Determining Value of Camp?

[Cabin Fever]

Looking for some input regarding how to determine the monetary value of my camp. 'Considering' selling and buying something closer to home, but not sure if it would be worth it (money would have to be split). I can figure out the acreage (27 acres) value, based on local sales, but I'm not so sure about the rustic log cabin? All the trees used for logs were cut on the property and cabin was built by the previous owner himself. I don't think that square footage would be a fair estimation in this case. We use propane lights and a woodstove inside.

I think I would like to avoid using a realtor. Not sure a realtor would value it the same way a hunter would anyway. Doubt a realtor would appreciate or consider the "extras" (cleared foodplots, pond, sawtooth oak/chinese chestnut/crabapple tree plantings, 16' - 6x8' tower stand, storage buildings, it's "remoteness", state hunting land ~5 miles away, etc...) into their value like a hunter would.

Is there a site, dedicated to selling hunting property and camps, that might give me a better idea on value?

Suggestions on how to determine value of cabin itself? I currently do not have pics of the inside, as they usually turn out pretty dark and don't do it justice.

[Skillet]

Wow, where is this place?

[tughillhunter]

very nice set up. you could look into the total assessment and go from there... idk if the county has a tax map online, but that would be a start, and maybe talk with a broker that specializes in camps and recreational land.

[Cabin Fever]

Wow, where is this place?

Wayne County.

[Doewhacker]

I don't want to burst your bubble but be prepared to get a number lower than what you value it at. Because unfortunately it is still a cabin way off the road with no power and running water, as awesome as it is to us, in the realestate world that don't mean squat.

There are a few sites that sell mostly camps though and I'm sure if you search for land sales you will find them, or maybe some one here has dealt with one recently, sorry I can't be of more help.

[steve863]

I don't want to burst your bubble but be prepared to get a number lower than what you value it at. Because unfortunately it is still a cabin way off the road with no power and running water, as awesome as it is to us, in the realestate world that don't mean squat.

+1 Your camp does look nice, but most hunters want to buy things at a bargain(most especially these days), so I really don't think a hunter will value those "extras" you talk about any more than a realtor or anyone else would. Just like with any property you are selling, the improvements or extras that you might have added, you added for your own enjoyment and benefit. This don't mean it will be of any value to the new buyer, plus a smart buyer won't show that they might be enthusiastic about any "extras" that they might actually like on your property. In a nutshell you WILL get lowballed on such a property. You can count on that.

[phade]

Looks like a nice place.

I'd seriously be interested in this place now if I didn't have a family medical situation dictating the direction of my discretionary funds.

[coyoteman]

Call Bernie Broztek he sells alot of camps in the Northerntier. He sold one this spring with power,septic and well with 48 acres for 52k. It was in Osceola.

[hunter]

Your camp looks awesome, but in this economy it might be difficult to get the true value. If you can afford to wait list it and don't take less than it's worth. Good luck.

[RifleSharpShot]

Yea the camp is nice but you might never get what you want out of it.It's a really nice looking space tho!

[Doc]

I don't think I would be afraid of using a realtor if you can find one with adequate experience. They specialize in all things regarding real estate, and a local realtor should have adequate experience in valuating recreation properties. The best thing to do is to determine what price you think you have to get for it Minimum. If a realtor doesn't come close enough to that price, move on to the next one. If you can't find a realtor that can value the property at something you can live with, you might have to come up with an alternate plan.

I would think the lack of power will be the biggest detractor from value. Is the fact that there is no power because it physically can't be put in there, or is the cost of doing so prohibitive, or is it just that no one ever got around to doing it?

[Single_shot]

I would come up with a $ amount you think is fair,and run it for a week or so on Craigs list. in NY/PA/NJ just for the halibut. Make sure you get a camera that will take nice shots inside.Those one use cameras seem to work well with flash. JMO

[the blur]

I'm thinking you'll get the value of the land. A hunting camp used 1 month out of the year.... not sure it's worth any thing in the real world. Any one who wants to hunt with no money can walk state land.

Ski houses typically hold more value, because that sport has more interest, and a longer season.

[growalot]

nice place ...here is a link to give you ideas on prices....acres...cabins and counties ...compare...and you can Google NYS realtors dealing in hunting properties....lots of listings....http://www.landsalelistings.com/usa/new-york/hunting/

[Caveman]

There's a real estate firm called Christmas and Associates, they specialize in selling hunting land with camps in NYS.

www.landandcamps.com is their website.

[sits in trees]

good start point bout 69K...people will throw offers in the 40s i wouldnt take less than 60K. iffin it had septic and electric you could get 80-90K easy. 7 years ago you could have gotten 120k as is.

good luck with what ever you do..

[Cabin Fever]

Thanks for the links. They will help give me an idea anyway.

BTW, isn't NOT having electricity, more like "camping"? Honestly, I don't think I would want power. Being off the grid is nice and is no big deal. Propane lights, propane stove, propane refrig, wood heat. If I want to watch TV or charge cell phones, then I have a marine battery with an invertor. On the rare occasion that I want to use power equipment (saws), I have a generator. Maybe I've just adapted, but I don't feel like I miss out on anything by not having power. Actually, I enjoy it.

[troutman]

It is easy enough to drop your number but you can never go back up. Don't sell yourself short you have a nice property there. Right now is a good time to put it on the market. Hunters on the roads and many might be discouraged from the seasons results and have decided to make a land investment. I know I always drive the backroads this time of year in the areas I hunt 'looking' to see what may have popped up. Once spring hits people get much busier and the thoughts and urges of buying tend to wean until the beginning of the next hunting season.....my $.02