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Old 09-04-2018, 06:31 PM   #1
MagicBlade
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Default Lease cost going up .........

We have been on a lease in Archer county for the last 5 years. Everyone on the lease are good land stewards and we have a good relationship with the land owner. We lease approximately 575 acres and paid $4,700 last year. We just found out that the cost went up to $6,000.

Does anyone else get yearly increases? This is a much higher increase than previous years. Does a 25% increase seem right?

Your thoughts please.
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Old 09-04-2018, 06:34 PM   #2
Jmsck12
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How many guys are on the property?


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Old 09-04-2018, 06:34 PM   #3
Sleepy
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Supply and demand at its finest
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Old 09-04-2018, 06:34 PM   #4
rut-ro
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Does not suprise me however, if it’s done this close to the season I would be upset.
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Old 09-04-2018, 06:35 PM   #5
Krivoman
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How many guys on the lease. My guess is you have any least 3. So if 3 it is $ 2000 a person. That is an inexpensive lease. So 400+ a person is minimal. If you have more than that on lease it is even cheaper.

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Old 09-04-2018, 06:37 PM   #6
Krivoman
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Quote:
Originally Posted by rut-ro View Post
Does not suprise me however, if its done this close to the season I would be upset.
This is correct. I would ask that any changes to the lease I the future be discussed in March. That way you can plan accordingly.

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Old 09-04-2018, 06:38 PM   #7
MagicBlade
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The cost per hunter is not the issue.

Just seemed high for an increase year to year.

The timing is also an issue.
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Old 09-04-2018, 06:45 PM   #8
sboudreaux
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That is a steep increase but $10 and some change an acre seems reasonable. Im guessing the landowner inquired what the per acre prices were in the area? Get something in writing preferably multiple years early next year if you can.
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Old 09-04-2018, 06:45 PM   #9
TP3
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We went from $6/acre to $8.34/acre this past year, although it was January when we found out. Still a sizable increase.

It was a bitter pill to swallow, but the ranch changed ownership so I felt we were likely to lose it entirely.

The thought of moving all that gear made the $700/man difference seem like the lesser evil. We do have it at this price for 3 years, after that we will see.
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Old 09-04-2018, 06:50 PM   #10
Hammerdown15
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Quote:
Originally Posted by TP3 View Post
We went from $6/acre to $8.34/acre this past year, although it was January when we found out. Still a sizable increase.

It was a bitter pill to swallow, but the ranch changed ownership so I felt we were likely to lose it entirely.

The thought of moving all that gear made the $700/man difference seem like the lesser evil. We do have it at this price for 3 years, after that we will see.


Our lease went up last year and is going up again next year since our properties are on different contracts. We always consider the cost to relocate when we look at increases. We always stay.


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Old 09-04-2018, 06:53 PM   #11
txwhitetail
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I don't think the % of increase is what to be worried about if it was a true market correction.

How many guns on the lease? I would guess 3 or 4 and the price per gun is still pretty inexpensive considering. Not sure what kind of game you have.
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Old 09-04-2018, 07:18 PM   #12
sbushee
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I created a self-induced lease increase of $1500. Now pay $3500. While it’s extremely high, i Was happy to pay it. Sorry it caught you guys off guard, though. Hope it works out
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Old 09-04-2018, 08:06 PM   #13
Smart
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Quote:
Originally Posted by MagicBlade View Post
Does a 25% increase seem right?

Your thoughts please.



His land so it's right to him..... just like it is your choice if it is right to your wallet or not.
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Old 09-04-2018, 08:28 PM   #14
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Someone offered him that much and he gave you the chance to match or move on.
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Old 09-04-2018, 08:30 PM   #15
kruppa24
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We are paying 15 an acre.
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Old 09-04-2018, 08:36 PM   #16
Drycreek3189
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I had a lesse in Runnels Co. for 18 years. The owner died at year five, (he was a very nice guy and I drove the six hours to go to his funeral), then I leased from his wife. She was a nice lady, but had no clue how to deal with hunters as she had never had to. We did lots of extra stuff on the place, my son and I are both heavy equipment operators, and three times I either moved a small dozer out there or rented one from San Angelo and brushed the roads back, filled up holes, corrected drainage, etc. We mowed the yard around the old house each time we mowed around our camphouse, (that I built at my expense and left when I gave up the lease). The price more than doubled in the 18 years and the last few she became harder to get along with, (things like not being able to move stands or feeders), never obnoxious, but she would drive around the place while we were hunting, which he never did. The last price increase I turned her down and she cried. What's that old saying ? Something about you don't miss a good thing until it's gone ? I even handed the lease off to a friend of mine that I knew would treat her right and be dammed if she didn't move a hoe and dozer in and start clearing for a new cross fence on the opening weekend of rifle season. He left after four years and bought a place.
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Old 09-04-2018, 08:36 PM   #17
Hoss163
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Like you said the only issue is he waited so late to tell you it was going up . But it still sounds like a reasonable price!
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Old 09-04-2018, 08:48 PM   #18
TWarren
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Leasing will be the death of hunting. No way I'd ever pay the prices asked for a lease just to sit in the same stand all season for tiny Texas deer.
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Old 09-04-2018, 08:51 PM   #19
txwhitetail
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Quote:
Originally Posted by TWarren View Post
Leasing will be the death of hunting. No way I'd ever pay the prices asked for a lease just to sit in the same stand all season for tiny Texas deer.
What are you doing on the TEXAS bow hunter ?
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Old 09-04-2018, 08:53 PM   #20
Smart
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Quote:
Originally Posted by TWarren View Post
Leasing will be the death of hunting. No way I'd ever pay the prices asked for a lease just to sit in the same stand all season for tiny Texas deer.



We leased in the mid 70s.....
My grandparents/parents had it in the 60s, 70s and 80s...


Texas deer hunting is still going pretty **** strong.....
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Old 09-04-2018, 09:23 PM   #21
brokeno
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Still sounds like a reasonable price for a lease. Agree bad timing. What's written in your signed lease by both parties about increases.
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Old 09-04-2018, 09:46 PM   #22
flywise
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Most of my lease is in a trust. Land owner ownes little less than half of what I hunt and the rest belongs to his elderly disabled sister. The court has caused my last 2 increases..
Maybe your lease is in a situation like this.
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Old 09-04-2018, 10:06 PM   #23
dbaio1
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Quote:
Originally Posted by MagicBlade View Post
We have been on a lease in Archer county for the last 5 years. Everyone on the lease are good land stewards and we have a good relationship with the land owner. We lease approximately 575 acres and paid $4,700 last year. We just found out that the cost went up to $6,000.

Does anyone else get yearly increases? This is a much higher increase than previous years. Does a 25% increase seem right?

Your thoughts please.
Current rate at $10 acre is at an average market price. With many higher.

You got a below.market rate for 5 years.

You always have the option to purchase your.own land. I assure you the cost with owning will make.$10 seem very fair.
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Old 09-04-2018, 10:08 PM   #24
Axis FMJ
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A raise every 5 years is not yearly. I think you are fine.
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Old 09-04-2018, 10:16 PM   #25
BitBackShot
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The % increase is irrelevant. If you were paying $1/acre/year and he increased it to $4/acre/year it'd still be a fantastic deal, yes?

Just be happy you got if for what sounds like less than market value for as long as you did.
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Old 09-04-2018, 10:17 PM   #26
TTU TX Hunter
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We hunt in Archer City and pay right at $10 an acre. We don’t have water or electric but we also don’t have livestock to deal with. Increases are tough, especially this close to season!
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Old 09-04-2018, 10:38 PM   #27
Tx.Fisher
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Was on a great lease in Crockett county from 1997-2010. In those twelve years the price went up over 100%. We gladly paid it cause wed managed the place to where our top end bucks were in the 150 range. We lost that lease when someone offered the ranch twice what we were paying.

More recently we were on a great lease in Llano county. There was something in the water up there, because we had 140- 150 deer on that place too. We gladly paid the yearly price increase, and put up with owners shenanigans. In four short years the landowners turned what was a deer haven, into a huge cow pasture. They clear cut the entire place and left the big oak trees, no underbrush. To top it all off they went up 150% on the price this past season. My pops and I politely told them no thanks and promptly got our stuff off. The funniest part was the owner threw a hissy fit when we told them we were getting off the lease. Now were leasless again!

Last edited by Tx.Fisher; 09-04-2018 at 10:44 PM.
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Old 09-04-2018, 10:42 PM   #28
topduarte
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This is why I have never purchased one and never will have a lease.

Just my $0.02.
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Old 09-04-2018, 10:44 PM   #29
Smart
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Quote:
Originally Posted by topduarte View Post
This is why I have never purchased one and never will have a lease.

Just my $0.02.

Why because prices increase?
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Old 09-04-2018, 10:46 PM   #30
TWarren
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Quote:
Originally Posted by txwhitetail View Post
What are you doing on the TEXAS bow hunter ?
Because I live in Texas and occasionally hunt here but always on public land.
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Old 09-04-2018, 11:08 PM   #31
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Quote:
Originally Posted by TWarren View Post
Leasing will be the death of hunting. No way I'd ever pay the prices asked for a lease just to sit in the same stand all season for tiny Texas deer.
Oh no you didn't use the word tiny talking about Texas deer did you?
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Old 09-05-2018, 01:10 AM   #32
skeeterboud
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Default supply/demand

as long as the US/TX population keeps rising, people will need places to live. less land, less access, price increases.. that said, i bought my own land 5 yrs ago... only 150ac, not big deer at all, but my wife and daughter love it... i no longer hunt horns, i pig/dove hunt and drink/cook while they hunt. i do coon and rat eradication. we still eat plenty of wild game, but don't put 'em on the walls anymore
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Old 09-05-2018, 06:54 AM   #33
mudbone
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Man, I am always surprised when someone here ask a question like yours. Everyone on here has an opinion but the only one that counts is yours. It is your money, your time, your investment and no one posting about your question is going to pay it for you!!!!! Do what you feel is right and don't give a hoot what anyone else thinks.
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Old 09-05-2018, 07:23 AM   #34
AntlerCollector
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All three of my leases went up a good bit this season. The biggest was about 20%. I was told it just got me in line with what the average cost of other leases around me are.
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Old 09-05-2018, 07:30 AM   #35
stinkbelly
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Lease prices are crazy, but when I look at it as a land owner I would never let a bunch of strangers run all over my land for only $6000 a year.
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Old 09-05-2018, 07:40 AM   #36
muzzlebrake
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I guess erbody needs to learn to be better poachers. Only cost if'n ya get caught
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Old 09-05-2018, 10:12 AM   #37
Throwin' Darts
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Quote:
Originally Posted by stinkbelly View Post
Lease prices are crazy, but when I look at it as a land owner I would never let a bunch of strangers run all over my land for only $6000 a year.
x10000000
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Old 09-05-2018, 10:29 AM   #38
dclifton
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Quote:
Originally Posted by stinkbelly View Post
Lease prices are crazy, but when I look at it as a land owner I would never let a bunch of strangers run all over my land for only $6000 a year.
AMEN! Id end up in jail!
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Old 09-05-2018, 10:34 AM   #39
Razrbk89
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Quote:
Originally Posted by stinkbelly View Post
Lease prices are crazy, but when I look at it as a land owner I would never let a bunch of strangers run all over my land for only $6000 a year.
Whew, I would! If I wasnt going to hunt it, 6k tax free would be a no brainer.
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Old 09-05-2018, 12:01 PM   #40
flywise
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Quote:
Originally Posted by stinkbelly View Post
Lease prices are crazy, but when I look at it as a land owner I would never let a bunch of strangers run all over my land for only $6000 a year.
Certainly would not be any strangers on my place ( if i owned a place ) but 6k would get a hand full of friends on it.
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Old 09-05-2018, 12:19 PM   #41
cva34
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Quote:
Originally Posted by Czechfish View Post
Someone offered him that much and he gave you the chance to match or move on.
Probaby exactly right...We were on a lease in Mason years ago..paying 400 each...time to reup land owner said he was offered 1200 each by some Lousinia.. hunters ...We could pay that and stay...We all left...A few years later I ran into Land owner ( he said he wished he would kept us at 400..them guys shot out ranch and tore up more stuff and had trash and beer cans everywhere...)
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Old 09-05-2018, 12:49 PM   #42
sharpstick35
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I don't think its the hunting lease as an institution in Texas that will harm hunting. It's been around here for far too long, many generations, without doing any harm. The problems are coming from high fence operations and good ol greed. Before too long hunting will be a sport for the landowners and wealthy if some kind of correction doesn't take place.
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Old 09-05-2018, 01:11 PM   #43
postman
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I hunted a place in what I would call coastal south texas, south of Beeville. It was a large ranch 45000 ac or so divided up into 2500 to 3000 acre pastures leased by different groups. I was strictly managed by the ranch and the hunters, including a game biologist. When I started hunting it was about the start of the strict management, there were hardly any quality deer.

Here's the kicker, after nine years of letting deer walk that you would have killed anywhere else because they weren't o.k. to shoot in the management deal, the ranch goes way up because the deer quality was so much better now than 9 years ago.

So we passed deer, fed protein year round and then got priced out because the "ranch" could get a better price because there were better deer. Go figure.
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Old 09-05-2018, 01:51 PM   #44
2B4Him
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Quote:
Originally Posted by Razrbk89 View Post
Whew, I would! If I wasnt going to hunt it, 6k tax free would be a no brainer.
Unless your ranch was operating as a 501(c)(3), exactly how would the lease payments you received be tax free? Or are you saying that you would take the money and not report it to the IRS?
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Old 09-05-2018, 02:34 PM   #45
topduarte
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Quote:
Originally Posted by Smart View Post
Why because prices increase?
I pay about $1000 a year on hunting.

Even if I did have the money for a lease, I still would not do it.

Just my $0.02
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Old 09-05-2018, 02:55 PM   #46
brokeno
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My south Texas lease between freer and Laredo in 1976 was $150. And now you'd be lucky to find a good quality lease there for $15,000. Too many rich Lawyers and doctors hunting now and regular old Joe can't keep up with the price increases.
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Old 09-05-2018, 06:43 PM   #47
MagicBlade
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Last word regarding my thread and the increase.
We have a great lease and I agree its a fair price. I didn't mean to imply that we are unhappy with the cost just the surprise increase.

For two years I was without a lease and spent $5,000 for a weekend (each year) hunt including meals and lodging. Killed an axis and a black buck, no whitetails.

A weekend verse year round access doesn't compare but it was cheaper! Didn't have to pay for gas, corn, protein, food, beverages, etc.......all year round. With that said, I prefer the year round lease.

Thanks for everyones thoughts.
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Old 09-06-2018, 08:26 AM   #48
Smart
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Default Lease cost going up .........

Quote:
Originally Posted by topduarte View Post
I pay about $1000 a year on hunting.



Even if I did have the money for a lease, I still would not do it.



Just my $0.02


You need some change for that 2cents

You say that now. If that money is there so is the temptation and possible want to compared to not having a choice..

My 2 cents

Last edited by Smart; 09-06-2018 at 08:29 AM.
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Old 09-06-2018, 08:36 AM   #49
systemnt
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When you improve the land...you have raised its value for the owner.. and you paid to do it... all for the chance at some big deer.. which you worked hard to manage, spent money to feed, went years without shooting ...all for the hopes of a shot at a mature el grande...
but usually.. right when you realize...this is the el grande year... the land owner realizes.. this is the el grande year... and hes worth more than that basket rack 8 points you had when you first got on and paid peanuts...
and he's right.

congratulations.
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Old 09-06-2018, 08:39 AM   #50
Graysonhogs
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Quote:
Originally Posted by TWarren View Post
Leasing will be the death of hunting. No way I'd ever pay the prices asked for a lease just to sit in the same stand all season for tiny Texas deer.
I'd love to hear your reasoning for this statement. Not being a smart azz, I just like to hear different points of view.
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