I found a mls listing with a bare minimum description and used google maps and the marion county pa GIS to pinpoint. Flat, newly clear, dry 10 acres square owner financed AG-1 no deed restrictions and in the middle of horse country.
2k an acre too good to be true, it was a tax sale and has no legal access. Title has been cleared with a quiet title and the owner is a realtor that is giving me a warranty deed and title insurance. Neighbor is a hay farm with no fencing and a after the driveway there is faint path along property line 600 feet to mine, along with a back road and 2 other ways through logging roads. So now I felt confident enough, sight unseen to put 500 into a contract to purchase and closing in person middle of november.
Power will be a mix of solar, wind and a wvo listroid, water will be a diy cable dug hdpe jacketed well 30ft to water, fence will be a high tensile electrified wire system, pasture will be perennial peanut. legal residence will be a travel trailer, but living outdoors with a compound of a semi-permanent 4-way campsite areas mixed with ornamental greenery in the sleep, wash and lounge and edibles in the kitchen zone.
Are you using high tensile fence on the entire 10 acre lot? From the little bit of research I did about fencing in a 2 acre plot, you're going to be spending more on the fence than you did on the land. Maybe not, though. Just curious about your plans for that. Wish you luck on the land. Sounds interesting.
12.5 ga 4000' rolls go for 100-120 and can be found local with a bit of searching. 5 rolls doing a 5' high 7 wire on a 660x660. Corner and gate posts with bracing are the most important and will be new 8x8x10` posts or good rail ties, with the rest being fractioned down in quality to 1x5' hdpe pipe droppers on ground level. Its an inexact science that depends on the land and use, so I'll add post in the centers until it feels right.
As for legal access, Its going to take some face to face talking with the main neighbor to come to an agreement. It might be simplified since I don't want power pole or utility access. With the active logging going on I can at least have simple right of ingress and egress agreement with the other neighboring properties.
the realtor owner bought it at a tax auction almost a decade ago, cleared all liens with a quiet title court action, had an agricultural tax exception for timberland and logged the trees within the last year.
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