cheap land in WI, MI or elsewhere

Hi all, I have browsed permies for the past few months but this is my first official post. I am  new to permaculture but have done a good deal of reading and will be taking a PDC course in a few weeks. I am very interested in the idea of permaculture and am trying to figure out how to escape the rat race and create a permaculture homestead of my own.

I have about 15k to spend upfront and I'd like to purchase 10+ acres with a source of water and mix of woods and open land. Also, minimal building codes are ideal. Besides craigslist, is anyone aware of good sites to browse for land? If anyone has any leads please pass them my way. Any advice is appreciate. Take care.

- Todd

Google is usually your friend - try search terms like "land for sale in...", "smallholdings for sale", "farms for sale" etc.

If there are specific sites out there for WI or MI I don't know them as I'm more aware of UK specific sites.

in mid michigan where I'm at there are houses that have been for sale for years..beautiful homes with lovely land..walk by one every morning that has acres and acres of woods and open land with rolling hills and lovely house..been for sale for more than 10 years I think.

I would say contact Michigan real estate agents and banks for repos..

Try the site www. landsof(what ever state your looking in). com  However, I found due to the additional cost to put an ad online for some of these services that the sleepers and deals did not show up online.
kent

Call a few realitors and let them do the walking for you in addition to you looking around. You maky hit the local farmbureau and ask who might be will to sell off 10-20 acres with the option they can still farm the open land till you're ready to really settle in.

I agree with Brenda.  Lots to be had in Michigan.  If you want water, forest and meadows browse Mecosta, Isabella and Manistee counties.  I think you could also make out with some fabulous deals in Clinton and Shiawassee Counties.

Can't say enough about Michigan, of course. 

Thank you all for the helpful replies! I have started searching in the recommended Michigan counties and hopefully I can find a few prospects and get your opinions on them. If you come across anything please pass it my way!

-Todd

I strongly suggest that anyone looking for land to purchase take local property taxes into consideration.  You can find lists online that tell you what the property tax burdens are by state, and give state rankings.  I have a list here that I printed off about four years ago, so things may have changed a bit, but in general probably not a whole lot.  From the lowest -- Louisiana, with a median property tax of $175/year -- to the highest -- New Jersey, with a median tax of $5,352/year -- there is a big difference.  If you are going to try to make a living off your place, that difference could make or break you.  Or, if you lose your job, that difference could make or break whether or not you can keep your land and home.

In order from lowest taxed to highest, followed by median tax:

50.  Louisiana                     $175               
49.  Alabama                      $302
48.  West Virginia               $389
47.  Mississippi                   $416
46.  Arkansas                     $459
45.  Oklahoma                    $635
44.  South Carolina            $642
43.  Kentucky                     $693
42.  New Mexico                 $707
41.  Wyoming                     $737
40.  Tennessee                   $794
39.  Delaware                    $806
38.  Hawaii                         $924
37.  North Carolina            $966
36.  Missouri                      $1,012
35.  Georgia                      $1,050
34.  Indiana                      $1,079
33.  Utah                           $1,130
32.  Arizona                       $1,133
31.  Idaho                          $1,226
30.  Colorado                    $1,297
29.  Montana                    $1,309
28.  North Dakota             $1,326
27.  Kansas                      $1,337
26.  Iowa                          $1,355
25.  South Dakota            $1,404
24.  Virginia                      $1,418
23.  Nevada                     $1,445
22.  Florida                       $1,495
21.  Ohio                          $1,598
20.  Minnesota                 $1,618
19.  Maine                        $1,742
18.  Michigan                    $1,846
17.  Nebraska                  $1,889
16.  Oregon                      $1,910
15.  Texas                        $1,926
14.  Pennsylvania             $1,937
13.  Maryland                   $2,159
12.  Alaska (except areas outside Boroughs, which have no property tax)  $2,241
11.  Washington               $2,250
10.  California                   $2,278
9.  Wisconsin                    $2,777
8.  Vermont                      $2,835
7.  Illinois                          $2,904
6.  Massachusetts            $2,974
5.  Rhode Island               $3,071
4.  New York                     $3,076
3.  Connecticut                  $3,865
2.  New Hampshire (see why I don't want to move there?!?)  $3,920
1.  New Jersey                  $5,352

Obviously, some states have higher property 'values' than others do, and if you bought something on the low end your taxes might be lower than in a lower-ranked state in a more valuable property, but this will give you a fair idea of averages.  Also, property taxes will vary within a state from town to town and county to county, so you do need to check locally before buying. 

I had been looking at Maine in the hopes of being fairly close to my daughters and grandchildren in New Hampshire, but found out some things about Maine's business and sales taxes that made me really not want to live there.  Now I'm looking at West Virginia, Kentucky, and Tennessee -- farther from my family than I wanted to be, but better climate and MUCH lower property taxes. 

Kathleen

 

I might have a lead for you, Todd.  If you are still interested.

also check wexford and missaukee counties in Michigan, avoid grand traverse and leelanaw as they are pricier