10 THINGS TO KNOW ABOUT YOUR DREAM RANCH -- BEFORE YOUR BUY IT!

By Craig Bowen, Plateau Business Development Coordinator

The decision to purchase your very own piece of Texas can be one of the most exciting times in your life, and also one of the most daunting. A real estate investment is the most significant purchase ever made for most people, but often the decision is made with too many unanswered questions. What is the land really worth? How do I know if it will fit my goals? Will it appreciate in value, or should I not rely on it as an investment? Can I really manage a property of this size, type, location, etc.? These are all questions that need to be asked (and answered) before you purchase a property. While current landowners also need to be diligent in finding these answers about their existing assets, for now, we'll discuss the top 10 things rural real estate experts should tell you to keep in mind before you sign a contract.

1) Location, Location, Location! - This old real estate mantra is true, but do not make the mistake of only considering how close the property is to where you live, work, or play. While a country getaway may be your primary objective, being close to a town of some size may be of some importance in case you require medical attention, additional supplies, or a contractor to complete a job on the ranch (take heart, though, most Texas properties are within 50 miles of an adequate settlement). Also, how close is the property to the nearest Interstate or train track? Road and train noise can travel up to two miles, so while it may be convenient to have Interstate frontage, consider how much noise pollution buffer you prefer.

2) Property Tax Valuation - Whether or not the property has a current Agricultural Valuation ("exemption") under the 1-d-1 section of the Texas Tax Code can be a deal-breaker. Taxes on a property valued under Fair Market appraisal can be as much as 5,000% higher than if that same property enjoyed an Ag or Wildlife Valuation. If the property does not have a current Ag or Wildlife Valuation, talk to the Central Appraisal District in that county to discuss your options for obtaining one, and how that will affect your purchase decision.

3) Mineral Rights - Are the mineral rights conveyed with the property? They often offer more immediate value and investment interest than the land itself! If the rights can be conveyed, make sure an attorney (not just your broker) checks all the documents related to the conveyance. If not, did the current owner agree to sign a surface waiver? If not, the property may still be explored, drilled or mined, or built on to access, store, or produce oil, gas, and other minerals after you purchase it even though the ownership has changed.

4) Habitat vs. Goals - Why are you buying this property? If it is to generate income, your operation will dictate the management of the property, and you probably already have some knowledge therein. However, if it is for recreational use, you must consider what secondary land uses fit your needs. Land, just like a house, yard, or building, must be managed for it to remain useful to its owner. Consider the property's eco-region, how much rainfall it gets annually (forget "average rainfall", and look at actual data from the last decade), and reflect on how you will manage the grass, brush, and water on the property so it remains in good condition. Will you graze or burn the property to keep the grasses in check? Will you need to conduct brush work every year to control juniper (cedar) or mesquite? Are there erosion control issues on the property that will have to be monitored? All these questions and more may fit well into an agriculture or wildlife management plan, which may also fit into your long-term property tax goals.

5) Size and Shape - How large are the properties you are considering buying? Usually this is dictated by goals and budget. If income generation (a hunting or cattle operation, eco-tourism ranch, winery, orchard, etc) is your ultimate goal, because bigger may be better for you, what can you afford? If recreation is the main goal, properties as small as 20 acres may be considered, especially if they have trails, large property neighbors, live water or ponds, etc. Also, consider properties with high surface area to perimeter ratios - properties relatively "square-shaped" will yield the least amount of fence to maintain, the least boundary shared with neighbors, and they are usually the easiest to manage in terms of habitat (water dispersion, brush control, etc.).

6) Access - No matter the quality of the property or how well it fits your goals, if you can't get to it or drive on it once you're there, it is useless. If the property falls in an area of high rainfall, or one that is prone to flooding regardless of the annual rainfall totals, are the roads conducive to wet-weather travel? If not, is there material on-site or nearby that can be used to remedy the situation? Also, don't forget to check the rural road conditions leading to and from the property. Is there a bridge that is too short or narrow to allow access with your RV, if applicable? Are those roads tolerable under normal conditions?

7) Flood Plains - Flood plains are low-lying areas which drain water from contiguous land. They generally occur adjacent to a major river or creek, and formally come in 10-, 25-, 50-, and 100-year varieties. Statistically, a 100-year flood plain will flood once every hundred years, or, more simply, there is a 1% chance each year enough rain will fall in one or a continuous series of events to inundate that particular flood plain. These areas are often the most highly productive areas in terms of grass, forb, and browse species in any given area, and are invaluable to the wildlife manager. However, many insurance companies often will not insure structures within even a 100-year flood plain. How close is the nearest 100-year floodplain, and how does it affect your prospective purchase(s)?

8) Neighbors - In his poem "Mending Wall," Robert Frost's character says "Good fences make good neighbors." Frost wanted a closer relationship with his stand-offish neighbor, and that is certainly the mindset you should have buying a property. Rural neighbors can help you watch your property when you're not around, give you advice on land management in the area, introduce you to valuable resources in the surrounding area, and become lifelong friends. Have you checked to see how they use their land, if their goals are similar to yours, and if you have similar interests otherwise? Though obviously not required, neighbors with comparable ambitions, personalities, and attitudes are definitely a bonus.

9) Endangered Species - There is no denying human use is affecting species all around us. Fragmentation and overpopulation in certain areas is diminishing habitat for a few once common species in Texas. If habitat exists on your prospective property for golden-cheeked warbler, black-capped vireo, red-cockaded woodpecker, Houston toad, certain salamanders, and others, it may affect your land use options -- but don't discount these properties, because Federal funds may be available to preserve this irreplaceable habitat. Check with a Plateau biologist about endangered species habitat or occurrence on your prospect tracts.

10) Past Use - What has the property historically been used for? The biggest concern here is old petroleum storage sites. If the area was high in petroleum usage before strict requirements were put in place, dilapidated storage containers may have leaked oil and chemicals into the ground, affecting plants, animals, and sub-surface water. Also, areas where saltwater from wells was pumped onto the ground instead of hauled off in trucks may still be barren. Both of these types of sites are usually evident upon casual inspection.

While for many landowners it is their heart and not their head that ultimately affects their property purchase decision, keeping in mind these considerations could save some heartache down the road.

THE ROBERT REDFORD OF RAPTORS: THE RED-TAILED HAWK

Familiar to most wildlife enthusiasts, the beautiful Red-tailed Hawk is North America's most common hawk. At 1.5 to 4.4 pounds, "red tails" are quite large with broad, rounded wings, and a relatively short, wide tail. While plumage variations are found in the six North American subspecies, and between juvenile and adult, most are rich brown above, and pale below.

Like many raptors, red-tails are sexually dimorphic, a fancy way of saying that there are differences between male and female of the same species. For red-tails, the dimorphism applies to size. Like Katie Holmes in heels standing next to Tom Cruise, female red-tails are up to 25% larger.

Preferring to hunt in open areas, red-tails can often be seen perching on electric poles or fence lines, when not soaring in high, wide circles. As city dwellers well know, these hawks have no problem adjusting to urban habitats.

These raptors are monogamous and may mate for life. Behavior during the breeding season involves highflying acrobatics with deep dives and steep climbs. Males will sometimes grasp female talons during flight, resulting in a brief tumbling period.

One of the most recognizable sounds in the outdoors is the 2-3 second loud "kee-eeee-ar!" cry of the red-tail, usually given while soaring. This distinct vocalization is a favorite of movie makers and is commonly inserted into films anytime birds are shown -- even if they aren't Red-tailed Hawks!

Article photo: The distinctive “kee-eeee-ar!” cry of the Red-tailed Hawk is commonly used in movies even when the bird shown isn’t a red-tail!

WILD FOOD: JUNIPER BERRIES

Dried juniper berries are a classic spice for venison recipes, but are they the same as or similar to the berries found on our local Ashe juniper (cedar)? Can the juniper berries populating the cedar on our Central Texas property be used just like the dried juniper berries in that bottle of Morton & Bassett in the back of our pantry?

Yes!

As the berries found on our Ashe juniper have begun to ripen and, depending on the tree, will continue to do so between now and January, we thought it timely to ask Plateau co-founder Beyrl Armstrong how he uses our local juniper berries. Why ask him? Beyrl was raised in Hawaii and Indonesia and, in previous incarnations, has worked as shrimper, a sailboat captain, restaurant manager, and hatter's helper. He has also traveled around the world and sailed across the Gulf of Mexico seven times. With that sort of life we figured he would have a thought or two on juniper berries.

We were right!

According to Beyrl, he collects the berries when they are plump and ripe (the juice will be sweet to the taste when the fruit is squeezed). He spreads the berries on a cookie sheet so they aren't touching, and dries them in a gas oven by pilot light heat which typically takes a couple of days. He has successfully stored them for years in a sealed bottle kept in his spice cabinet. He crushes or grinds them in a pepper mill (used only for juniper berries) and puts them his venison marinade. He also uses them to flavor German style pork pot roast and German sweet cabbage salad (along with caraway seed). Beyrl notes that if you have heard tasted a martini, then you have tasted juniper berries. One of the principle flavoring agents (called botanicals) of gin is juniper. The word "gin" comes from the Dutch word Jenever or the French word Genievre, depending on who you believe. Beyrl also notes that the tender fresh ends of juniper branches (leaf on) are used to flavor pickled fish and for smoking oily fish such as salmon.

Article photo: A “spice tree” in our own backyard. Photo of Ashe juniper berries by Micah McCain via DSBabble.com.

TIMING IS EVERYTHING: FALL AND WILDLIFE

In some parts of Texas, nearly half of the bird species are found only during cooler months, which is why we offer the Wintering and Resident Bird Survey beginning the first of November. Designed to complement our Spring Breeding Bird Census (BBC), the winter survey provides valuable information on bird population dynamics. This is a great opportunity to learn which birds are utilizing your property during the winter months. Additionally, you can use the information to identify important wintering habitats, track population trends, and create management plans for year-round use. And, like our spring survey, the Wintering and Resident Bird Survey is a qualifying activity for your wildlife valuation. As always, our surveys are conducted by an experienced birder and, of course, the landowner is invited to come along. It is also a unique opportunity to show off your property and native wildlife -- a fun, informative, and activity-qualifying tour of your property before the football game. If you have not already done so, contact Plateau today to schedule your survey.

Fall is also prime time for the following activities:
• Conducting brush management before wintering birds arrive.
• A consulting site visit by a Plateau biologist to ensure wildlife management activities are on track for the year. Fellow landowners have had our biologists tour their property with family and friends so everyone can learn more about their land, from its unique plants to unexpected wildlife habitats. A fun fall family activity!
• Prickly pear chemical control is still underway.
• Deer surveys, including spotlight and camera surveys.
• Installation of turkey feeders and wildlife rainwater collection systems.

In the summer issue of Seasons, we suggested that you pull out your wildlife management plan and assess your progress. If barbecuing on the grill or floating down a lazy river took summer precedence, definitely take a moment now to re-familiarize yourself with your plan, and make sure you're staying on top of your wildlife management activities. If Plateau wrote your wildlife management plan, an easy starting point is with your Wildlife Management Planning Matrix, the one page summary spreadsheet created by Plateau to help landowners easily visualize the activities that are to be conducted over a five year window, making short and long range goals more assessable at a glance. Review the 2010 column for the activities you are responsible for this year. How many of your wildlife management activities have you completed for 2010? County appraisal districts generally conduct their appraisals between September and March (but it can be any time of the year), so don't wait until late in the year, particularly as many activities, such as the ones listed above, are season specific.

Plateau can help you meet all of your wildlife management goals. Contact us today for more information!

Article photo: Photo of a Spotted Towhee by Lee Kothmann. Winter populations of this shy little bird are found in Texas.

A DIFFERENT SORT OF TRILL: THE HYLA VERSICOLOR OR THE COLOR CHANGING TREEFROG

By Romey Swanson, Plateau Products and Services Field Biologist

While most nature lovers intently scan the trees for signs of nests and trilling birds, the herpetologists among us are looking for something less feathery, but no less interesting. The gray treefrog, Hyla versicolor, makes its home in the eastern Edwards Plateau herpetofauna (collective name for reptiles and amphibians). These treefrogs typify the classic "treefrog" body type with a tapered waist, long legs, and sticky toe pads. They can be identified visually by a robust and warty appearance, bright yellow skin hidden within the armpit and groin, and a conspicuous light spot below each eye. Although variable, the majority of these frogs will have a pronounced marbled appearance, but don't look for a standard base color because, much like the chameleons, gray treefrogs possess the distinct ability to change colors from off-white to slate gray to dark green and every color in between to serve as camouflage and reduce the risk of predation.Gray treefrogs can also be identified audibly by there unique frog call (much like species specific birdsongs). When calling for mates, males produce a short yet explosive trill. Although considered arboreal (lives in trees), treefrogs can be found closer to the ground during the breeding season (early spring to mid-summer). They prefer shaded woodlands with semi-permanent or vernal water sources. It is this habitat preference that often attracts gray treefrogs to the sides of houses and potted plants of well watered neighborhoods within Central Texas woodlands.

Article photo: The Hyla versicolor possesses the distinct ability to change colors from off-white to slate gray to dark green and every color in between.

THEY SAY IT CAN'T BE DONE (OR QUAIL ON A SMALLER SCALE)

By Tim Milligan, Business Development Coordinator

Each night lately my mysterious little neighbors can be heard nearby, carrying on somewhere deep in the trees. My kids swear they talk to them and they answer back. I don't argue the plausibility as I wonder if this nightly conversation is what keeps them near our family home. Over the years, others have been here and moved on, but this group seems to have found its place and has no desire to leave -- an achievement many said couldn't be done.

Because I train and handle bird dogs, a sport that requires constant access to quail, I've had the good fortune of learning a great deal about what the fickle little game birds need to survive and thrive. And because I work at Plateau as a Business Development Coordinator, I have the advantage of working with biologists who know what it takes to successfully manage quail. Ten years back, when we first moved into our little house on a few acres, there were no quail. The fact that they're here now, and in no hurry to leave, speaks volumes about what can be done with a minimum of effort, applied on a consistent basis, toward a specific goal.

My quail management began as a by-product of my dog handling. To train the dogs, I would bring birds home, release them, and they would stick around for a while. These birds were soon seen all over the development where my family lives, walking across the street, hanging out by the creek, and even in the neighbor's chicken coops. They could be heard calling for a period of time, but soon moved on. It was a gradual process, but the thought sparked that we could change things around here to help these birds make a decision to stay longer and longer until they finally called our place home. Over the last four or five years, much to my wife's chagrin, I have been grooming this place to be so attractive to quail that they would not want to leave. Nothing I have done is all that extraordinary or complex, and while any vestiges of "traditional" lawn care have flown out the window, as long as the quail keep calling I get by with the "it's habitat!" excuse. My small scale success dispels the myth that you can only manage for quail on a large property. Some say you need 1,000 acres or more. My quail and I disagree. If you want quail on your property, with patience and persistence, it can be done. Oh, and it helps to think like a quail.

Thinking like a quail
Despite being 6'3" and featherless, I looked at my yard and the area around my house as though I were six inches tall, have tiny legs, and want to stay on the ground more than fly. I kept in mind that everything else out there wants to eat me. I considered that in order to call this place home, I require that my habitat needs be met in this small area. I need cover overhead from avian predators, and woody cover with ample shade to stay cool all day while loafing or rearing young. There needs to be lots of food available like seed bearing grasses and forbs, as well as freshly disturbed ground where new green growth emerges and attracts bugs of all types for me and my young to feast on. The grasses can't be too thick since my legs are so small and I rely on my feet to escape predators. All of this must be within easy reach of dense cover in case someone decides to interrupt my meal. If I'm to reproduce in the area, there needs to be lots of bunch grasses like little bluestem so I have a place to make a nest. Brush piles offer protection so they wouldn't be burned right away. Everything should be done to create a new edge, a place where one habitat type meets another. When emerging from a wooded area, I would walk out into a shrub layer, then into a stretch of tall native grasses, and next to a freshly plowed strip full of food. In those four edges, I have escape cover, loafing/rearing cover, nesting area, and food all within easy reach. If a property has many areas that contain all of these types of habitat, I like what I'm seeing! Finally, I recognized that none of this happens overnight, so it needs to be done for me year after year to prove this landowner is serious about having me around before I commit to raising my family here.

Being consistent in variety
While thinking like a quail was the first step, staying consistent in my human efforts has been the ultimate key to success. Although there is no one single answer to establishing quail habitat or improving populations, as quail require a variety of habitat types and conditions, I have consistently worked on creating that variety. I consistently consider -- and implement -- what quail need for food, protection, and comfort. And I've stayed consistent in my efforts for close to five years. For those who remember a time in Central Texas when the sound of a bobwhite was not a rare thing -- a time when you, your grandpa, and the dogs could flush dozens of coveys a day -- it's important to remember that the quail didn't leave overnight and their return will take time and patience. While many point to the fire ant and other predators as the reason for the quail's demise, the reality is it has been loss of habitat. It's up to us, whether we live on three thousand, three hundred, or three acres to apply our best efforts, and patiently so, if we want the quail to return and stay. My goal began as, and remains, first, to make it possible for more birds to survive from year to year and, second, to make it happen here. I don't want the quail talking to the neighbor's kids, I want them talking to mine.

THE NORTH AMERICAN PORCUPINE

By Mark Gray, Plateau Senior Wildlife Biologist

Any hound a porcupine nudges
Can't be blamed for harboring grudges.
I know one hound that laughed all winter
At a porcupine that sat on a splinter.
-- Ogden Nash (The Porcupine)

Unless you are the owner of a pet who has had a run-in with a porcupine, you probably did not know that porcupines are found throughout much of the western half of Texas, and especially in the Hill Country. The North American porcupine is the second largest rodent occurring within Texas, weighing between 20-30 lbs. This fall-breeder is mainly a herbivore, with most of its diet derived from grazing herbaceous plants or browsing woody material. Like a football fan watching a close game with a bag of potato chips, porcupines love their salt. Indeed, with its higher concentration of salt, tree bark is a major portion of its diet during fall months. Porcupines are known to chew and devour plywood because the wood has been treated with chemicals containing salts. They are attracted to roadways sprinkled with salt, canoe paddles that have been handled frequently and contain salt residue, park benches, and even old garden tools. For those with a porcupine problem, placing salt blocks away from structures made of plywood and favored bark trees may help prevent and control damage.

Porcupines spend much of the daytime within secretive dens in rock crevices, under rock ledges, and hollow trees. They have even been seen denning within large, well-constructed brush piles. They are mainly nocturnal and do not hibernate. Because they breed in the fall, they are slightly more visible during this season. Characterized by a series of long spines scattered throughout their body, these spines are used as a specialized defense mechanism. Contrary to popular belief, these spines, called quills, are not ejected at a challenging predator, but are easily detached when molested by the predator. Due to their exceptional defense mechanism, porcupines have evolved to lead a solitary life, which is unique to most herbivores that tend to herd or congregate together. As long as you or your pet stays a safe distance, seeing this reclusive mammal is a treat.

Article photo: The North American Porcupine is the second largest rodent occurring within Texas.

ADVENTURES IN WILDLIFE: STRATEGIC PLANNING (OR BEYOND THE VALUATION AND THE BRUSH PILE)

By Kameron Bain, Plateau Business Development

For the summer issue of Seasons, Plateau Land & Wildlife Management pulled me away from my desk for one day and bravely tossed me into the world of brush management. Working with our fantastic team of field technicians, and benefiting greatly from the remarkable patience of Plateau Ecologist Eric Wallgren, I came away from the experience a bit scratched up but infinitely wiser as to how Plateau takes the scientific knowledge of our biologists and their recommendations to practical, on the ground application. As the field techs haven't been clamoring for a return of my cedar dragging skills, I was presented a new chance to learn more about Plateau's services away from my desk. I was given the opportunity to be a part of the creation of a Texas ranch family's strategic plan for their land - certainly one of the most exciting of my Plateau adventures, and infinitely less scratchy.

For more then 10 years, Plateau has been known as experts in wildlife management valuation. It is safe to say that making the switch from agriculture to wildlife is why many people know of us. Most of my conversations about Plateau during my three-year tenure at the company have revolved around how to make the switch to wildlife management valuation, or the wildlife management valuation process, or the yearly activities required to keep wildlife management valuations current. My new adventure, however, allowed me to witness the full impact of wildlife management valuation from tax benefits to land benefits and, ultimately, to landowner enjoyment.

Over the past month, I had the privilege of working with a Plateau team of sales and biologists assisting a Hill Country family create a strategic plan to protect and enhance their land for future generations. Having owned several thousand acres of property over several generations, this family holds near and dear its Texas land legacy. As I listened to various family members speak about their land, their love for it was palpable. And for as much pride as they took in the land itself, an equal amount was given to the fact that they had kept the land in the family for so many generations. Now, this otherwise private family wanted to share with the public the love, peace, relaxation and serenity they get from their land, while being a role model of good land stewardship and conservation for other Texas ranch families. To successfully reach these goals and their dreams for the future, smart, strategic planning was needed.

Enter Plateau.

Building a strategic plan is a daunting task, especially when it involves family, family dynamics, and the land that owns heart and soul. It is an intricate process involving discussion, debate, research and a whole lot of mind power. Most people do not even know where to begin. This is where Plateau was able to help by taking the family step by step through the process, leading the family through much needed discussion and debate. The Plateau team has a carefully considered and crafted set of questions to discover ultimate vision, mission, values, and goals as well as the bottom line budget -- vitally crucial steps that are often missed. Plateau also reviews the history and resources of the land, where the family is now, and where they want to go to help direct the family in reaching their ultimate goals. Listening to the discussions, debates, arguments, and agreements was eye-opening, bringing this "client file" to vivid reality for me.

As I listened and learned, it was clear that one of the most important goals to come out of this often emotional process is to determine exactly what the family wants to achieve with their land - what enterprise do they really want to pursue? Like most families, financial security is a main concern. In the process, this particular family learned that their piece of paradise had a lot to offer and, if done well, could keep the family secure for years to come. During the two in-person meetings with the family, they were able to better grasp what enterprises excited them and fit within their goals. Initially begun with trepidation, the planning sessions helped relieve fears and bring excitement to the family when considering the opportunities ahead.

I found myself excited as well. Excited and surprised by how inspirational and insightful it was working directly with a family that valued their land and respected it for its beauty and legacy, how they genuinely wanted to share that love for the land with other people. It was uplifting to hear how the family not only wanted to protect their proud family legacy and provide for future generations, but to also be a symbol of conservation.

I very much appreciate Plateau allowing me to play a part in the future of this special Texas land. And if the team needs me to drag cedar to bring that family's vision to reality, just point me to the brush pile.

RAINWATER REVIVAL POURS INTO DRIPPING SPRINGS ON OCTOBER 9

From the seven hills of ancient Rome to today's Texas Hill Country, rainwater collection has spanned the globe and the ages. To celebrate this timeless conservation practice, rainwater collection professionals and enthusiasts will converge just outside of Austin in Dripping Springs, Texas on Saturday, October 9, 2010 for the Rainwater Revival. The festive day will be filled with informative and entertaining presentations by a stellar line-up of conservation professionals including Plateau's own Kasey Mock. The day will also include shopping, kids' crafts - such as a watercolor station where Plateau's resident watercolor artist and Director of Administration Janine Gwaltney will be volunteering - and live music featuring The Derailers, Bob Livingston's Cowboys & Indians, and kids’ favorite Joe McDermott. The event will be held from 10am - 5pm at Roger Hanks Park. Free admission. For more information, including complete speaker line-up and directions, visit RainwaterRevival.com.

Plateau professionals will also be appearing at other events in the coming weeks. For the most current list of dates and places,visit plateauwildlife.com/seminars.html.

Wildlife love rainwater harvesting, too! Plateau carries two sizes of wildlife rainwater collection systems, both of which fulfill a 10-year credit for a wildlife management activity! Learn more about the Plateau Water Table 305 and Plateau Water Table 55 on plateauwildlife.com.

Article photo: Rainwater collection tanks have become a common sight in Central Texas. For information on how Plateau can help you maximize rainwater's potential on your property, contact John Melnar with Plateau Plus (plateauplus.com). Photo by Melanie Cambron.