How to Assess Hunting Land Value

Assessing land value can get really, really complicated. You could have surveyors, take soil samples, and go hog wild with the details to try to assess hunting land value. But this guide isn’t for the nerds. This is for the people who want a reliable figure they could use to help get their hunting lease business off the ground.

What you’ll find in the next few minutes:

• 25 quick questions to help you honestly look at your property
• A brief explanation of why these are important
• Tips for getting the most out of your property

That’s it! The whole process shouldn’t take more than a few minutes and there really isn’t any complicated math to do.

If you’re new to leasing your land, be sure to check out our whole information section on Understanding Hunting Leases.

How to Use the Scoring System to Assess Hunting Land Value

Ready to figure out a fair leasing price for your hunting property? It’s easier than you think. Start by grabbing a piece of paper or opening a digital doc to jot down your answers and keep track of your points.

Each of the five categories is designed to give you a snapshot of how your property stacks up in terms of value. Read through the questions in each category, pick the answer that best describes your property, and note the points for each (0, 1, or 2). 

Once you’ve worked through all five categories, sum up your total score. The highest you can get is 50 points, and this gives you a rough idea of where you stand when setting a price per acre, somewhere in the $10 to $50 range.

Location and Accessibility Evaluation

Let’s talk about how easy it is to get to your hunting property. No one wants to feel like they’re heading into the wilds of nowhere just to get to a spot. If your land is close to a town or city, it’s instantly more appealing. The quality of roads leading there and within the property itself also matters—nobody wants to spend hours digging out of mud or dealing with impassable terrain after a heavy rain. Year-round accessibility is key, because if hunters can’t reach it when the season’s prime, well, what’s the point? And don’t forget legal access. Nothing kills the vibe quicker than a property where access rights are in question. A property that’s easy to reach, no matter the time of year, with smooth roads and no legal hang-ups, is gold. The more convenient it is, the higher you can set that lease price.

Question 1: Proximity to Population Centers

How close is your property to the nearest town or city with essential amenities (gas stations, lodging, restaurants)?

1. Within 10 miles of a town or city. (2 points)
2. Between 10 and 50 miles away. (1 point)
3. More than 50 miles away. (0 points)

Question 2: Quality of Access Roads to the Property

What is the condition of the roads leading directly to your property entrance?

1. Paved roads all the way to the property. (2 points)
2. Well-maintained gravel or dirt roads; accessible by standard vehicles. (1 point)
3. Poor or unmaintained roads; may require 4×4 or high-clearance vehicles. (0 points)

Question 3: Year-Round Accessibility

Is your property accessible throughout the year, regardless of weather conditions?

1. Yes, accessible year-round without significant issues. (2 points)
2. Partially; accessible during some seasons but not all. (1 point)
3. No; significant seasonal limitations affect access. (0 points)

Question 4: Legal Access Rights

Do you have clear and undisputed legal access to your property?

1. Yes, with documented easements or public road access. (2 points)
2. Somewhat; legal access exists but with minor disputes or complications. (1 point)
3. No; access requires crossing private land without easements. (0 points)

Question 5: On-Property Navigation

Does your property have internal roads or trails that facilitate easy movement within the land?

1. Extensive internal roads or trails; easy to navigate throughout. (2 points)
2. Some internal paths; partial access to different areas. (1 point)
3. None; no established paths or trails on the property. (0 points)

Property Size and “Huntable” Acreage Evaluation

Bigger isn’t always better, but in this case, it often is. The size of your property and the amount of land actually available for hunting are big factors for hunters. A sprawling property with lots of huntable terrain gives hunters the room to roam, and more ground usually means better chances of scoring some game. Plus, the variety of habitats on your land plays a role. Diverse habitats support different species, meaning more potential targets. If your land is all one big open space, you might not have as much going on, but mix it up with forests, fields, and water sources, and you’ve got a real hunter’s playground. And let’s not forget the terrain—if it’s a nice balance of open space and cover, with decent sight lines, it makes for safer and more enjoyable hunts. That kind of space can draw in hunters looking for adventure, which, surprise, means you can charge more.

Question 1: Total Property Size

What is the total size of your property?

1. Over 500 acres. (2 points)
2. Between 200 and 500 acres. (1 point)
3. Less than 200 acres. (0 points)

Question 2: Percentage of Huntable Land

Approximately what percentage of your property is suitable and legally available for hunting?

1. Over 80% of the property is huntable land. (2 points)
2. 50% to 80% is huntable land. (1 point)
3. Less than 50% is huntable land. (0 points)

Question 3: Diversity of Habitat

Does your property offer a variety of habitats that support different game species (e.g., forests, fields, wetlands, brushlands)?

1. Yes, the property has multiple diverse habitats. (2 points)
2. Somewhat, there is limited habitat diversity. (1 point)
3. No, the property is predominantly one type of habitat. (0 points)

Question 4: Continuity of Huntable Land

Is the huntable area of your property contiguous, or is it divided into separate sections?

1. Entirely continuous, allowing for uninterrupted hunting across the property. (2 points)
2. Partially contiguous, with some sections separated by non-huntable areas. (1 point)
3. Fragmented, huntable areas are significantly separated or scattered. (0 points)

Question 5: Terrain and Vegetation Density

How would you describe the terrain and vegetation density of your property’s huntable areas in terms of providing optimal sight lines and hunting conditions?

1. The property offers excellent hunting conditions with a balanced mix of open spaces and cover, providing clear sight lines and easy navigation. (2 points)
2. The property has moderate hunting conditions with some open areas and some dense vegetation, offering limited sight lines. (1 point)
3. The property is heavily wooded or has challenging terrain, with dense vegetation throughout and poor sight lines, making hunting difficult. (0 points)

Game Quality and Abundance Evaluation

This is what hunters live for—the game itself. The more critters you have wandering your land, the better. Variety is also a big win; having multiple species keeps things interesting. But it’s not just about numbers. If you’ve got trophy-worthy animals, hunters are going to sit up and take notice. And if you’ve put some effort into game management, like habitat improvement or keeping a healthy population balance, your land will keep attracting wildlife over time. Reliable water sources are the secret sauce here—they draw in animals and keep them healthy, ensuring hunters have a good chance of success. A property brimming with game practically sells itself, and hunters are willing to pay more for the opportunity to chase after those big prizes.

Question 1: Diversity of Game Species

How many different desirable game species are commonly found on your property?
(Examples include deer, turkey, waterfowl, upland birds, small game, etc.)

1. Three or more desirable game species are abundant on the property. (2 points)
2. Two desirable game species are present but not abundant. (1 point)
3. One or none; only a single game species is present or game is scarce. (0 points)

Question 2: Population Density of Game

What is the population density of the primary game species on your property?

1. High density; game sightings and signs are very frequent. (2 points)
2. Moderate density; game sightings are occasional. (1 point)
3. Low density; game sightings are rare. (0 points)

Question 3: Trophy Potential

Does your property have a history or potential for producing trophy-sized game animals?

1. Yes, trophy-sized animals are regularly observed or harvested. (2 points)
2. Occasionally, trophy-sized animals are sometimes present. (1 point)
3. No, trophy-sized animals are rarely or never present. (0 points)

Question 4: Game Management Practices

Do you implement game management practices to enhance game quality and abundance?
(Examples include food plots, habitat improvements, controlled hunting, predator control, etc.)

1. Yes, comprehensive management practices are in place. (2 points)
2. Somewhat, limited management practices are implemented. (1 point)
3. No, no specific game management practices are in place. (0 points)

Question 5: Availability of Water Sources

Does your property have natural or artificial water sources that support wildlife?
(Examples include ponds, streams, creeks, wetlands, water troughs, etc.)

1. Yes, there are multiple and reliable water sources available. (2 points)
2. Somewhat, there are limited or seasonal water sources. (1 point)
3. No, there are no significant water sources on the property. (0 points)

Available Amenities and Improvements Evaluation

Let’s be real, comfort matters—even when hunting. If your property has a place to stay, hunters will love it. No one’s going to miss the cramped drive to a hotel after a long day in the field. Add in some utilities, like electricity and water, and it’s like a home away from home. Hunting infrastructure, like stands, blinds, and feeders, can make a world of difference too. It’s not just about having the right tools, it’s about upping the chances of a successful hunt. Internal roads and trails? They make getting around the property a breeze, which means more time hunting and less time fighting the brush. And if you’ve got some extras like game cleaning stations or even guided services, you’ve officially leveled up. All these little (or not-so-little) extras turn your land into a hunting paradise and justify a higher leasing rate.

Question 1: Lodging Facilities

Does your property offer lodging accommodations for hunters?

1. Yes, there are fully equipped lodging facilities (e.g., cabins, houses) available on the property. (2 points)
2. Partial accommodations are available (e.g., primitive shelters, designated camping areas). (1 point)
3. No, there are no lodging facilities on the property. (0 points)

Question 2: Utilities and Essential Services

Are utilities such as electricity, running water, and restroom facilities available for hunters on your property?

1. Yes, all essential utilities are available. (2 points)
2. Some utilities are available (e.g., only electricity or only water). (1 point)
3. No, no utilities are provided. (0 points)

Question 3: Hunting Infrastructure

Does your property have hunting infrastructure like stands, blinds, or feeders installed and maintained for use?

1. Yes, there are multiple, well-maintained hunting structures available. (2 points)
2. Some, there are a few structures, but they may require maintenance. (1 point)
3. No, there are no hunting structures on the property. (0 points)

Question 4: Internal Roads and Access

Are there internal roads or trails within your property that facilitate easy movement for vehicles or ATVs?

1. Yes, the property has well-maintained internal roads or trails throughout. (2 points)
2. Somewhat, there are limited or partially maintained paths. (1 point)
3. No, there are no internal roads or trails available. (0 points)

Question 5: Additional Amenities

Does your property offer additional amenities such as game cleaning stations, storage facilities, shooting ranges, or guided hunting services?

1. Yes, multiple additional amenities are available to hunters. (2 points)
2. Some, there is at least one additional amenity provided. (1 point)
3. No, there are no additional amenities offered. (0 points)

Local Market Rates Evaluation

Now, this is where the rubber meets the road—pricing. What’s the going rate in your area? If lease prices are high and there’s a good demand for hunting properties, you’ve got some wiggle room to set a higher price. If your property is near a major population center, that’s even better. More hunters nearby means more interest in your land. Local hunting regulations also come into play here. If you’ve got long seasons or generous bag limits, your property suddenly looks a whole lot more tempting. On the flip side, if competition is stiff and demand is low, you might need to lower your price expectations a bit to attract hunters. The key is knowing your market and positioning yourself just right to maximize revenue without scaring off potential lessees.

Question 1: Average Lease Rates in Your Area

How do the average hunting lease rates per acre in your area compare to the national average?

1. The local average lease rate is above $40 per acre. (2 points)
2. The local average lease rate is between $25 and $40 per acre. (1 point)
3. The local average lease rate is below $25 per acre. (0 points)

Question 2: Demand for Hunting Leases

What is the current demand for hunting leases in your local area?

1. High demand; leases are quickly taken, with potential lessees waiting. (2 points)
2. Moderate demand; leases are usually filled without much delay. (1 point)
3. Low demand; leases are hard to fill or remain vacant for extended periods. (0 points)

Question 3: Competition from Other Properties

How much competition is there from other available hunting properties in your area?

1. Low competition; few similar properties are available for lease. (2 points)
2. Moderate competition; some comparable properties are on the market. (1 point)
3. High competition; many similar properties are available, giving lessees multiple options. (0 points)

Question 4: Proximity to Major Population Centers

Is your property located near major population centers where potential hunters reside?

1. Yes, within 30 miles of a major city or densely populated area. (2 points)
2. Somewhat, within 30 to 60 miles of a major population center. (1 point)
3. No, more than 60 miles away from major population centers. (0 points)

Question 5: Local Hunting Regulations and Seasons

Do local hunting regulations and seasons favor hunting activities on your property?

1. Yes, regulations are favorable, with extended seasons and liberal bag limits. (2 points)
2. Neutral, regulations are standard with average seasons and bag limits. (1 point)
3. No, regulations are restrictive, limiting hunting opportunities. (0 points)

Calculate Your Property’s Lease Value

Now you’ve answered all those questions, it’s time to come up with a number you can work with. The math is pretty simple:

1. Add up all your scores to get a final score out of a possible 50 points.
2. Multiply your final score by the number of acres on your property.

Whatever number you come up with is a great starting point. There’s a little more to say about it, so let’s take a look at how you can get the most bucks from your land.

Maximizing Your Property’s Leasing Potential

While the scoring system provides a valuable framework for assessing your property’s leasing value, it’s important to consider additional factors that can influence how you price and offer your hunting leases. Below, we explore key considerations for both large and small properties, as well as alternative leasing strategies that can help you maximize income.

Understanding the Limitations of High-Value Large Properties

Even if your large property scores highly across all categories, charging the maximum rate per acre may not be feasible when leasing to a single individual or group. For example, a 2,000-acre property valued at $50 per acre would amount to a $100,000 annual lease—a price point that may exceed what most hunters or hunting groups are willing or able to pay.

Strategies to Realize Full Value:

• Divide the Property: Consider segmenting your land into smaller parcels that can be leased separately. This approach can make the leasing opportunities more affordable for individual hunters or smaller groups while allowing you to achieve a higher total income.
• Offer Multiple Lease Types: Incorporate a mix of leasing options such as annual leases, seasonal leases, and short-term or day hunts. This diversification can attract a broader range of hunters with varying needs and budgets.
• Host Special Events: Organize hunting tournaments, guided hunts, or educational workshops. These events can generate additional income and increase the visibility of your property within the hunting community.
• Collaborate with Outfitters: Partner with professional hunting outfitters who can bring in clients and manage hunting activities on your property for a share of the revenue.

By adopting a flexible leasing strategy, you can make the most of your property’s high value without relying on a single lessee to cover the full amount.

Maximizing Income from Small Properties Through Management and Investment

Smaller properties may not initially seem as valuable due to their limited size. However, with strategic management and targeted investments, they can become highly desirable and command competitive leasing rates.

Enhancement Strategies:

• Improve Habitat Quality: Invest in habitat enhancements such as planting food plots, creating water sources, or managing vegetation to attract and support more game.
• Install Hunting Infrastructure: Adding amenities like blinds, stands, or feeders can increase the property’s appeal by improving hunters’ chances of success.
• Focus on Niche Markets: Cater to specific types of hunting that are well-suited to smaller properties, such as archery, upland bird hunting, or small game hunting.
• Provide Exclusive Access: Offer exclusive or semi-exclusive access rights, which can be particularly attractive to hunters seeking privacy and minimal competition.

By enhancing the property’s features and tailoring your offerings to meet the needs of specific hunter segments, you can increase demand and justify higher lease prices.

Exploring Alternative Leasing Options: Day Hunts and Short-Term Leases

Not all hunters are interested in or able to commit to long-term or annual leases. Offering day hunts or short-term leases can open up additional revenue streams and make your property accessible to a wider audience.

Pricing Short-Term Access:

• Calculate Daily Rates: One approach is to divide the property’s total annual leasing value by the number of days in the relevant hunting season. For example, if your property is valued at $10,500 for an annual lease and the duck hunting season is 96 days long, you could set a daily rate of approximately $110 per day ($10,500 ÷ 96 days).
• Adjust for Demand: Consider factors such as peak hunting periods, weekends, and holidays when demand is higher. You might charge premium rates during these times and offer discounts during off-peak periods.
• Package Deals: Offer multi-day packages or group rates to encourage longer stays and attract larger hunting parties.
• Additional Services: Increase revenue by providing add-on services such as guided hunts, equipment rentals, or lodging accommodations.

Benefits of Short-Term Leasing:

• Flexibility: Short-term leases allow you to accommodate more hunters over the course of a season, potentially increasing total income.
• Risk Management: Diversifying lease types can mitigate the risk of income loss if a long-term lessee cancels or does not renew their lease.
• Market Testing: Offering day hunts can help you gauge demand and optimal pricing for your property without long-term commitments.

By exploring and implementing alternative leasing options, you can maximize your property’s earning potential and cater to a broader segment of the hunting market.