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In pine savannahs throughout the Southeast, “settin’ the woods on fire” is more than a classic Hank Williams tune, it is time-tested controlled burning for land management.

real estate broker davis willis
Davis Willis

“Landowners throughout the Southeast use prescribed burning to keep their landscapes ecologically productive,” said fifth-generation Georgian Davis Willis, who is a Broker for Live Water Properties based in his hometown of Albany, Georgia. “Not only is prescribed burning the most cost-effective technique available, but conscientiously applied fire opens the forest understory, sets back plant succession, helps eradicate invasive species, removes fuel loads helping prevent wildfires and increases plant diversity which improves wildlife habitat and water quality.”

Most North American ecosystems, including pine savannahs, evolved with fire. In fact, Native Americans harnessed the power of fire for agriculture and to help direct the movement of game. European settlers had a very different relationship with fire because the ecosystems they were accustomed to did not benefit from periodic burns; therefore, they maintained a fire suppression mindset.

Over time, removing fire from the landscape changed the ecosystem’s composition. Small woody species began to encroach on once open rangelands and forests, consequently changing the wildlife habitat. A classic southeastern example, among other factors, is the decline of bobwhite quail. The beloved game birds need grasslands, not woody brush species, beneath the tree canopy to thrive.

“On well-maintained pine plantations that are successfully managed for quail, the understory is open and beautiful,” Willis said. “You can see for miles.”

In areas of the Southeast, if plant succession isn’t disrupted, a phenomenon known as mesophication can occur. Previously open forests become closed and filled with shade-loving trees. Because no sunlight reaches the ground, it further destroys the plant community on the forest floor. Humidity increases, rendering the forest uninhabitable for most wildlife species.

“At that point, there is no fuel on the ground making it difficult to burn,” Willis said. “The only thing you can do to reclaim the land is to clear cut or drastically thin the trees and start over.”

Prescribed burning is the controlled application of fire by a team of experts under specified weather conditions that helps restore health to ecosystems that depend on fire. In the Southeast, the most common land management goal is managing and maintaining the understory in pine savannahs.

According to Willis, Southeastern land managers rely on cool season burns conducted in late winter to early spring prior to plant “green up” to achieve their goals. Depending on the size of the property, land managers generally burn between one-quarter of the acreage for smaller properties to one-half for larger properties in an on-going rotation, usually every two to three years. In drier climates such as those in Texas and out West, the rotation between burns is longer, because plants require rain to recover.

“In dry climates, they try to burn after it rains,” Willis said. “Over here, we try to burn before it rains.”

In addition to season, the burn prescription takes in a wide variety of factors including humidity, wind direction and wind speed. Because the Southeast is more humid, smoke does not rise as rapidly or as high as in a drier climate. As a result, smoke behavior and air quality are important concerns in the Southeast.

“If you, as a land manager, set a fire on a day that prevailing wind is going to carry the smoke cloud across a nearby highway or interstate, you’re liable for any accidents that result from that smoke,” Willis said. “Nearby towns and cities are vigilant about air quality. You can’t set a fire unless the conditions are exactly right.”

Controlled burning for land management is equal parts art and science, so it is not as simple as purchasing a drip torch and setting fire to the land. It takes planning and expertise to ensure that the burn is effective and safe. The first step is establishing the goals for the burn and identifying the portion of the property to be treated. The goals will dictate the burn’s prescription, including temperature, humidity level, wind speed, and all the other considerations.

Once the site is identified, fire breaks will have to be installed or identified if there are natural breaks such as creeks or rivers. Fire breaks help keep the prescribed fire contained and prevent it from escaping and becoming a wildfire. Safety protocols, ranging from gathering the appropriate equipment to enlisting an experienced burn team to notifying neighbors, local law enforcement, and county officials, have to be put in place. The weather and the fuel load must be monitored until the minute the fire is ignited.

“If the conditions aren’t exactly right, the burn will have to be postponed until they are,” Willis said. “It’s hard to say, ‘No go today,’ but it’s essential that the burn boss be willing to send everyone home. Discretion is always the better part of valor.”

Prescribed burning is readily available to all landowners, even those who don’t have first-hand experience themselves. In Georgia, landowners can contact the Georgia Forestry Commission and enlist a team of the agency’s professionals for a burn. Private contractors are another option for conducting a prescribed burn. Landowners can also get education and certification from several different non-profit organizations, including Tall Timbers Research Station and Land Conservancy based in Tallahassee, Florida.

Willis, who has been part of his family’s land management efforts on agricultural and recreational properties throughout the Southeast for his entire life, has seen the transformative power of well-applied controlled burning for land management.

“When it comes to prescribed fire, my best advice to Southeastern landowners is, ‘Don’t hesitate. Just do it,’” Willis said. “A prescribed burn that is well-timed and well-executed ignites a spark of land restoration and rejuvenation unlike anything else.”

Photos courtesy of Hunter Gawne – https://www.huntergawne.com/

History of American Farming and Agriculture: Past, Present, and Future

As early as 11,000 BCE, humans cultivated crops and tended animals for sustenance. The history of American farming is a testament to the dedication of farmers, ranchers, and other agricultural professionals who have shaped the land and industry. The birth of agriculture granted humans the freedom to build, grow, and create. Today, as every day, we tip our baseball or cowboy hat to those who have continued to provide us with that freedom. Live Water seeks to preserve that freedom and connect agricultural land with the people who value it.

Conventional Farming

Conventional farming in the United States dates back to the early 20th century. Industrialization, continuous farming, and methods such as monocropping led to a depletion of nutrients in the soil. This form of farming began using synthetic fertilizers, pesticides, and genetically modified organisms (GMOs) to address concerns regarding soil fertility, low yields, and a decrease in the workforce. Synthetic fertilizers, whose main components are nitrogen, phosphorus, and potassium, are used to provide lost soil nutrients. Pesticides were introduced to protect crops from pests, weeds, and diseases that could further reduce the yield. Moreover, GMOs were developed to improve crop resilience to pests and drought while enhancing their productivity. The advancements in industrial farming through scientific methods also contributed to a reduced dependence on manual labor. According to the 1880 census, 49% of workers in the U.S. were farmers, a decrease from 90% in 1862. This number continued to decline, reaching 30% of an approximately 32 million population in 1920, as young people migrated to cities. Today, the percentage of farmers in the workforce is less than 2%.

Pros and Cons of Conventional Farming

Conventional farming remains the most popular form of agriculture in the United States, continuing a long tradition in the history of American farming.. In 2021, 17,445 farms out of an estimated 2.01 million were certified organic. The reason for this is that conventional farming continues to be effective. In 2023, the U.S. had 1.89 million farms generating $267.4 billion in cash crop receipts, with corn and soybeans making up nearly half (49.4%) of the total. The livestock sector brought in $249.6 billion, with cattle and calves accounting for 40.5% and poultry and eggs contributing 26.9%. Large-scale agricultural operations utilizing modern machinery can produce higher yields without long fallow periods using synthetic fertilizers, pesticides, and GMOs, while minimizing the overhead cost of labor and creating food security at a lower cost to the consumer. However, the cost of this efficiency comes with risks. The reliance on synthetic chemicals and monocropping reduces biodiversity, degrades soil nutrients, causes chemical runoff that can contaminate water sources, and potentially long-term health concerns for humans and wildlife. While these methods increase short-term productivity and provide food for our nation at a reasonable cost, they also raise unanswered questions about the long-term impact on our health and the environment.

Organic Farming

real estate broker adam deakin
Adam Deakin

Organic farming in the United States began gaining traction in the 1940s through J.I. Rodale, founder of the Rodale Institute, and other environmental advocates, in response to concerns about the environmental and health impacts of conventional farming. As part of the evolving history of American farming, this form of agriculture avoids synthetic fertilizers, pesticides, and genetically modified organisms (GMOs), instead relying on natural methods to maintain soil fertility, control pests, and sustain yields. Practices such as crop rotation to enhance the variety of root structures for soil fertility; planting cover crops (e.g., crimson clover, black-eyed peas, and hairy vetch) to retain moisture, prevent erosion, help eradicate weeds, and attract pollinators; using a no-till or reduced tilling system to protect root networks; and fertilizing the soil with nitrogen-rich animal manure or food scraps are central to this approach.

Organic farming is gaining attention as a means to support market trends. Live Water Properties Broker Adam Deakin noted, “Both investors and farmers are looking to capitalize on the growing consumer demand for organic products and there’s a premium to be had. If someone is looking to distinguish themselves in a market, organic is a great way to do so, particularly if they are vertically integrated.” The ability to process, label, and distribute organic products allows producers to sell directly to major retailers, taking advantage of nice market potential. “Anderson Ranch is an example of an organic farm that geographically sets itself apart
from other farms with its complete isolation, offering both natural pest control and a buffer from contaminants.”

Pros and Cons of Organic Farming

Organic farming relies on natural methods that have a reduced environmental impact. With the prohibited use of antibiotics, synthetic fertilizers, and pesticides, agricultural production tends to have a lesser impact on the welfare of animals, human health, and the environment. Conversely, organic farming requires a higher workforce and more land, which can lead to further deforestation while producing lower yields that have a shorter shelf life and higher cost to the consumer. Furthermore, the transition process to become a certified organic farm is strenuous. Producers must undergo a three-year transition period where no unauthorized fertilizers or pesticides have been applied to the land while investing money and resources into rebuilding soil health, managing pests, and improving animal well-being. After the transition is completed, an Organic System Plan must be implemented and submitted to a USDA-accredited certifier, which can take three to six months to be approved.

The Future

Farmers and ranchers have been the backbone of the United States since its inception, adapting to scientific and technological advancements, economic pressures, and environmental concerns. While respecting and maintaining the land’s agricultural heritage, Live Water strives to preserve and enhance agricultural land as changes in ownership take place. Conventional farming has established food security in our nation through highly efficient methods, but raises concerns related to sustainability and environmental impact. Meanwhile, organic farming has the potential to reduce environmental impact but comes with a higher cost to consumers and financial barriers for small-scale farmers. As we continue to grow and evolve as a nation, there is hope to find a balance between the two methods to create a better and more stable future for farmers, ranchers, and the American people.

JACKSON HOLE, WYO – For 2024 and for the third time in his eight-year real estate career, Jackson Hole real estate broker Latham Jenkins has been named Live Water Properties’ Top Producing Broker, achieving this prestigious honor with an outstanding $88M in sales volume. Jenkins continues to lead Live Water’s luxury residential division, Live Water Jackson Hole, solidifying his reputation as one of the top brokers in not only Jackson Hole but the nation. Latham’s success in 2024 was highlighted by the sale of Jackson Hole’s iconic Lost Creek Ranch, which had a last asking price of $39.5M, and Granite Ranch, with a last asking price of $8.995M. Both properties received national attention, ranking among the most-viewed articles on Mansion Global this year. Live Water Properties was the only firm with two properties featured on this prestigious list, and Jenkins was the sole individual broker to achieve this recognition twice.

“I do not know of another Broker in the business who works harder for his clients than Latham,” says Live Water Properties CEO/Founding Partner Alex Maher. “The countless hours he spends on these legacy projects shines through our marketing efforts and produces the most desirable results year after year.”

In addition to his record-breaking sales, Jenkins’ influence extends into the coming year. He has already secured two marquee listings for 2025: Antlers Ranch, listed at $85M, and Red Hills Ranch, listed at $65M. These legacy properties showcase his ability to represent some of the most exclusive real estate in the market.

“Latham finds a way to uncover the story of a property and accurately tell it to the audience like no other broker in the field,” says Live Water Properties COO/Partner John Merritt. “It is awesome to see his continued success, and we are thankful to have him on Live Water’s team.”

This marks the third time Jenkins has been named Live Water Properties’ Top Producer, previously earning the title in 2021 and 2022. In 2024, he was also recognized as a finalist for the prestigious Inman Gold Club Award, further cementing his status as an industry leader.

“Latham Jenkins has an unflinching ability to read situations properly for a buyer. He pays attention to the smallest details for a seller,” says Live Water Properties CFO/Founding Partner Macye Maher. “Good luck in 2025, Latham—we cannot wait for another successful year collaborating with you.”

Live Water Properties is a land and ranch real estate brokerage specializing in premier fly fishing, hunting, ranching, recreational, and conservation land. With $3.5 Billion in closed deals, they are uniquely qualified to assist in all aspects of ranch ownership. Since their inception in 2001, Live Water Properties has grown into a 25-person, 15-state land brokerage firm. They are represented throughout the country with Brokers in the Rocky Mountain West, Pacific Northwest, Northern Plains, Texas, and the Southeastern United States. The team at Live Water Properties is distinctly qualified to connect clients with their dream properties.

Latham Jenkins, a nationally ranked professional real estate broker, has been a consistent leader in Wyoming’s luxury residential market. Recognized as the #1 agent in individual residential sales in Wyoming (2021) and #2 in 2022 and 2023, as ranked by Real Trends, Jenkins brings unparalleled expertise to showcasing Wyoming’s most coveted properties. His ability to craft compelling narratives for listings and connect with buyers on a global scale has established him as a preeminent name in the industry.

real estate broker latham jenkins giving property tour on horseback


Combining his sales leadership with an unmatched passion for Wyoming’s natural splendor, Jenkins consistently elevates the profile of the state’s most exceptional real estate offerings. For more information, please visit: Latham Jenkins – Live Water Properties.

John Merritt
COO/Partner/Responsible Broker John Merritt

Ranch real estate market trends have shifted in 2024, offering valuable insights into pricing, inventory, and buyer behavior that will shape the industry through 2025.

“From my perspective, in 2024, our industry moved past the 2021-2023 Covid pandemic market,” said John Merritt, COO/Partner/Responsible Broker of Live Water Properties based in Jackson Hole. “Overall, the market was more balanced and followed historic trends more closely than it had since the pandemic.”

“Historically, during a presidential election year, the rural real estate market is a bit off because people take a ‘wait-and-see’ attitude,” said Merritt. “For us, 2024 defied history, and we didn’t experience the typical election-year market lull until October. It was a busy year for our Brokers and Agents.”

Some of the notable deals in 2024 included the 50-acre Lost Creek Ranch in Wyoming (last asking price of $39.5 million), the 2,145-acre Twin Buttes Farm in Idaho (last asking price of $15 million), and the 2,300-acre Lightwood Plantation in Georgia (last asking price of $15 million) in Georgia.

These successes came as the team represented both Buyers and Sellers. In theory and in fact, Live Water Properties is a listing-based business by design. As a listing brokerage, the team controls the marketing and the leads, creating the greatest opportunity to bring a deal to fruition for the Seller.

This past year, ranch real estate market trends show 61 percent of the transactions by volume were on the Seller side of the equation. According to Merritt, this fell within the firm’s historic norms and signaled a shift from 2023 when, for the first time, the majority (52 percent) of the firm’s transactions were on the Buyer side of the deals.

In October, when activity slowed a bit, Merritt noted that interest in rural land did not wane, but that dealmakers began to encounter a lack of conviction in the marketplace as the election neared. Negotiations began to stretch out or, in some cases, stalled. And while the change in behavior can be attributed in part to the historic “wait-and-see” attitude that accompanies presidential elections, Merritt suggested that increasing inventory could be a factor as well.

When the Live Water team gathered for its broker workshop in mid-May, the company was experiencing incredible momentum. Since then, their inventory has tripled, driven by the trust of clients and our commitment to results. At the same time, they successfully represented 28 sellers this year, demonstrating their ability to not just grow but also deliver exceptional outcomes. The firm is entering 2025, with several exceptional, once-in-a-lifetime properties, including the 16,532-acre Antlers Ranch in Meeteetse, Wyoming (listed at $85 million) and the 190-acre Red Hills Ranch in Jackson Hole, Wyoming (listed at $65 million).

“Inventory across the nation has grown,” Merritt said. “We’re seeing more Sellers, including Baby Boomers making meaningful legacy decisions, enter the market and provide Buyers with a greater range of opportunities.”

The ranch real estate market trends started earlier in the year but has picked up steam. Merritt anticipates that it will continue into 2025, creating a more balanced market. Currently, inventory is increasing, Buyer and Seller behaviors are changing.

“In my experience, after a really hot market, the gap between Buyer and Seller is very wide,” Merritt said. “Then, we go through a transition period where their expectations move closer to one another. Finally, a balanced market is established when expectations on both sides are closely aligned.”

Merritt predicts winter, a traditionally slow season, will come and go, and by spring people will return to a business-as-usual mindset post-election. For him, the big question for 2025 is: What will Buyer activity do?

“Ultimately, ranch and recreational real estate is a supply and demand business,” Merritt said. “Supply is increasing. If the number of Buyers stays high, the market will continue at a strong pace, but if the number of Buyers decreases or Buyers decide to invest in other assets, the market will reflect those choices as well.”

Although it’s too early to call it a Buyer’s market, a more balanced market means that accurate pricing is essential for Sellers. Gone are the days of posting a picture online and getting three above-asking-price offers by sundown.

“Premium properties will always bring premium prices, but other types of properties need to be priced according to market realities,” Merritt said. “Sellers need to understand that the overheated market of COVID is gone, which means that price sensitivity is once again a major factor in the marketplace. Sellers need to level-set their expectations if they don’t want to suffer through a series of price reductions and have a property that lingers on the market.”

Whether buying or selling, Merritt said it’s a good idea to work with a Broker who is knowledgeable in the location of interest. On the Buyers’ side, many transactions are still occurring off-market, and the only way to find them is to have a trusted insider. On the Sellers’ side, it’s important to recognize that the market is much more balanced and potentially moving toward a Buyer’s market. So, choose a Broker who understands the true value of what you have and can activate a Buyer’s pool with a supportable price.

“Overall, I think it’s going to be a very dynamic market where things could evolve quickly,” Merritt said. “Whether you’re a Buyer or Seller, I’d advise you to know exactly what you want to do—and do it with conviction.”

A Snapshot of the Southeast

Southeastern Market Director Bill Calton
Southeastern Market Director Bill Calton

One of the firm’s most significant accomplishments that contributed to shifting ranch real estate market trends for 2024, is the successful expansion into the Southeast. The effort began in March 2023, when Bill Calton, based in Chattanooga, Tennessee, was hired as the Southeastern Market Director. His four decades of experience in the real estate and timber industries throughout the Southeast made him a natural choice to oversee and orchestrate Live Water Properties’ expansion.

According to Merritt, the expansion made sense for many reasons. Many of Live Water’s clients live in the Southeast and own recreational property in the Mountain West.

“By establishing our presence in the Southeast, we are attuned to the market in both places and stay close to our clients who are engaged in the natural world across the country,” Merritt explained.

In addition, the Southeast, because of its milder climate, is a year-round market, while naturally the Mountain West showings slow during winter months.

“Working in the Southeast allows us to leverage our marketing platforms and knowledge year-round, offsetting the ebb and flow of the Western market,” Merritt said.

And as importantly, Live Water’s executive team, co-founders Alex and Macye Maher, and Merritt all hail from the Southeast. Alex is from Alabama, Macye from Virginia, and Merritt from Georgia. They all still have family and deep roots in the region.

“We all came of age in the South and share a deep love of the land and natural resources there,” Merritt said. “That has to be acknowledged.”

The demographics also support the firm’s move. According to Calton, four of the five states enjoying the fastest population growth are in the Southeast—a trend that has remained steady since 2022. Americans’ reasons for moving are varied, but generally, people are leaving high-tax states and making their way to the more affordable South.

“When it comes to the overall lifestyle, the South is less crowded and more affordable,” Calton said. “The affordability extends to rural land.”

Currently, Live Water Properties is focusing on Georgia, Alabama, South Carolina, Mississippi and Florida. Tennessee and North Carolina are on the radar.

In the Southeast, clients are not only seeking out the desirable hub cities such as Atlanta, Memphis, Charleston, Savannah, and Birmingham but good, accessible land within a two-hour drive of their city of choice. Being within two hours makes a weekend getaway or even a day trip easy. The region’s varied landscape means the outdoor recreational options are equally diverse.

“Most of our clients are searching for their piece of rural heaven where they can bird hunt on a quail plantation, deer hunt in the timber, shoot ducks and geese at sunrise in the marshes or flooded timber or fish in lakes, ponds or rivers,” Calton said. “People want to get outdoors and enjoy it on their terms.”

He continued, “They want to get their nails dirty and improve a property, either by doing the work themselves or envisioning the result that guides someone else’s work. Ultimately, they want to build a place that delivers a sense of arrival.”

Since signing on, Calton has hired two Brokers, Jon Callaghan, based in Atlanta, and Davis Willis of Albany, Georgia. The duo joined the firm in late 2023 and already have $40 to $50 million of deals working right now.

Merritt said, “It’s a sign of a maturing business. We’ve established ourselves and grown quickly in the Southeast by having the systems to support our people and continuing to do our jobs the best we can every day.”

As Calton looks at 2025, his advice for Buyers looking for land in the Southeast is simple.

“Don’t spend too much time looking around after you find something you like in hopes that you’ll find a deal,” Calton said. “Demand throughout the region is strong, and if you find something you like, you should act on it, or you’ll likely lose it.”

For Sellers, his advice echoes Merritt’s, even in the high-demand Southeast.

“The market has normalized,” he said. “Be realistic about the listing price. Then, be patient. If you have a good piece of property at the right price, it will sell.”

In the Right Places

While the geography, the geology, the cultures, and the lifestyles of the Mountain West and the Southeast are vastly different, they have two things in common. People want to be there. And when they are in those places, they want to be outdoors.

“Whether it’s the Mountain West or the Southeast, we know the land, we know the lifestyle, and we know the market,” Merritt said. “We live it. We love it. And that makes us good match-makers for Buyers and Sellers.”

Regardless of where Live Water Properties’ team members are working, their goals are the same year after year.

“As always, our team keeps their eyes on the job and dedicates themselves to knocking it out of the park for every client, every time,” Merritt said. “Successful clients make for a successful business year after year.”

Wildlife is not only valued, but valuable.

“In the early 1900s, Americans began to value our wildlife resources as President Theodore Roosevelt led the charge that brought the nation’s big game and game bird species back from the brink of extinction,” said Matt MacMillan, an Associate Broker for Live Water Properties based in Jackson Hole, Wyoming. “Over time that appreciation has grown, which means that today wildlife has become a quantifiable asset that adds value to a property as well as a treasured natural resource.”

MacMillan is a lifelong student of wildlife. He grew up in the mountains of New Hampshire hunting, flyfishing and skiing. After graduating from University of New Hampshire with a degree in wildlife management/environmental conservation, he moved to the Mountain West to pursue his passions and landed in Jackson Hole, where he has now lived 27 years.

Despite a lifetime of studying and appreciating wildlife, the results of a survey of visitors to Jackson Hole surprised him. In the heart of national parks, world-class downhill skiing and luxury amenities, visitors identified wildlife viewing as the number one reason they came to the area.

“Those findings underscored how essential wildlife is to the American experience—and that directly translates into recreational ranch real estate,” MacMillan said.

Recreational, sporting, and wildlife ranches, like beach houses or luxury ski residences are not necessities, but emotion-based purchases driven by the human need for connection. These properties generally create the opportunity to connect people and the outdoors. For those seeking a recreational wildlife ranch, the presence of wildlife is a driving factor.

“Whether people want to see elk in their valley, catch fish in their front yard stream or hike through their own forestland with binoculars and cameras in tow to see what they can see, it fills an emotional need for people,” MacMillan said. “The presence of wildlife creates an emotional attachment to the land and the greater outdoors, which doesn’t happen with any other investment.”

Hunting for a Recreational & Wildlife Ranch

Not everyone who buys a wildlife ranch is interested in hunting, but many land buyers are. While every buyer, every piece of property, and every transaction is different, some aspects of the process remain the same.

“Before buyers even start their search for a hunting ranch, they need to determine what their goals are for land ownership,” MacMillan said. “Their goals are going to establish the parameters of their search—and help their land professional find the piece of property that fits.”

Potential landowners need to ask themselves a few questions:

  1. What species do I want to pursue? Elk and mule deer need different habitat than upland game birds, waterfowl or trout.
  2. Will hunting or fishing on the property be limited to family and friends or will it be a commercial venture? Infrastructure requirements, especially lodging, will be different if commercial hunting is the objective.
  3. Do I want a turnkey property, or do I want to invest time, effort and money in enhancing the land’s natural productivity? Land and wildlife management is never done, but ranches like houses, vary. Some are move-in ready while others are “fixer uppers.”

While the answers to these questions will dictate the specifics of the property search, some basics hold true across species. For hunting and wildlife ranches, it’s not just location, location, location, but habitat, habitat, habitat.

“Every living thing needs ‘groceries’, water and cover,” MacMillan said. “The proportion and type of ingredients in the recipe depends on the species. The beauty of wildlife management is that we can manipulate the habitat in ways that benefit the preferred species and make them want to call it home.”

Working with a knowledgeable land professional, who not only understands your goals but also understands wildlife and habitat management, is essential to a successful search. They can help assess a property’s status as well as its potential.

Elk, for example, need dark timber, reliable water and nutritious grazing. With decades of experience, MacMillan recognizes when the timber needs to be thinned to optimize the light and space, when meadows can be revitalized by a prescribed burn and when a well-placed alfalfa patch can help elk stay on a ranch instead of traveling to the neighbors’ places.

“While I nor any of my colleagues at Live Water Properties do the management ourselves, we pride ourselves on being able to put our clients in touch with the best land management specialists in the business,” said MacMillan, noting he’d built his network over three decades in the business. “Through our network, we can help you meet your goals and ensure that your wildlife is well managed.”

His boots on the ground experience also helps him to spot opportunities that others might miss. For instance, many people assume that great elk hunting requires thousands of acres. While that is generally true, MacMillan has helped people find notable exceptions. In several instances, he’s sold 300± acre ranches with big potential because they were located on a historic migration route, contained a preferred bedding ground or backed up to a vast national forest.

“There are honey holes for wildlife,” MacMillan said. “They’re not easy to find, but if you do find one then you can accomplish your desired outcome by owning the right piece instead of owning the wrong piece that is 20x that size.”

Landowner Tags and Other Insider Info

While not everyone buys a recreational ranch to hunt, those who do are rightfully interested in landowner tags.

“When it comes to landowner tags*, every state has a different set of rules and regulations—and they can get complicated,” MacMillan said. “It’s one more reason that you should align yourself with a broker who knows wildlife.”

The essential thing for landowners to know, especially if they are even remotely considering offering commercial hunts, is whether a state’s landowner tags are “transferrable” or “non-transferrable.” In general terms, transferrable tags can be shared or sold to hunters other than the landowners, while non-transferrable tags are to be used by the ranch owner and in some cases his or her family.

MacMillan illustrates the differences using his home state of Wyoming and Utah. In Wyoming, landowner tags are non-transferrable and available for the family only. With that said, landowners can allow hunters who have drawn a tag for the area where their ranch is located come onto the property and hunt. The ranch owners may charge an access fee.

On the other hand, Utah’s landowner tags are transferrable and the economic impact of selling hunts can be significant.

“Revenue from hunting can move the needle on an annual income basis and really help underwrite the costs of running a ranch,” said MacMillan, noting that some Utah landowners choose to offer guide services and lodging for hunters. “The opportunity to take a 400-inch elk is limited and highly coveted, so people will pay a premium to get that chance. In my experience, the presence of 300-inch elk can provide a seller with a 20 to 25 percent premium over a ranch that doesn’t have that resource.”

According to MacMillan, the best source of detailed information on landowner tags is the website of the game and fish agency in the state of interest. Game wardens and other state wildlife personnel can also provide valuable information as can well-informed land brokers.

Even if landowners aren’t interested in commercial hunting, developing a working relationship with local game wardens and state game biologists is a good investment of time. Both groups of professionals are integral in the way the state manages and allocates its wildlife resources.

For instance, the state of Wyoming uses a formula to allocate tags that is based on 2,000 animal use days per every 160 acres, and tags are only available to those with a minimum of 160 acres. Ultimately, though, it’s the local game warden’s discretion that verifies the allocation.

Wildlife biologists provide technical guidance and conservation opportunities. Case in point, MacMillan was working with Wyoming landowners soon after they purchased a ranch. The landowners wanted to install new fencing. The estimate was $250,000. They talked with a local wildlife biologist who told them about a funding program.

The Wyoming Game and Fish Department, which is charged with managing wildlife resources on behalf of all Wyoming’s citizens, is a conduit for cost-sharing funds dedicated to wildlife conservation projects on private land.
The landowners’ desire to install wildlife friendly fencing on a historic mule deer travel corridor met the criteria for matching funds, cutting their costs dramatically.

“The project benefited the wildlife on the ranch for the benefit of the people of Wyoming who own the wildlife resource,” MacMillan said. “By having public support, the landowners working with the agency were able to not only save a sizable amount of money but they saved a large number of deer from getting tangled in fences and dying.”

Public-private partnerships are one more example of the multi-faceted value of wildlife. “Wildlife connects us to the essence of humanity while being a quantifiable asset that continues to add value to a property,” MacMillan said. “For so many reasons, wildlife is worthy of our attention.” Rare is the resource that intertwines emotion and economics.

*Requirements and regulations for landowner tags vary from state to state. For more information on landowner tags in Idaho, Montana, Utah and Wyoming see:

Idaho
https://idfg.idaho.gov/sites/default/files/seasons-rules-big-game-landowner-appreciation-program-2024.pdf

Montana
https://fwp.mt.gov/buyandapply/hunting-licenses/landowner-preference-sponsor

Utah
https://wildlife.utah.gov/r657-43.html

Wyoming
https://wgfd.wyo.gov/licenses-applications/landowner-licenses

Georgia’s rich agricultural heritage and diverse landscapes make it an ideal destination for those looking to own a farm. Whether you dream of cultivating crops, raising livestock, or simply enjoying the tranquility of rural living, Georgia offers a variety of farms to suit your needs. This guide to finding your dream property through Live Water Properties’ Georgia farms for sale will explore the types of farms available, delve into the state’s farming legacy, and outline key factors to consider when purchasing a property.

Georgia’s Agricultural Heritage

Georgia is a state deeply rooted in agriculture, with farming playing a significant role in its economy and culture. Known for its peaches, peanuts, and pecans, Georgia also boasts thriving livestock, poultry, and equestrian industries. Owning a farm here isn’t just about the land—it’s about being part of a community that values sustainability, tradition, and hard work.

Types of Farms Available in Georgia

When searching for Georgia farms for sale, it’s essential to understand the different property types and what they offer:

Equestrian Estates

For horse lovers, Georgia’s equestrian estates provide everything from spacious stables to scenic trails. These properties are perfect for breeding, training, or recreational riding.

Hobby Farms

If you’re looking for a smaller, low-maintenance property, hobby farms are a great choice. These are ideal for growing fruits, vegetables, or keeping a few animals for personal enjoyment.

Working Farms

For those interested in larger-scale agriculture, working farm properties in Georgia offer opportunities to cultivate crops or manage livestock. These farms often come equipped with irrigation systems, barns, and other essential infrastructure.

 

Factors to Consider When Buying a Farm

1. Acreage and Land Use

The size of the farm and how the land is zoned will significantly impact its potential uses. Determine whether the acreage meets your farming goals, whether for grazing livestock or growing crops.

2. Water Rights and Access

Water is a critical resource for any farm. Check for water access, rights, and any irrigation systems that may already be in place.

3. Soil Quality and Topography

Healthy soil is key to successful farming. Conduct soil tests to ensure the land is suitable for your desired crops or livestock. Additionally, the terrain should align with your intended use, such as flat fields for crops or rolling hills for grazing.

4. Infrastructure and Utilities

Consider existing structures like barns, silos, or fencing and the availability of utilities such as electricity and broadband. These features can save you time and money during setup.

5. Proximity to Markets and Services

Think about how close the property is to local markets, agricultural supply stores, and veterinary services. Accessibility can be a major factor in the success of your farming venture.

Why Choose Georgia for Your Farm

With its mild climate, fertile soil, and rich farming traditions, Georgia offers an unparalleled environment for agricultural pursuits. Whether you’re looking for a peaceful retreat or a bustling farm operation, the state has something for everyone.

 

Ready to Find Your Dream Farm?

At Live Water Properties, we specialize in connecting buyers with their perfect property. Explore our listings of Georgia farms for sale and contact us today and take the first step toward making your dream a reality.

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