Posted: 6/8/2026 1:40:35 PM EDT
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Closing on 40ac tract soon. Wooded with about 5ac of pasture. Nice creek running through the middle. 10ish ac looks to have been selectively logged 3-4 years ago, and the rest is untouched. About 20 min from my house. Was looking at cell cameras, but there is zero service. Already got purple paint. 
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Dan_Gray: You're right
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Get the survey and find the survey markers. I did not do that. My property had 1 out of 4 markers. The survey said the fence lines generally followed the property lines. Then I found out that the three unmarked corners were up to 5' off. Others properties nearby were up to 30' off. This is because the properties were 2 miles wide and the lines were marked long before GPS. The first fence I built had to be redone. The second survey company marked the NE corner as where it originally was. I built a fence there too and then they came back and marked the corner 4-5 ft. my way meaning I took 0.11 acres from the north neighbor. This was after they had already staked the line. They would not put it writing how they made this mistake. That property is for sale for $60k/acre. Not sure if I'm going to have to buy the sliver at whatever it goes for when the next buyers come along. I'm not moving that fence. |
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So you have a creek running through it. You must STILL find out your water rights. For example you need to know how much can you use, vs. how much you must let flow through your property. Water rights are very complex and are the oldest continuous laws in the country. In some parts of the country they predate the Constitution. In New Mexico, for example, there's constant bickering about using the Rio Grande river; we have to allow a lot of it to flow into Mexico. In NM, it's so dry that the state has put monitors on privately-owned wells! Don't take your realtor's word about it. Best of luck to you! |
87% of the time, any question starting with "Why..." is answered with "Money."
I am so tempted to lay down the melancholy burden of sanity...
"...and if you can't wait for dawn you can always light a fire."
I am so tempted to lay down the melancholy burden of sanity...
"...and if you can't wait for dawn you can always light a fire."
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Originally Posted By FrankSymptoms: So you have a creek running through it. You must STILL find out your water rights. For example you need to know how much can you use, vs. how much you must let flow through your property. Water rights are very complex and are the oldest continuous laws in the country. In some parts of the country they predate the Constitution. In New Mexico, for example, there's constant bickering about using the Rio Grande river; we have to allow a lot of it to flow into Mexico. In NM, it's so dry that the state has put monitors on privately-owned wells! Don't take your realtor's word about it. Best of luck to you! We don’t really have water rights issues in the eastern and south, unless you’re doing something stupid. With average annual rainfall in excess of 40” there’s plenty to go around (AR gets right at 50”) |
ProTip: Never pick a fight with a tree planter. He swings a hoedad for 9 hours a day, carries 30-40 pounds of seedlings on his back, and has 12-14 friends just like him hiding out on the other side of the junk butt pile. They will fuck your shit up.
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Originally Posted By DD1801: Mineral rghts? Doubtful but you never know. Check for any easements. Is the creek an actual named creek, or just a seasonal one? Mineral rights to convey. Its a named creek. Claimed to be year round. (And i found a google street view showing water in the creek in August 15 years ago) No hunting rights have been granted. Older guy inherited it 30 years ago and has not done much with it. There are some beautiful hardwood trees on the portion i have walked.Attached File |
Dan_Gray: You're right
| No knowledge of Arkansas, and each state can be different. Have an attorney do a title search for any easements and restrictions. Realtors won't know, and will just tell you there arent any. In Kentucky a few years ago, my dad did that for a property he was looking into. Realtor practically swore the parcel was restriction free. Turned out, certain livestock and carports were restricted. Another property, about 12 acres, which was farmland in the middle of nowhere, forbade motor homes and more than 2 vehicles visable. |
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Dan_Gray: You're right
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Looks like some good ground! I'm in a similar situation, buying 42 acres 20 minutes from my house. Hope to build on it in 4-5 years Coming from a construction point of view, get it perk'd by a soil scientist, that'll tell you what kind of drain field you can put in for a house, and what size house you can build. If it doesn't have an already existing well, do that too. Is power already on site? |
The OP either shut it down for the night or is in the bathroom covered in shoe polish from belt to knees trying to get the lighting right -Sierra5
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Attached File Attached File Attached File All mushrooms are edible once.
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Dan_Gray: You're right
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Originally Posted By VaultTec: No knowledge of Arkansas, and each state can be different. Have an attorney do a title search for any easements and restrictions. Realtors won't know, and will just tell you there arent any. In Kentucky a few years ago, my dad did that for a property he was looking into. Realtor practically swore the parcel was restriction free. Turned out, certain livestock and carports were restricted. Another property, about 12 acres, which was farmland in the middle of nowhere, forbade motor homes and more than 2 vehicles visable. Consult with a land use attorney. It’s money well spent. You need to determine what can be done and what can’t be done with the parcel. Also talk to the people at the county office that handles the various permits. Steep slope areas on the land? Setbacks from the property lines, steep slope areas, if present, and/or the stream for a house? Are there wetlands on the property? Your jurisdiction might require review by a stream/wetland consultant to determine the location(s) of the stream area, and whether there are wetlands present. Any environmental restrictions on the square footage of non-permeable surfaces, e.g., driveways, parking areas, houses, outbuildings, etc.? Even gravel driveways can be considered as non-permeable surfaces in some jurisdictions. Would a driveway cross the stream? If yes, an engineer would need to design a culvert, and the design could require approval. Agree with the recommendation to determine the flood planes. What are the rules for logging on the land? What’s going to be the water source? As others mentioned, find out about the water rights for the stream, versus a well, or both. My recommendations are based on my experience in my state and county, which are restrictive, and hopefully you won’t be subjected to as stringent restrictions as was my case. I lost interest in building a house, and ended up selling my parcel for a decent profit after a series of engineering, environmental studies, and surveys. “Look before you leap”. Best wishes! |
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| As other suggested a survey . Is there zoning in the area ? Will it perc for a septic ? Anything bad nearby , pig farm ? I looked at google maps aerial views before a bought mine. I would sink a t post at the property corners after the survey. Can you build on it ? Power nearby ? I know further west the county a friend has property requires 60 acres for a house because they do not want subdivisions |
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| There are a lot of suggestions regarding title inspections, perc tests, surveys, etc. Supposing you complete these and decide not to buy; you can tie up a considerable sum in these inspections. Can you then sell the results to another prospective buyer? |
87% of the time, any question starting with "Why..." is answered with "Money."
I am so tempted to lay down the melancholy burden of sanity...
"...and if you can't wait for dawn you can always light a fire."
I am so tempted to lay down the melancholy burden of sanity...
"...and if you can't wait for dawn you can always light a fire."
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Originally Posted By far_right: Mineral rights to convey. Its a named creek. Claimed to be year round. (And i found a google street view showing water in the creek in August 15 years ago) No hunting rights have been granted. Older guy inherited it 30 years ago and has not done much with it. There are some beautiful hardwood trees on the portion i have walked.https://www.ar15.com/media/mediaFiles/89054/IMG_0309_jpeg-3775599.JPG That's gorgeous. Looks like where I grew up farther east in KY. I miss it. |
Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
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Originally Posted By far_right: https://www.ar15.com/media/mediaFiles/89054/IMG_0335_jpeg-3775731.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0329_jpeg-3775732.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0325_jpeg-3775733.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0129_jpeg-3775734.JPG That looks like black walnut and if you make use of it, you and your children will benefit. Sitting under walnut and hickory trees, with my dad cracking walnuts (I ate three for every bite he got) I learned about life. No screens. No phones. Just the sounds around me and my dad telling stories and answering questions, and talking about the land. Stuff you don't get in school or anywhere else. It made me who I am and I will never stop being grateful for those walnut and hickory trees, and for the time with my dad sitting under them.  ETA: One small thing people don't think about is right of way. I'm sure somebody has told you to check on easements, but ask the width of the right of way for the road running by your property. Sometimes they can be very, very wide and you need to know that. Also, just in case, I would ask to see the long-term plans for the county/state development. Planning and zoning (or whatever the equivalent) could be about to set an airport there in ten years, and if the realtors know it, they're not gonna tell. But that's laid out in the plan somewhere. |
Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
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Originally Posted By Kitties-with-Sigs: ETA: One small thing people don't think about is right of way. I'm sure somebody has told you to check on easements, but ask the width of the right of way for the road running by your property. Sometimes they can be very, very wide and you need to know that. Also, just in case, I would ask to see the long-term plans for the county/state development. Planning and zoning (or whatever the equivalent) could be about to set an airport there in ten years, and if the realtors know it, they're not gonna tell. But that's laid out in the plan somewhere. This will be called the thoroughfare plan for your city if you're close to one, or it can be done on the county or multi-county scale (through an MPO (metropolitan planning organization). Even if the road or ROW is small now, if you're on the thoroughfare plan they could come asking later. And being on a thoroughfare is a general indication that your area is expected to develop more densely. Or that could be good in long time schedules if you're hoping your land will appreciate. Just going to the county and talking to the planning desk can get you a lot of info like this. E.g., I don't know what AR is like for how cities expand, in Texas we have ETJ (extra-territorial jurisdiction) which is a line 0.5-2 miles outside the city limits. City rules start to apply in those areas since it is expected to be inside the City sometime soon. |
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Originally Posted By mPisi: This will be called the thoroughfare plan for your city if you're close to one, or it can be done on the county or multi-county scale (through an MPO (metropolitan planning organization). Even if the road or ROW is small now, if you're on the thoroughfare plan they could come asking later. And being on a thoroughfare is a general indication that your area is expected to develop more densely. Or that could be good in long time schedules if you're hoping your land will appreciate. Just going to the county and talking to the planning desk can get you a lot of info like this. E.g., I don't know what AR is like for how cities expand, in Texas we have ETJ (extra-territorial jurisdiction) which is a line 0.5-2 miles outside the city limits. City rules start to apply in those areas since it is expected to be inside the City sometime soon. AND.. Around here it's as likely to be a new reservoir as an airport. I know of thousands of acres to my southwest. Farmland and woodland. It's already designated to be a new reservoir. But I see realty signs in yards all the time, and people buying, setting up house. The trouble is, the rate paid by the state to get that land when it's time won't be all that great. AND even more...when you do what you're doing--buy a piece of land to homestead/build/build a life--it's more than money that's invested. It's hopes, dreams, attachment to the place, love for the trees and the nature around you. Memories. All those, like the place my dad was born, could be under water (his old home is under Lake Cumberland) or under pavement or....the list goes on. So..worth checking the long-term plan. |
Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
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Originally Posted By Kitties-with-Sigs: AND.. Around here it's as likely to be a new reservoir as an airport. I know of thousands of acres to my southwest. Farmland and woodland. It's already designated to be a new reservoir. But I see realty signs in yards all the time, and people buying, setting up house. The trouble is, the rate paid by the state to get that land when it's time won't be all that great. AND even more...when you do what you're doing--buy a piece of land to homestead/build/build a life--it's more than money that's invested. It's hopes, dreams, attachment to the place, love for the trees and the nature around you. Memories. All those, like the place my dad was born, could be under water (his old home is under Lake Cumberland) or under pavement or....the list goes on. So..worth checking the long-term plan. Very good point, these plans are often set 30+ years in advance. I know friends here in TX who are under threat of this. As cities get bigger they will draw more from the resources of the countryside to keep going, and democracy is great right? Pipelines as well if you are in an oil or gas area. Private and much less predictable. I've seen so many properties in West Texas cut into pieces by pipelines, where the owners fought the whole thing (usually futile). But you can fight and usually get it routed around the edges to minimize disruption to current and future plans. The wells are a blight on the land that will last a long time too, but at least sometimes you're getting paid. Same for power lines for main lines or from new solar or wind fields. |
I would like to remind everyone that disorganized violence is never the answer. - John Carter
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Attached File Attached File Attached File We have our first trespassers. (On camera atleast) Guy brought a live trap this morning (couldnt tell what was in it) and then brought his buddy and a beer back this evening. |
Dan_Gray: You're right
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Originally Posted By far_right: https://www.ar15.com/media/mediaFiles/89054/IMG_0540_jpeg-3787215.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0545_jpeg-3787216.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0546_jpeg-3787217.JPG We have our first trespassers. (On camera atleast) Guy brought a live trap this morning (couldnt tell what was in it) and then brought his buddy and a beer back this evening. Just some good ol' boys bringing you an armadillo 
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Originally Posted By far_right: https://www.ar15.com/media/mediaFiles/89054/IMG_0540_jpeg-3787215.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0545_jpeg-3787216.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0546_jpeg-3787217.JPG We have our first trespassers. (On camera atleast) Guy brought a live trap this morning (couldnt tell what was in it) and then brought his buddy and a beer back this evening. Looks like he saw the camera. Taking the trap is a good idea OR maybe just throw the trap and leave a note that says you just bought the place and happy to meet them and shake their hands etc and share a glass of iced tea, etc. They ought to take the hint that you don't want them trapping on your place.
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Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
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Originally Posted By Kitties-with-Sigs: Looks like he saw the camera. Taking the trap is a good idea OR maybe just throw the trap and leave a note that says you just bought the place and happy to meet them and shake their hands etc and share a glass of iced tea, etc. They ought to take the hint that you don't want them trapping on your place.Originally Posted By Kitties-with-Sigs: Originally Posted By far_right: https://www.ar15.com/media/mediaFiles/89054/IMG_0540_jpeg-3787215.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0545_jpeg-3787216.JPGhttps://www.ar15.com/media/mediaFiles/89054/IMG_0546_jpeg-3787217.JPG We have our first trespassers. (On camera atleast) Guy brought a live trap this morning (couldnt tell what was in it) and then brought his buddy and a beer back this evening. Looks like he saw the camera. Taking the trap is a good idea OR maybe just throw the trap and leave a note that says you just bought the place and happy to meet them and shake their hands etc and share a glass of iced tea, etc. They ought to take the hint that you don't want them trapping on your place.It isn't their land and they know it. Not worth being nice to scum. |
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Originally Posted By DD1801: It isn't their land and they know it. Not worth being nice to scum. Just because it isn't their land does not mean they haven't had an understanding with the previous owner. I don't know of course, but neither does anybody else here except maybe OP. Making enemies when you can just as easily make friends in your new neighborhood is usually not the best way to start out. YMMV. |
Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
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Originally Posted By Kitties-with-Sigs: Just because it isn't their land does not mean they haven't had an understanding with the previous owner. I don't know of course, but neither does anybody else here except maybe OP. Making enemies when you can just as easily make friends in your new neighborhood is usually not the best way to start out. YMMV. Looking at approaching the situation from the other direction, I'd suggest contacting the prior owner and asking them about any agreement. Or more likely past issues with people. These don't look like the fine upstanding citizens that concern themselves with permission. My money is on an absentee prior owner that either was unaware or unwilling to deal with the problem. Enough interactions with people over the years on our land and property have jaded me, I suppose. I have also found that coming right out of the gate as an assertive jerk and quickly escalating to an asshole if necessary is easiest for everybody involved. OP, that is a pretty recognizable truck. If it's a small town, it probably won't be too hard to find out their information if you can do a bit of legwork. |
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Originally Posted By TexCorriente: Looking at approaching the situation from the other direction, I'd suggest contacting the prior owner and asking them about any agreement. Or more likely past issues with people. These don't look like the fine upstanding citizens that concern themselves with permission. My money is on an absentee prior owner that either was unaware or unwilling to deal with the problem. Enough interactions with people over the years on our land and property have jaded me, I suppose. I have also found that coming right out of the gate as an assertive jerk and quickly escalating to an asshole if necessary is easiest for everybody involved. OP, that is a pretty recognizable truck. If it's a small town, it probably won't be too hard to find out their information if you can do a bit of legwork. I have subsequently met the guy in the picture and exchanged cell numbers. Nice enough guy. He had dumped a possum that was living under his house. Ive met a couple other neighbors as well. Also have had 3 more trespassers on camera. One same place as Joe, and another couple swimming in the creek. You are also correct, the former owner was 80+ and in poor health. He had inherited this plot from his mother 20+ years ago and not really done much with it. Im trying to find a tractor now. |
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Originally Posted By far_right: I have subsequently met the guy in the picture and exchanged cell numbers. Nice enough guy. He had dumped a possum that was living under his house. Ive met a couple other neighbors as well. Also have had 3 more trespassers on camera. One same place as Joe, and another couple swimming in the creek. You are also correct, the former owner was 80+ and in poor health. He had inherited this plot from his mother 20+ years ago and not really done much with it. Im trying to find a tractor now. That's great! As i said, jaded |
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Originally Posted By far_right: I have subsequently met the guy in the picture and exchanged cell numbers. Nice enough guy. He had dumped a possum that was living under his house. Ive met a couple other neighbors as well. Also have had 3 more trespassers on camera. One same place as Joe, and another couple swimming in the creek. You are also correct, the former owner was 80+ and in poor health. He had inherited this plot from his mother 20+ years ago and not really done much with it. Im trying to find a tractor now. Oh that's a good outcome! Word will spread you are a good guy. It's harder with the swimmers. If that's a good hole and that's where folks go, it's hard if you don't want them there. |
Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
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Originally Posted By Kitties-with-Sigs: Oh that's a good outcome! Word will spread you are a good guy. It's harder with the swimmers. If that's a good hole and that's where folks go, it's hard if you don't want them there. Unless you do this... |
87% of the time, any question starting with "Why..." is answered with "Money."
I am so tempted to lay down the melancholy burden of sanity...
"...and if you can't wait for dawn you can always light a fire."
I am so tempted to lay down the melancholy burden of sanity...
"...and if you can't wait for dawn you can always light a fire."
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Nobody ever wakes me at 2 in the morning telling me that my grass is out on the highway.~~Radiopat
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe
Wine is sunlight held together by water~~Galileo Galilei
Well-behaved women rarely make history~~Marilyn Monroe