Buyer Beware

I'm on a mission this morning.  There is a land company, Classic Country Land, that sells overpriced small parcels of land targeted towards homesteaders.  They have land for sale in my county in Oklahoma that I am very familiar with having grown up there.  They advertise 38" of rainfall.  On a good year we get 24".  The deceit goes on, both in what they say and what they don't say.  I've been blocked from their Facebook site for telling the truth.  Please, if you're considering one of these land parcel "deals" from this or any other company, do your due diligence.  Don't buy sight unseen.  Study the data for the area. Talk to the locals.  

Please pass this info on if you find it valuable.  Feel free to Moose me with any questions.

https://www.classiccountryland.com/properties/oklahoma-land-for-sale/hackberry-fields/

You can review them on google and share your wisdom there, too. They can write a response, which gets posted alongside your review, so being accurate and clear is most helpful.

The subdivision, development, resale, and self-financing tactics they use are sadly all too common generally accepted profit-making strategies that beyond a doubt work very well in a world of population growth. The deceit is another story. The pictures pretty clearly do NOT show a 38" rainfall area, but the language was "up to" meaning at one point there was a year that was a monsoon year, could have been 100 years ago who knows. Definitely due diligence is the burden of the buyer, but also just some liberal applications of common sense. If you are looking to buy homesteading land but don't know what that should look like, consult someone even pay someone who does know to look at it with you to point out its best traits and its downfalls and their weight in a decision like this.

Ezra, you are correct.  From the 1900's until the 2010's we  had 7 years of rain greater than 38".  During the same period we had 3 years of right at 38".  The long term average over the period is 26 to 28".   More than half of those decades had precipitation lower than that down to around 14".  I don't think we've been out of drought status since 2018.  Couple that with soil that's almost completely lacking of organic material and it can be a recipe for a rude awakening.  I think as we advise new homesteaders we are prudent to teach resilience and even compromise.  It's hard when your dreams don't quite make the cut and you're stuck with a payment and land you can't re-sell.  At the very least, don't move here without a full time job already lined up.  You won't make it selling your stuff at a farmer's market because there are none close.

AI said, `As of the first quarter of 2024, the average price of vacant land in Oklahoma was $2,635 per acre, which is a 29% increase from the 2023 average of $2,035 per acre. The price per acre of land depends on several factors, including the type of land and its location

And those folks want nearly $10,000 an acre so for that Hackberry Fields.

It is possible that they might not sell much.