In the realm of real estate, the old adage "Buy low, sell high" has always been a guiding principle for savvy investors. In the current economic landscape, there is a golden opportunity for those looking to invest in rural land. High interest rates have created a market where prices are more negotiable than ever before, making it an ideal time for astute buyers to strike while the iron is hot.
The Perfect Storm for Bargain Hunters
One of the main factors contributing to the unique situation we find ourselves in is the surge in interest rates. When interest rates are high, it becomes more challenging for sellers with heavy debt loads to sustain their investments. This is particularly true for those individuals who bought rural land as "flippers" hoping to cash in on a quick turnaround. With rising interest payments eating into their profits, many of these sellers are now eager to offload their properties, creating a buyer's market. The Moody"s downgrade of the U.S. debt and of many bank stocks puts further pressure on lenders who finance land flips. A further factor is that low timber prices makes it difficult for both flippers and long term owners to have any immediate cash flow.
There are many sellers who own rural land and have no debt. These owners now see an opportunity to cash out and reinvest their funds into safe higher-income Certificates of Deposit (CDs) and other potentially lucrative ventures. Many sellers will be tempted to sell at a lower price and then reinvest in a CD at 5% that is insured by FDIC. The possibility of a recession is also a motivating factor for debt free owners who can sell now and have their safely in the bank with no worry of a crash in real estate markets. Their desire to liquidate now presents an opening for those looking to purchase rural land.
Buy Low, Refinance Later
While high interest rates might seem daunting at first glance, they also present a silver lining for buyers. By acquiring rural land now at potentially lower prices, investors can position themselves for significant financial gains down the road. How? The answer lies in the possibility of interest rates declining in the coming years.
As the economy evolves and interest rates fluctuate, it is reasonable to anticipate that rates may drop in the future. By securing a property now at a more negotiable price and keeping an eye on interest rate trends, buyers can potentially take advantage of lower rates when they refinance. This strategic move has the potential to significantly reduce monthly payments, increase cash flow, and boost overall returns on the investment.
The Perks of Rural Land Investment
Investing in rural land comes with numerous benefits beyond the potential financial gains. Rural areas often boast picturesque landscapes, peaceful environments, and a slower pace of life, making them attractive for those seeking a retreat from urban bustle or aiming to develop eco-friendly projects. Furthermore, with increasing interest in sustainable living and agriculture, rural land can present opportunities for ventures like organic farming, eco-tourism, or renewable energy projects and the standard uses of hunting camps, safe havens, and weekend places. Forward-thinking investors with an eye for environmentally conscious opportunities stand to capitalize on the growing demand for such initiatives.
The confluence of high interest rates and sellers' varying financial situations has created an ideal moment to invest in rural land. Buyers can take advantage of more negotiable prices, and with a careful eye on interest rate trends, they may find themselves in a position to refinance at a lower rate in the future. Beyond the financial benefits, investing in rural land opens the door to a world of opportunities, from sustainable ventures to serene getaways.
As with any investment, due diligence is paramount. Potential buyers should thoroughly research the area, analyze market trends, and carefully assess their own financial situation before making any decisions. Nonetheless, for those who can weather the current economic conditions, this could be a once-in-a-lifetime chance to make a shrewd investment that pays dividends for years to come. Remember, in the ever-changing landscape of real estate, opportunity knocks, but it is up to us to seize it.
--- Robert W. Neill, Jr. is a sixth-generation farm and land owner and a licensed real estate broker who represents buyers of farm, land and real estate properties and is an investor in small businesses and startup companies. He can be contacted through his web site at landhungry.com
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Land for sale in Attala, Carroll, Grenada, Holmes, Leflore, and Montgomery counties. We will help you get the best possible deal at an affordable price. Robert W Neill Jr, Broker, 601-519-0075 (Mobile, Text, Whatsapp)
One of my advertising slogans is "you only get one chance to pay the right price" That is especially true in 2022 for rural Mississippi land prices. A 3 year Covid pandemic, Ukraine war, inflation, depressed timber prices, and a near recession has resulted in prices being volatile. Earlier in the year some buyers paid $2,000 for bare earth freshly cutover land which would costs hundreds per acre to replant while others have waited and are now seeing prices start to moderate with some cutover tracts as low as $1,100 to $1,200 per acre and some tracts with good plantation and mixed timber stands being priced under $2000 an acre. When I represent the buyer side of a deal I try to look at every possible factor and get the best feel of what would be the bottom dollar the seller would take under the circumstances. If we continue to have economic worries from 2022 through 2024 it will be an ideal time to buy land.