Welcome back to The American Land Man Podcast, where we talk about buying, managing and selling American land.

In this episode, host Neil Hauger and co-host Jeff Fern are back in the studio for a two-man conversation on the inventory shortage, the marketing behind Bone Lake 196 and Polk 62, and Neil's plans for Kansas muzzleloader season.

We Discuss:

• Why land inventory is tight nationwide and what's actually causing it
• How capital gains exposure freezes long-term landowners into inaction
• The way 1031 exchanges and DSTs can create more paralysis than clarity
• Why debt-free farmers have no financial pressure to ever list
• How family disagreement kills more land deals than price ever does
• Pricing a 196-acre Polk County tract at $3,750/acre in a $5,500/acre market
• Solving corner-touching forties with a neighbor easement to unlock title insurance
• Building turnkey micro hunting farms and what the improvements really cost
• Why buckwheat beats spraying for cleaning up weedy ground before fall plots
• How to run flip math on out-of-state acreage before you ever walk it

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Andrew Short.

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

And So Much More!

Connect:-https://bit.ly/NeilHaugerWhitetailProperties-https://bit.ly/NeilHaugerFacebook-https://bit.ly/NeilHaugerYouTube-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeff Fern.

We discuss:

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

And So Much More!

Connect:-https://bit.ly/NeilHaugerWhitetailProperties-https://bit.ly/NeilHaugerFacebook-https://bit.ly/NeilHaugerYouTube-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with another monologue.

We discuss:

• Neil shares the story behind his very first land investment.
• Why most people never buy their first property.
• The conversation with Dan Perez that changed Neil's mindset.
• How improving land creates equity.
• Why cleanup alone can dramatically increase value.
• The power of subdividing larger parcels.
• Why emotion can hurt investment decisions.
• How Neil marketed the property for maximum value.
• The first investment produced a $60,000 profit.
• Why buying, managing and selling land became his long-term strategy.

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeff Fern.

We discuss:

• Jeff sold personal assets to raise his first land down payment.
• Recreational land ownership starts with discipline, not wealth.
• Small acreage properties can create strong demand from buyers.
• Strategic pricing can create multiple-offer situations.
• Documenting improvements adds value when it's time to sell.
• 1031 exchanges can help owners scale into larger properties.
• "Ugly" properties often hold hidden potential.
• Side hustles can accelerate land ownership goals.
• Good neighboring landowners can be invaluable resources.
• Land ownership provides both financial and lifestyle returns.

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Jeremy Lopez.

We discuss:

• Jeremy bought his first house around age 21 or 22.
• Military service helped shape his discipline and goals.
• VA loans became a major financial tool for him.
• Rental properties helped create cash flow.
• He used a HELOC to help buy duplexes.
• His first hunting property was 40 acres in northern Wisconsin.
• He focused on affordable areas with better margins.
• He improved trails, food plots, blinds, water, and access.
• Strong video marketing helped sell the property fast.
• He expects a check around $57,000–$58,000 before taxes.

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Steve Purviance.

We discuss:

• Oklahoma still offers affordable trophy hunting land
• Western deer are easier to locate and pattern
• Kansas prices continue pushing buyers south
• Drainages and cover matter more than county lines
• The right land agent changes everything
• Deer visibility increases farther west
• Big western bucks often travel huge distances
• Cedars can dramatically increase hunting value
• Habitat improvements raise resale value fast
• Recreational land can build long-term wealth

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Aaron Karo. We discuss:

• Stewardship applies to land AND your body
• Buffalo County terrain creates older age-class bucks
• Great hunting farms are often found through relationships
• Mature bucks avoid pressure differently than young deer
• Recovery and sleep are critical for aging hunters
• Health care should be proactive, not reactive
• Peptides work best alongside good habits
• Nutrition drives long-term performance and recovery
• Terrain fitness matters for serious hunters
• Longevity determines how long you can hunt hard

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Brent Grosse. We discuss:

• Iowa land still offers opportunity despite major price swings post-COVID
• Entry-level farms can build massive equity through habitat improvements
• The right neighbors matter more than the farm itself for long-term success
• Habitat diversity (edges, CRP, timber) consistently outperforms monoculture
• Smaller “starter farms” can lead to larger acquisitions over time
• Most buyers enjoy improving land more than actually hunting it
• Northeast Iowa offers strong hunting with less competition than southern zones
• Water, terrain, and soil quality all drive long-term land value
• Nonresident tag changes may increase future demand and pricing
• Even overlooked counties can produce Boone & Crockett caliber deer

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram

On today's episode of The American Land Man Podcast, we are back in the studio with Rustin Hayes. We discuss:

• Oklahoma land offers Kansas-level genetics at significantly lower prices
• Big deer country isn’t always where people expect it to be
• Deer in big country can travel miles daily during the rut
• 160 acres alone rarely controls trophy deer movement
• River-bottom properties are often overhunted and overpriced
• Overlooked cattle ground can become elite hunting property
• Trail cam photos can dramatically increase resale value
• Cattle can improve habitat when managed correctly
• Land values are rising fast in emerging whitetail regions
• The best deals are found before the market fully realizes value

And So Much More!

Connect:

-https://bit.ly/NeilHaugerWhitetailProperties

-https://bit.ly/NeilHaugerFacebook

-https://bit.ly/NeilHaugerYouTube

-https://bit.ly/NeilHaugerInstagram