EAGLESTAR.NET LAND AND PROPERTY REVIEW
http://www.eaglestar.net
Issue #73
July 22, 2009

IN THIS ISSUE:
Properties of the Week:
- HI, KY, MO, & WY
Real Estate Roundup
- Land Buyer's Guide: Survey and Access
Auction News:
- FL, GA, IN, KY, OK, SC, & TN
Sponsor's Corner:
- Remote Alaska Lodge Hideaway
Buyers List Update
LandTerms.com Term of the Week:
- Drive-by appraisal


"So long as the great majority of men are not deprived of either property or
honour, they are satisfied."
- Niccolo Machiavelli (Italian philosopher and author, b. 1469 - d. 1527), from
'The Prince' (1523)


PROPERTIES OF THE WEEK
Corner Lot by Osage Beach
Warsaw, Benton County, Missouri
2.75 Acres - $3,500
This is a pretty chunk of land tucked in the woods with lots of tall trees.
There are beautiful varieties with the sun filtering down lighting up the floor
of the woods - just gorgeous. There were lots of shiny pretty leaves. It is a
very pretty setting being a corner lot sitting along two roads. Listing ID:
24537. Photos, map, and seller contact information at
http://www.eaglestar.net/cgray.html

Beautiful 3-Acre Building Site
Hilo, Hawaii County, Hawaii
3 Acres - $38,000
Tree huggers paradise, 3 acre building lot only $38,000. Financing with low
down payment, trees, ferns and wild flowers. A beautiful parcel at a great
price. Listing ID: 24538. Photos, map, and seller contact information at
http://www.eaglestar.net/hly22-.html

Scenic Cattle Ranch and 2-Story Home
100 Acres - $385,000
Columbia, Adair County, Kentucky
If you’re looking for a beautiful and well maintained home and property, this
is the one. Property features 100 acres, ideal for cattle and/or horses, being
mostly fenced pasture land with 2 ponds, springs, and a large hay bottom
fronting on Sulphur Creek. Listing ID: 24769. Photos, map, and seller contact
information at http://www.eaglestar.net/nls-.html

Gorgeous Lakeview Home and Land
Theodosia, Ozark County, Missouri
49.39 Acres - $327,750
Located on 49.39 wooded acres that front a paved state highway near Bull Shoals
Lake, this recently built 2500 sq ft custom ranch home has 3 or 4 bedrooms, 2.5
baths, and really nice appointments. You can see the lake from the hilltop
setting where the house is built. Listing ID: 25049. Photos, map, and seller
contact information at http://www.eaglestar.net/osv1-.html

Medicine Bow Hunting Lodge
35 Acres - $269,000
Wheatland, Platte County, Wyoming
This six year old log home/hunting lodge has 3BR, 2BA, great room and wet bar,
vaulted ceilings, and huge wrap around porch and veranda. The home/lodge comes
completely furnished with all utilities in place. Very strong well, high
pressure water system. Modern kitchen with fabulous view. Solar electrical and
no utility bills. Listing ID: 20757. Photos, map, and seller contact
information at http://www.eaglestar.net/stffr3-.html


REAL ESTATE ROUNDUP:
LAND BUYER'S FAQ (Frequently Asked Questions): LAND SURVEY AND PROPERTY ACCESS
Land Survey
Q: Why is it important for a property to have a survey, and what should the
survey show?
A: Without a proper survey, a prospective buyer has no way of knowing if the
parcel is the size the seller is claiming it is. The property corners or
boundaries should be clearly marked during a survey, so that the buyer can
actually see the physical extent of the property.

A survey should also show any encroachments and easements that exist on the
property, which prospective buyers should be aware of in order to make an
informed decision about purchasing the property. Before you pay for a survey,
check to see if a survey for that property has already been legally recorded.
If a new survey has to be completed, make sure it is recorded whether it was
paid for by you or by the seller.

Q: What are encroachments and easements?
A: An encroachment is an unauthorized invasion or intrusion onto property owned
by another or onto a public street. Encroachments typically reduce the size and
value of the invaded property. Examples of encroachments include improperly
located private roads and driveways, or structures such as buildings, walls, or
fences.
An easement is an interest in land owned by another entitling the holder of the
interest to limited use or enjoyment of a portion of that land. Common types of
easements include rights of way for the installation of utilities or for roads
that provide access to other lots or parcels.

Q: Is it necessary to have the survey recorded?
A: Yes. Legal recording is a process by which written instruments affecting the
title to real property are entered into a book of public records. Documents
that are typically recorded include deeds, mortgages, sales contracts, options,
assignments, surveys, plats, and so on. Legally recorded documents provide
proper public notice of the existence of such documents and their contents.
Recording is usually done by a county or parish recorder's office, but in some
areas may be done by a city, county, or parish clerk, auditor, or other such
office.

A survey contains a legal description of the land. It also provides notice of
the location of property boundaries, easements, and encroachments. Ensuring
that the survey is recorded offers some protection against fraudulent claims or
illegal intrusions made against the property or its title at a later time.

Q: Are there any situations where a survey is not legally necessary?
A: Possibly. If a parcel lies within a platted town, section, or subdivision,
it is usually not necessary to have a recorded survey. A plat is a recorded map
showing boundaries of individual properties within a development. A plat also
shows the locations of streets, alleys, and public areas. The county or parish
government where such properties are located can tell you if a property is
platted or not. However, encroachments are still possible even in platted
subdivisions, so a survey is almost always a good idea. If you buy a fenced
urban lot and are happy with its actual (as opposed to legal) dimensions, then
you probably do not need a survey of the property.

Obviously each situation is different, and there may be some cases where a
platted property needs to be surveyed. For instance, if walls, roofs, or other
structures appear to be encroaching onto the parcel, you would be wise to have
a survey done or ask the seller to do so. A survey is also recommended if the
property boundary markers are obscured by structures, vegetation, or time, and
you are concerned about getting all the real property for which you are paying.

Problems with previous surveys would also warrant having a platted property
resurveyed. In rare cases, bad surveys have been recorded on plat maps for
entire subdivisions.

Q: How can I make sure my surveyor does an accurate job?
Surveyors, like all of us, occasionally make mistakes. The surveyor you choose
should be licensed, bonded, and insured. He or she should also be able to
provide references from former clients. It's also a good idea to try to find
out what his or her track record with previous surveys has been, if you can.

Property Access
Q: If there is a roadway accessing the parcel I want to buy, will I always be
able to access my property via that road?
A: Not necessarily. The issue of access, especially to parcels of land outside
of platted towns or subdivisions, can be more complicated than it appears on
the surface. Not only should you determine whether the parcel has good,
year-round physical access, you must also make sure that the physical access
and the legal access are the same. This basically means making sure any roads
you use to access your property are in the correct physical location. If the
access to the parcel is improperly located, you may have to find another way
in, at your expense.

Q: How can I make sure the access to the property is legal?
A: First, you must determine whether the roads that access properties in that
area, as well as the access roads to your particular parcel, are public or
private. If the roads are public, platted, and maintained by the county or
other government entity, the existing access is most likely assured. The
situation becomes more complicated if the access roads are private and legal
access to parcels is granted via easements that run across the private property
of others. In cases like this, it may be nearly impossible to ensure that all
the roads that are used to access a parcel are legally located within the road
easements.

If a dispute arises, common law dictates in most areas that once a road has
been in use, a property owner must take civil legal action in order to
physically stop others from using it. In other places, the property owner must
provide an alternate route of comparable quality in order to stop others from
using a roadway. If a survey shows that the road is improperly located, you
should be prepared to move it at your expense. In many cases, the best solution
is to try to come to some sort of agreement about the road with the property
owner. If you are able to do this, get the agreement in writing and have it
legally recorded. Another option is mediation or arbitration, offered in many
jurisdictions as alternatives to court action.

Q: Is there any way to avoid situations where my property access is in dispute?
A: Not totally, but there are some steps you can take to protect yourself.
First, inquire about the property access with the seller and/or his real estate
agent. Ask the seller to sign a statement, required by some states and title
insurance companies, to the effect that the property has physical and legal
access, and that the physical and legal access are the same. Have this document
recorded. Second, have the property surveyed, and the physical and legal access
to the property described and mapped on the survey to the extent possible.
Third, obtain a title insurance policy that guarantees physical and legal
access to the property.

Of course, these tips are generalizations only and do not adequately cover all
situations, locations, or circumstances. We offer them for consideration only
so that buyers may make more informed decisions about land purchases. An old
adage is that "real estate transactions are like train wrecks - no two are ever
exactly alike".

Portions of this article were reprinted from Issues #2 (2/4/08) and #3
(2/11/08).


AUCTION NEWS
Browse thumbnail photos and short property descriptions at
http://www.eaglestar.net/Land_Auction_Calendar/index.html

Agricultural or Development Land
Auction: Thursday, July 23, 2009
Wildwood, Sumter County, Florida
359 Acres
This auction sale of Florida land features a super agricultural tract, paved
road frontage on four roads. It also offers wonderful development and
investment potential with growing commercial activity in the area. Listing ID:
24604. Photos, map, and seller contact information at
http://www.eaglestar.net/tsr.html

Wooded Home Sites Minutes from Tulsa
Auction: Thursday, July 23, 2009
Tulsa, Tulsa County, Oklahoma
50 Acres
50 acres selling in two parcels located north west of Tulsa in the Osage Hills.
Parcel 1 and 2: 30+/-ac and 20+/-ac respectively. Both parcels are wooded
offering privacy and seclusion yet minutes from downtown Tulsa. Parcels offer
opportunity for recreational use. Listing ID: 24829. Photos, map, and seller
contact information at http://www.eaglestar.net/ww2.html

Vacant Commercial Land For Sale
Auction: Thursday, July 23, 2009
Easley, Pickens County, South Carolina
1.99 Acres
Vacant Land - approx 1.99+/- acres - located on the Southwest side of Cardinal
Dr, between Bobbie Ln and Lake Forest Circle. Located near a busy commercial
area. Listing ID: 24830. Photos, map, and seller contact information at
http://www.eaglestar.net/ww3.html

Exceptional Tulsa Home For Sale
Auction: Thursday, July 23, 2009
Tulsa, Tulsa County, Oklahoma
4BR 3.5BA hidden gem in South Tulsa, tucked away on a winding residential
street. The location is convenient to all South Tulsa amenities and within
walking distance of Jenks East Elementary. Listing ID: 24831. Photos, map, and
seller contact information at http://www.eaglestar.net/ww4.html

Tennessee Recreational Land Auction
Auction: Monday, July 27, 2009
Van Buren County, Tennessee
464 Acres
* Adjacent to Fall Creek Falls State Park * 464 Acres in 10 Tracts *
Breathtaking Natural Scenery * Endless Recreational Activities * Land
Conservation Opportunity * Listing ID: 24767. Photos, map, and seller contact
information at http://www.eaglestar.net/bsn.html

Quality Farm and Recreation Land
Auction: Tuesday, July 28, 2009
Warrick County, Indiana
422 Acres
The real estate consists of 422+/- acres of high quality tillable farmland and
recreation land with a nice cabin on a beautiful strip pit lake, in the
Stevenson Station area & north east of Boonville, Warrick County, IN. Listing
ID: 24833. Photos, map, and seller contact information at
http://www.eaglestar.net/mdvs.html

2-Story Commercial Building
Auction: Thursday, July 30, 2009
Conyers, Rockdale County, Georgia
4.07 Acres
Two-story retail/flex building on 4.07+/- ac located at a signalized
intersection on Hwy 138. Multiple ingress/egress points on a major commercial
corridor in Conyers. Ample parking with 300+ spaces. The building was
constructed in 1983 with 23,800+/- sf. Current use is a church and daycare
center/school. Listing ID: 24921. Photos, map, and seller contact information
at http://www.eaglestar.net/wks1-.html

Agriculture, Country Homes, Peace and Quiet
Auction: Saturday, August 8, 2009
Live Oak, Suwannee County, Florida
115 Acres
Florida land auctions and land for sale rapidly approaching for 115 acres
Suwannee County, FL. Investment, retirement, homes, home sites, cattle, or
recreational real estate potential. Listing ID: 24606. Photos, map, and seller
contact information at http://www.eaglestar.net/ddsn.html

Some of the Best Hunting Anywhere
Auction: Saturday, August 8, 2009
Crofton, Christian County, Kentucky
433 Acres
The secret is out! Western Kentucky is a top producer for monster bucks. Don’t
miss your chance to invest in a prime 433 acre farm near Crofton, Kentucky, in
Christian County. Just 90 miles from Nashville, this tract has great turkey
hunting, too. Christian County is noted for having an annual whitetail harvest
that is 25 percent higher than its neighboring counties. Listing ID: 24917.
Photos, map, and seller contact information at
http://www.eaglestar.net/hcg.html


SPONSOR'S CORNER
Lakefront Alaska Wilderness Property For Sale
Lodge and Guest Cabins Near Denali National Park
5 Acres - $595,000
Matanuska-Susitna Borough, Alaska
Located above timberline just SE of Denali, surrounded by State Lands, this is
truly a unique one of a kind property. Currently operating as a lodge, this
could be your own private retreat or run as a business. Hunting, hiking,
wildlife nature, skiing, mushing all with Mt McKinley right out your back door.
This property has 10 structures including the main lodge/home, guest cabins,
workshop, shower/washroom, dock house, greenhouse and storage, all set up to
move into. Listing ID: 20857. Photos, map, and seller contact information at
http://www.eaglestar.net/knp.html


BUYERS LIST UPDATE
http://www.eaglestar.net/Land_Buyers_List/index.html

Find the properties you are looking for by placing unlimited free buyer's ads
on Eaglestar.net. This service is intended for serious inquiries only. It's
fast, easy, and best of all, free. Navigate to
http://www.eaglestar.net/pages/buyers.html to begin.

To contact a buyer, please call us at 800-239-3448 or 877-471-0077 or email us
at info@eaglestar.net and we will put you in touch with them. Please note this
is a service provided to EagleStar.net clients with PAID property listings
only.

Wanted: Property in NC. Please refer to buyer #25060.

Looking for bare, unused non-tillable prairie in North or South Dakota, eastern
Montana, or southern Saskatchewan and Manitoba. Will be used for astronomy,
wildlife viewing and relaxation. Parcel size from 2 to 40 acres, depending on
cost. Please refer to buyer #25050.

Wanted: Property in Wisconsin. Please refer to buyer #25051.

Wanted to buy small-medium size waterfront RV park, campground, or
resort/lodging. Please refer to buyer #25052.

I want to buy a piece of land. It must have ALL utilities on the land. I must
be allowed to park an RV on the land and live in it full-time, with no
restrictions. The land I'm looking for can be anywhere in the U.S.A. Please
refer to buyer #24928.

Wanted: Spokane County, Washington, Spokane South Hill lots or acreage. Please
refer to buyer #24929.

Wanted: 5 acres in Tupper Lake, NY area. Please refer to buyer #24933.

Looking in: Property in Anson County, North Carolina. Please refer to buyer
#24923.

Looking for property in Virginia. Please refer to buyer #24857.

Looking in: Colorado. Vacant mountain land remote secluded 35 or more acres
preferably with owner carry. Please refer to buyer #24843.

Looking in: Spokane, Washington area. Land near Spokane, Washington Cherry
Lane. Please refer to buyer #24836.

Looking in: Colorado. Looking for mountain acreage in Colorado. Preferably 40
acres or more. With or without house or homestead. Please refer to buyer
#24775.

Looking in: Wisconsin. Rural, cheap, with or without home. W/o home must be
under $40,000, w/ home must be under $80,000. Please refer to buyer #24762.

Wanted: property in Uruguay. Please refer to buyer #24710.


LANDTERMS.COM TERM OF THE WEEK
http://landterms.com
Each issue we feature a real estate, forestry, natural sciences or other
land-related term from our partner site, LandTerms.com.

This week's term: Drive-by appraisal
An informal method of estimating the value of real estate based on a cursory
examination of the property and neighborhood, such as can be done from a
vehicle. A drive-by appraisal is usually done by a real estate professional
other than a licensed appraiser, such as a broker or salesperson. Note that a
drive-by appraisal includes only the exterior of any structures on the
property, and the person conducting the drive-by appraisal generally does not
enter the parcel of real property being examined. Similar to a Broker's price
opinion.

Find thousands of land-related terms, definitions, articles, abbreviations,
quotations, and more at Landterms.com! Click on the "Categories" button at the
top of each page to see the list of over 35 categories.


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