to help you select a broker to represent you in a land purchase.

There are many more things to consider when making a land purchase. The land-buying process takes time. Educate yourself as much as possible on what land is selling for in your areas of interest. Our company produces The Land Show, which weekly brings you advice on many land-related topics such as farming, timber, wildlife, and dozens of other topics. Talk to your land lender and use them as a resource on which land brokers in the area are trustworthy and good to work with. Ask your friends who own land what they like and don’t like about their property. You need to see a couple of tracts to compare and contrast what they offer. Asking questions and learning as much as you can from reputable sources will make your land buying process easier and a success.

Written by: Jonathan Goode is an Accredited Land Consultant (ALC) and is a licensed broker in Alabama and Mississippi. Jonathan is a co-host of the weekly radio program, The Land Show, and frequently helps people buying and selling land for the first time.

85 acres +/- beautiful farm for sale in Blount County, Alabama.

When you have looked at a property and asked all of the right questions, there comes a point when you have to make a decision: “Do you want it?”

Sometime ago I had the privilege of meeting with a family to write an offer on a property they really liked. We had looked at the tract several times together. As I sat at their desk and they asked a few more questions of me, the wife turned to the husband and said, Do you want it?”. I loved the point-blank clarity of the question, and that she asked it. He said “yes” and we penned the offer. We closed not long after.

I have done a disservice to lots of potential land buyers. I never gave them the opportunity to say “Yes, I want this property.” In a previous career, one of my roles was fundraising for a non-profit organization. After my presentation about the work we were doing, I would always look a prospective donor in the eye and ask them if they would join our team by making a contribution.

I am good at this with land owners when securing a listing. I never fail to let an owner know about the positive aspects of their property and that I would like to work with them. Then I ask for the listing. I learned my first month in the land business that there is nothing I, as an agent, can (ethically) say to “sell” a piece of land. A buyer will spend $250,000 only when they are ready. They either like it or they don’t. But many people like a property and never take action on it, when they should at least be given the opportunity to say “yes”.

For potential buyers who may be reading this article, you should be thinking, “When is the right time to ask myself if I want it?” Here are a few questions you must answer first:

  1. Is this the right location? Is the property you are considering close enough to your home to allow you to use it often? Is it in close proximity to a water-source to use for irrigation if you are farming? All of the specifics of your situation must be evaluated regarding a property’s location.
  2. Does it fit your needs? Is the property sufficiently long and open for the private runway you want to construct? Is there adequate distance between you and the neighbors that hunting is safe (for you and them)? What is the site index for growing pine timber? Check the land out to see if it will meet most of the major criteria on your wish list.
  3. How are you going to pay for it? If you are pleased with how a particular property stacks up to questions #1 & #2, then you should finalize your financing options. Consult ag land lenders, your 1031 intermediary, or CPA to answer any specific questions to how you are going to pay for the property.
  4. Do you want it? When the due diligence is complete to a reasonable level of comfort, you need someone to ask you this question aloud. It’s powerful to have someone ask a life-altering question. “Will you marry me?” “Will you accept this job offer?” “Do you want this property?” Get my drift?

Many prospective buyers get paralysis by analysis. They want to know every detail to every question (I am naturally bent this way). But most of us know what we don’t want within 10 seconds of seeing it. As the layers of the onion are peeled back, and everything continues to look good, you have to make a call to move forward. You can always have the agent put in some contingencies in a contract that give you an “out” if something unexpected and undesirable pops up as you continue to peel layers prior to closing.

Once you do your due diligence sufficiently and you are comfortable with the information you have, then comes the point of decision. “Do you want it?” If so, take the steps to make it yours. If not, move on and keep looking.

Written by: Jonathan Goode  who is an Accredited Land Consultant (ALC), and is licensed as a land broker with Southeastern Land Group in Alabama and Mississippi. He is also co-host of The Land Show, a weekly radio show and podcast for people that love land.

Good hunting leases might be one of the most difficult assets to find in the Southeast. Almost daily I get a call or message from a local hunter who is working hard to find a good property to lease. I also hear the stories from hunters whose leased land hasn’t turned out to be what they had hoped: the owner clearcut the timber, the lease rates keep going up, or the land gets sold and the lease cancelled, among other complaints. Whenever I bring up owning the land that you hunt, the suggestion is usually met with a reply like “I’d love to! But that down payment. And those monthly payments.” I hear you, but let me work through a real-life example with you of a friend of mine that recently bought some land whose annual mortgage payments are almost equal to what he would have spent annually on a lease.

The key to making this method work is simple: spread the cost of the land over a few people. The greatest challenge most people will have is finding 3-4 trustworthy friends that have the desire and means to partner up for a land purchase. But if you’re lucky enough to have those strong relationships, keep reading for how little your cost can actually be, as well as advice on how to structure the purchase to protect and to be fair to everyone involved.

Jim was like many of the people that I get calls from: looking hard for a lease and frustrated by what seemed like high prices, overcrowded hunt clubs, and not-so-promising future land management scenarios. Quality smaller properties (approx. 100 acres) were going for up to $4,000 per year, and were almost impossible to find close to Tallahassee. At the same time three friends from work were also looking, and each shared the same frustrations. One day Jim ran across a property for sale: 115 acres for $240,000. It was a great sportsman property – it had fields, woods, and a pond – located in an area known for good game flow only 45 minutes from home. He knew there was no way he could afford (nor his wife allow) a purchase of that size, but after running some quick numbers he realized that if he could get his three friends in on the purchase, they’d each be spending about what it would cost if they leased individually every year. The trade-off would be that they would have to share the property, but instead of throwing money away on a lease they would be building equity in a land investment. And they could spread the load of improving the property among the four of them.

The numbers looked like this:
At a purchase price of $240,000 financed for 20 years at 5%, a single buyer would have to put $48,000 down (at a 20% down payment), and then shoulder a monthly payment of $1,267. But if all four of them went in together, the down payment per person was only $12,000, and monthly payments were $317, or only $3,804 per year – less than some of the lease land they were looking at.

Jim and his friends decided the trade-offs were worth it for the opportunity to own their own property and do whatever they want with it, all while growing a land investment. They’ve actually found that it has strengthened those friendships as they’ve partnered to increase the quality of the game on the land, and made the place something greater than it was. 115 acres has been plenty of hunting space for them this season – they agree that you don’t really need hundreds of acres to have a good season, just the right property and group of people.

Like any partnership, the success of a venture is built on trust between the parties and a good legal structure that protects everyone involved. For land purchases of this nature, many professionals recommend that the partners create a Limited Liability Company (LLC) both to protect the individuals involved and to clearly outline the ownership interests and responsibilities of each member. LLCs can be easily created online these days, but for those unfamiliar with the company structure and process, it would be prudent to seek professional advice and assistance.

To recap: if you partner with a few friends, you can invest in hunting land for about the same annual cost as a lease. There are trade-offs to this arrangement, but it works for the right group of people. The keys to success are finding the right partners, finding the right property, and creating the right legal structure to protect everyone involved. Contact your local Land Agent today to talk more about how to make this purchase method work for you and what properties are currently on the market in your area.

Daniel Hautamaki is a Land Agent with Southeastern Land Group. He lives in Tallahassee, FL and serves land buyers and sellers in North Florida, Southeast Alabama, and Southwest Georgia.

Pasture on 65 acres +/- for sale in Dallas County, AL.

What is the best way to find a rural property that we might want to move to, while we still live several states away?” This was a great question posed to Dave Milton and me from an avid listener of The Land Show. Helen from Maryland said she and her husband want to relocate to about 30-40 acres in Alabama in the coming years, and wanted some insights into how best to locate the farm of their dreams. This article attempts to address a few things you can do to locate that perfect place.

There are a few questions you need to be able to answer to begin your search. This list is not exhaustive, but will get the ball rolling.

Where do you want to live? Do you have a particular city or area that you would like to own property near? If you are moving from out of state, you may be selecting a site based on proximity to an employer, some relatives, or quality medical care. By the same token, you may be wanting to move to a rural setting, but are not confined to a certain city. If that is the case, the next question is important for narrowing your choices.

Wilbourne Lake Farm for sale in Perry County, AL

What do you want to do on your land? Helen’s dream is to own a property where she can have chickens, a few cows, and maybe a pig. She probably wants a good garden spot and a place that will grow some berries and fruit trees. I hear that all of the time, and it resonates with me because my family lives exactly that way. You know the things that are important to you, and sharing those with a local broker will help you identify properties you may want to consider.

Earlier this week a retiring attorney who wants to move back to Alabama contacted me, and said it is important that he and his wife be able to shoot firearms on their property. We have a special new property in Shelby County that has a shooting range as part of the gated community. If the What is more important than the Where, you definitely need to clearly identify and share your objectives for the new property. Knowing what you can and cannot do in a given area will help narrow your search for prospective properties.

1149 acres for Sale in Dallas County, Alabama

What is your budget for the purchase? How much are you willing to spend on your land purchase? This is a number you need to determine BEFORE you start driving around looking at properties. You should also be willing to share your budget with an agent so that they can help you identify properties that are a good fit for you.

If financing is going to be a part of your purchase, ask a broker for information regarding a good land lender. In Alabama, we mainly deal with two great companies that specialize in rural land loans: First South Farm Credit and Alabama Ag Credit. Farm lenders typically require a 15% to 20% down payment, and the interest rates are slightly higher than a residential mortgage. Each of these lenders has several programs that should be able to help you easily make your purchase.

These days, searching for land is easier than ever online. There are some great land listing sites that allow you to find available properties. We use LandsofAmerica, LandWatch, LandandFarm, LandFlip, and of course our own site SELandGroup.com. All of these sites have filters that allow you to narrow or expand your search based on criteria that are important to you. These sites are helpful in getting an idea of what is available, what land prices are for listed properties in an area (notice I didn’t say what it sells for in an area), and who are the brokers that specialize in land in that area.

The best advice I can offer for someone living in a different state that is looking to move is to find a broker you can trust that specializes in helping people buy and sell rural land. There are so many things that you do not know about the laws, customs, and opportunities in unfamiliar territory, that you need a reputable and seasoned guide to help you. You need someone that can help you navigate the potential pitfalls associated with all of your unknowns. Look for brokers with good reviews on social media sites like Facebook or Linkedin, ask for referrals from friends and family, or interview several candidates and choose the one that seems the best fit for you.

There are Realtors that focus on helping people buy and sell land. Many of these brokers belong to the Realtors Land Institute (RLI)which is a trade organization for those among us that focus mainly on brokering land. The most accomplished land brokers are recognized with a designation from RLI, and are known as Accredited Land Consultants (ALC’s). ALC’s have undergone rigorous education and professional examinations before they can earn the designation. These are people that demonstrate knowledge, experience, and professionalism when it comes to land transactions. You can search for RLI members and ALC’s on the Realtors Land Institute website.

Dealing with a broker or agent that you can trust, who specializes in land, will help ensure your land purchase is what you have been dreaming of. Find someone that is competent in land, has a servant’s attitude, and is knowledgeable about the area that you are searching in. That is a recipe for a successful transaction.

I hope this gives you a few steps to get you started in your search for the property you’ve been dreaming of owning. Our experienced team at Southeastern Land Group would love to help you with any of your land buying or selling needs. Please feel free to contact our office at 866-751-LAND, and Jeanne or Susan will put you in touch with the right agent for your needs; or feel free to contact me directly with any specific questions. Thank you for reading, and please Share this article with your friends.

Written by: Jonathan Goode who is an Accredited Land Consultant (ALC), and is passionate about helping people buy and sell land. Jonathan is a licensed broker in Alabama and Mississippi.

“I want to sell my property, what do i need to do?” This is a common question this time of year. Its getting hot, summer is practically here, but i need to sell my property…

Preparation and planning is key to anything. Whether its a sporting event, going on vacation, or planning for your retirement….it is no different with selling land. In order to have a successful listing and selling experience, you have to have a plan from the start. If you fail to plan, you better plan to fail.

Any time someone calls me and says “Ive got some land I want to sell, what do i need to do?” I always respond, “well, you have already completed the first step.” First thing on the list is to call a experienced Land Agent. At Southeastern Land Group we specialize in selling farmland, timberland, recreational properties, investment property, and agricultural land. We have agents living in Alabama, Georgia and Florida that are ready to create results for you. We are licensed to sell in AL, GA, FL, MS, and TN. Every property is unique in its own way, therefore, not every property needs the same preparation before it hits the market.

Historically, late Spring and early summer can sometimes drag a little longer in the time frame it takes to sell property. Does that mean its a bad time to list during the summer? ABSOLUTELY NOT! In fact, its one of the best times to list your property because we have all of the Outdoor Expos, and Outdoor Shows during the summer and its a great opportunity to get you property in front of thousands of eyes that i will not get any other time of year. However, with the knowledge and expertise we bring to the table, we can help you make your property attractive year round. I actually like summer time listings because it gives me a chance to do some things that nobody else does. We can make recommendation that will take your property from being simply “another listing”, to something that is highly sought out, and stands out compared to other properties. We can help you make the right decisions as far as what improvements needs to made, what work (if any) needs to be done, and how to best market your particular property. Sometimes property is turn key and ready to hit the market and if so, thats great. Most improvements are small, low in cost, and can be done rather quickly. However, these small improvements can make a BIG DIFFERENCE when they are side by side with other like kind properties.

Some land owners may ask “How, do you know this will help. And how do you know this is going to draw more attention to my property?” We work with buyers day in, and day out. We listen to what exactly they look for in a property. With the ability to know what a buyer is looking for, and what a seller has to offer is what makes a sales traction process run smooth.

If its time to put your property up for sale, we have a proven track record to help get the job done. Don’t call just any real estate company….consult with the experts that specialize in what you have to sell. We are here to not only help, but to create results.

Remember the “5 Steps to Selling Your Property”
1.) Contact Me
2.) I’ll handle the rest

WRITTEN BY: John Morris, Land Agent

A property we divided into four parcels and sold small tracts.

Is it a good idea to divide your rural property to help it sell? That question can only be answered once the landowner determines their objectives, and if the characteristics of the property lend itself to division. Each property should be evaluated on a case by case basis to determine if a division will help the owner make the sell.

Recently I have made recommendations to two different land owners about whether they should offer their properties as a whole or divide them and market them separately. Both tracts share many similar qualities: each has state highway frontage, a cabin, a lake, and they both join the national forest. In my property evaluation and marketing proposal I suggested that one owner divide his property and the other I recommended that he offer it in its entirety.

The decision about whether to offer your property in multiple tracts or to sell it in its entirety should be made based on what your objectives are in selling the property. Is your goal to generate some immediate revenue? Perhaps your goal is to liquidate an asset that is in another state so as to remove all liabilities associated with it. Do you want to get the highest possible price for a property no matter how long it takes, or do you simply want to dissolve a partnership quickly and move on with your life?

Here are some considerations I take into account when advising clients about dividing the tract:

Here is when I would consider dividing the property:
1. If you want to maximize returns on the property and the number of days on the market is not really a consideration.
2. The property is large, and offering smaller parcels increases the potential buyer pool. (Because there are more buyers that can afford a $50,000 tract than a $500,000 property.)
3. You need to generate some revenue quickly, and the odds of selling a small parcel are good.
4. There is a market for mini-farms or small estates that would justify breaking your tract up.
5. An adjoining owner wants a portion of the property and brings a bag of cash.

I would advise against dividing a property for selling it if:
1. One of the divided parcels would be a liability or would be unlikely to sell if the more desirable piece is sold first. (Then you may be stuck with a “dog” forever.) Use the good tract as leverage to make someone buy the undesirable one too.
2. The costs associated with closing a small parcel of land are not justified by the sell price.
3. By dividing your land, the piece you sell adversely affects the property you are going to keep. (ie.. lose road frontage, increased cost to connect to utilities, lose farming capabilities, give up access to a water feature, etc…)

When considering how to divide a property, these are things I generally look for when making a recommendation:
1. Natural divisions such as creeks, canyons, fields, forests, and other topographical features that would make a dividing point?
2. Logical divisions such as roads, fence lines, fire lanes, varying ages of timber stands.
3. Surveyed boundaries

A few other things to consider would include the costs associated with dividing it. A survey can be expensive as well as closing costs and real estate fees. Make sure you examine the estimated net sheet closely before agreeing to divide and sell.

I hope these tips are helpful when considering whether to divide your property or not when putting them on the market. The decision can really only be made based on your objectives and the features of your property. I would welcome the opportunity to discuss your property, and how we may be able to help you get top dollar when the time comes to sell.

Written by: Jonathan Goode who is passionate about helping people buy and sell land. Jonathan is an Accredited Land Consultant (ALC) and a licensed broker in Alabama and Mississippi.

Patrick Jones, owner of Phat Farm Outfitters, in Eutaw, Greene County, Alabama is our special guest on this edition of The Land Show. Patrick recently hosted Dave and Jonathan, as well as Dave’s father, Dr. Jimmy Milton and his son, Josh for some fun bass fishing in his stocked lakes. The group took home over 30 bass and Dr. Milton caught a nice one that went over 7 lbs. (They left the camera in the truck!) Patrick offers guided deer hunts, duck hunts, and some pretty darn good bass fishing.

Josh Milton with a keeper bass.

Robert King shares the benefits of aerial mapping in our Farmland Report. Kyle Ingalls talks about the effects of Canadian timber tariffs on timberland in the Southeast in Timber Talk. John Morris shares a great new property for sale on Pioneer Lake in Shelby County. Tim Baker shares about a recent speaking engagement in Franklin County that meant a lot to him.

Bonus Recipe!

A few of the keepers from Phat Farms last week.

Dave filleted the fish, and Jonathan took home the bass fillets to his wife Whitney. Last week they cooked them on the grill, and here is the recipe Johnny used.

  • 8 bass fillets laid onto 4 small squares of aluminum foil (2 each)
  • Add a pat of butter to the top and bottom of each square
  • Sprinkle fresh cracked salt and ground black pepper the fillets
  • Fold the foil squares to seal in the juices
  • Grill for about 5-6 minutes on each side over medium heat

The fish were so fresh and moist, it was amazing. Be sure to couple that with some Conecuh sausage as an appetizer and the veggies of your choice. You’ll be glad you did!

Johnny’s bass fillets, Conecuh Sausage, and asparagus

Join us again next Saturday morning for The Land Show. You can find your station and times here, or if you want to catch up on past episodes, please find our podcasts.

By now many of you may have seen the Facebook posts about this beautiful new farm listing in North Florida. If not, you can get all the information on our listing page: selg.biz/8716 (main narrative copied below). As one of the listing agents, I wanted to take a few moments to talk more about my impressions of the property – why I think this is one of the most beautiful properties and best values currently on the market.

I’ve been active in North Florida rural land sales for going on 4 years now, and that time has afforded me many opportunities to explore beautiful properties. Florida is known for its beautiful beach communities and tourist attractions, but it is also home to some of the most exquisitely appointed rural properties in the Southeast. Campbellton Farms is one of these properties. Anyone that has ever driven the US-231 route from Alabama to Panama City would have been hard pressed to ignore this property as they drove past. For nearly two miles along the highway, the passerby is afforded a lovely view of rolling red clay farmland, waving hay pasture, ponds and open hardwood hammocks – not to mention the estate on the hill at the end of a live-oak lined drive. Those that have had the privilege of passing through the wrought-iron entrance gates can speak to the sights, sounds and smells of working farm fields, migratory birds, and an Old World landscape that is quickly disappearing in other parts of the South. Personally, to see this land passed on to a new generation of stewardship would bring me great satisfaction. The current owners have expended far greater funds on protecting, preserving, and improving this great landscape than is reflected in the asking price. This is truly a strong value for a beautiful Southern estate and working farm. I encourage anyone interested to contact us for a tour – we are more than happy to introduce others to this beautiful land.

– Daniel Hautamaki, Land Agent

Below Copied from Listing Page: selg.biz/8716


Campbellton Farms is the most beautiful turn-key agricultural estate and investment available on the market today. The farm is 766 acres of rolling pastureland and cropland, fully fenced, with open hardwood and pine hammocks and ponds, giving the property a unique Old World character. The beauty of the landscape is matched by that of the luxurious 11,000 sq. ft. estate home, which boasts 6 bedrooms/5 baths, a pool, and an abundance of superlative features. A second 2,400 sq. ft. farmhouse, large enclosed metal equipment building, and long list of included machinery finalize this all-inclusive opportunity as one of the best values in high-class country living currently for sale.

The Land

Campbellton Farms is 766 acres of highly productive rolling red-clay vistas in one of the most highly sought-after locations in North Florida. The property sits just 20 minutes south of Dothan, AL and less than an hour from Panama City, FL, along U.S. Highway 231 approximately 4 miles south of the Florida/Alabama state line. Of the total acreage, 268 acres are currently leased for hay production, 226 acres are leased for row crops producing peanuts and cotton, and 191 acres are in picturesque Old Florida hardwood hammocks, natural upland pine, and cypress bottomland. The remainder of the acreage is made up of ponds, roads, buildings and landscaping; a full set of maps are available for download in the Attachments section below. The upland soils are nearly all USDA Prime Farmland. Current lease rates are available upon request. The property’s 6-mile perimeter is entirely fenced, making this an ideal option for the horse enthusiast or cattle operator. There are 4 wells on the property providing water for all buildings, as well as irrigation for all landscaping (including the live oak and azalea-lined main drive), and an additional 10 water spigots spread around the property for filling watering troughs, etc. For the sportsman, two ponds are on the land: one 7.5-acre and one 1.5-acre, providing recreational opportunities for fishing and duck hunting, and additional irrigation reservoirs and watering sources. Each pond has a dedicated well and can be filled during dry periods to protect fish populations. The combination of high-quality hay and forage on the property and abundant shelter yield very strong deer and turkey populations. Dove fields could easily be established to increase available recreation options, and some of the upland pine would make for an ideal quail course. In short, there are no limits to the enjoyment that a property of this caliber provides.

The Estate

The elegance of the surrounding landscape meets its match in the refinement of the primary estate. Built in 2009, the 7,187 square feet of heated and cooled space with 6 bedrooms, 4 full-baths and 2 half-baths provide ample space for visitors and endless options for entertaining. For the best experience, please take our 3D tour of the main house.

Estate features include:

  • Large living room with built-in entertainment center and bookcase, built-in movie projector and drop-down screen, and floor-to-ceiling windows overlooking the patio and pool.
  • Spacious kitchen with high-end appliances, abundant cabinet and counter space and eat-in breakfast nook with pool views.
  • 5 bedrooms, 3 full-baths and 2 half-baths with large closets and windows (an additional bed and bath are in the pool house).
  • Butler’s pantry with decorative cabinetry to house fine china, silverware and table settings, and cellared wines.
  • Large laundry room with additional cabinet space, sink, and counter space. Would make a great flower-arranging space.
  • Separate office room with large windows providing light and views out over the pasture.
  • Exercise room with floor-to-ceiling mirrors.
  • Concrete-walled “safe room” with dedicated air vent and phone line.
  • Hardwood floors, 12″ molding, recessed lighting, and more finishing touches than can be listed.

In addition to the luxurious living space, the estate boasts a beautiful heated pool and hot tub with views of the pasture and hardwood hammocks, complete with pool-side terrace and separate pool house, with a finished bedroom and bath, additional poolside kitchen and bar, and storage space. There is a built-on 3-car finished garage, as well as another separate 2-car carport with an enclosed workshop, and enclosed generator room which houses a Cat whole-house diesel generator designed to come on automatically in case of power failure. These structures bring the final covered area to just under 11,000 sq. ft. The estate comes complete with a dedicated security system, and flood-lighting that provides visibility for the grounds around the estate at night. The grounds are fully landscaped, irrigated and manicured, designed to increase in beauty over time.

Separate from the main estate, there is also a 2,400 square foot (heated and cooled) traditional farmhouse on the grounds, built in 2007. It provides 4 more bedrooms and 3 baths for visiting family, a groundskeeper, or as a quaint country rental house to increase property income. The house is very well-kept and move-in ready. It provides views out over the larger pond. It also contains a 2-car garage and landscaped/irrigated grounds.

The Equipment

Campbellton Farms is a truly turn-key investment, and comes with everything you need to maintain the property. Additional improvements to the grounds include a 100’x50′ enclosed metal storage building with office, bathroom, and power. It adds more covered space with a built-on lean-to, and there is another 30’x95′ pole barn nearby. A complete list of equipment included in the sale is available for download in the Attachments section below. Highlights include:

  • Two John Deere tractors with comprehensive list of implements
  • Two farm trucks
  • John Deere 650J bulldozer
  • Kodiak 5-ton dump truck
  • Altec 50-foot boom bucket truck
  • Kubota Zero Turn mower
  • A variety of heavy-duty tools including chainsaws, pressure washers, welders, generators, and more
  • See full list in the Attachments section below


Campbellton Farms is one of the finest properties for sale of any type in the Southeast. Its combination of productivity and luxury create a value picture worthy of consideration by any serious buyer of agricultural estates. In addition to the income production, the nearly 2 miles of Highway 231 frontage and development potential present an opportunity for a conservation easement for anyone interested in tax reduction holdings. Furthermore, the State of Florida does not have an income tax for Florida homesteads and buyers from out of state could potentially see additional tax savings should they move. Add to these investment characteristics the sheer beauty and recreational opportunities, and the compelling case for owning this land is clear. To schedule your tour of Campbellton Farms, please give us a call today.