Month: May 2008

Should You Convert Your Land to Wildlife Valuation?

Is your agricultural exemption really working for you? Many landowners throughout Texas have found that maintaining their agricultural exemption can directly conflict with their reasons for owning property. Some of those landowners have found a better fit by converting to the wildlife management open spaces exemption, otherwise known as a wildlife exemption or wildlife valuation. It’s all the same. Under wildlife valuation, landowners can maintain their ag valuation tax rate while allowing you to focus on improving your property for wildlife.

Wildlife Valuation Background

Back in 1995 the voters of Texas voted 2-1 in favor of creating an open-space (agricultural) appraisal for land used to actively manage wildlife. The State Comptroller, with the assistance of the Texas Parks and Wildlife Department (TPWD), and Texas AgriLife Services, was charged with creating the guidelines for qualifying lands for this tax rate. The original guidelines came out in 1996 and they were finalized in 2002.

The wildlife valuation program has been very successful in allowing rural landowners to diversify their income generating activities from livestock and row-crop management to include hunting leases, bird watching, fishing, and other nature-tourism related activities. It has allowed other landowners to invest their time and money in rehabilitating overworked land instead of continuing damaging practices to avoid residential or commercial taxes. It has the most beneficial to landowners whose property goals include the ative management of wildlife populations one their land. Continue reading Should You Convert Your Land to Wildlife Valuation?

Bill Bartlett Century 21 Ranches

Bill Bartlett Century 21 Ranches is located in located in beautiful and historic Salado, Texas. Their real estate company has over 100 years of real estate experience — and their real estate agents have a wide range of real estate knowledge in the Salado, Temple, Belton, and all of the Bell County, Texas area. Whether you are interested in farm land for acquisition, ranch land for sale in Bell County, investment property, or raw land, Bill Bartlett has the right agent to help you. When it comes to find out about property for sale in Salado and surrounding areas, you can rest at ease. All of their real estate agents have lived in Bell County for over 20 years and know the Salado, Temple, Belton, Texas area real estate market and trends.

Get your ranch in Bell County and Central Texas. If you are search for ranch or farmland in Salado, Temple, Belton, or anywhere in Bell County, contact these real estate agents. Their website and real estate listings can be found at:

Texas Real Estate Services, Inc.

Texas Real Estate Services, Inc. is located in Georgetown, Texas and lists ranches, farms, and even commericial land in Williamson County.  Whether it’s a ranch or tract near Seward Junction or in the blackland of eastern Williamson County, they are here to help.

Williamson County is growing at record pace with Leander, Round Rock, Georgetown, Hutto, Liberty Hill, and Taylor — but rural land, cattle land, hunting ranches, and recreational properties can still be found in the area.  The area is blessed with abundant wildlife and properties west of IH-35 are rich in white-tailed deer. East of IH-35 there are fewer deer, but they get a lot bigger! Get your piece of the eastern edge of the Hill Country today!

If you are in the searching for a ranch near Travis County, contact Texas Real Estate Services, Inc. You can check out their site at:

Guidelines for Qualification of Agricultural Land for Wildlife Management

The Guidelines for Qualification of Agricultural Land in Wildlife Management Use will outline the requirements that land must meet to qualify for wildlife management use (wildlife valuation), how to value this land, and each of the seven wildlife management activities mandated by state law.

Texas voters approved Proposition 11 (1995), which amended Article VIII, Section 1-d-1 of the Texas Constitution to permit agricultural appraisal for land used to manage wildlife. H.B. 1358 implemented the constitutional amendment by making wildlife management an agricultural use that qualifies the land for agricultural appraisal but “converts” the land to wildlife valuation, which falls under ag valuation. Continue reading Guidelines for Qualification of Agricultural Land for Wildlife Management

Overview of Wildlife Management Activities for Wildlife Valuation

Ecoregions of Texas - Wildlife Valuation in Texas

Among the legal requirements for property owners to qualify their agricultural land for wildlife management use is a mandate that owners perform at least three of seven wildlife management activities. Here are the seven management activities from which a landowner can choose:

  • Habitat control (habitat management);
  • Erosion control
  • Predator control (predator management)
  • Providing supplemental supplies of water
  • Providing supplemental supplies of food;
  • Providing shelters
  • Making census counts to determine population

A detailed explanation of the kinds of practices that chief appraisers will examine to determine if property owners are satisfying the law’s requirements will be discussed in other articles on the site. Some of the practices listed may require permits from federal, state or local governments. For example, before improving a wetland or controlling grackles or cowbirds, an owner may need a permit.

In addition, before a planned burning, an owner may be required to provide a map of the acreage. Property owners should contact the appropriate legal authorities for permit information if they have any questions or concerns about engaging in any of the practices listed above.

Wildlife Management Plan

A Wildlife Management Plan gives information on the property’s history and current use, establishes landowner goals for the property and provides a set of activities designed to integrate wildlife and habitat improvement. Such a plan is clear evidence that the owner’s use of the land is primarily for wildlife management.

As stated in an earlier article about converting to wildlife valuation, an owner must provide a wildlife management plan to the county appraisal district . The plan must be completed on a Texas Parks and Wildlife Department form for each tract for which wildlife management use qualification is desired. Also, a landowner can complete the forms themselves if well-versed in wildlife management, but biologists are availalbe to help landowers identify the best practices for their tract, farm, or ranch.

A complete plan really should include elements of all seven listed wildlife management activities. And most landowners wil achieve this in one way or another. All activities and practices should be designed to overcome deficiencies that limit wildlife or harm their habitats. Each one of the activities listed in Part Two should be practiced routinely or consistently as part of an overall habitat management plan. For example, scattering seed corn sporadically would not qualify as providing supplemental supplies of food under these guidelines, and occasionally placing barrels of water in a pasture would not meet the requirements for providing supplemental supplies of water.

In addition, some activities that are appropriate for certain regions of Texas would be inappropriate in others. The Texas Parks and Wildlife Department has developed regional wildlife management plans, listing the activities appropriate to Texas’ ten ecological regions. The regions are shown in the photo at the top of the page.

James Hargrove Real Estate

United Country James Hargrove Real Estate is located in Central Texas and nestled in the heart of the picturesque Hill Country. Their real estate office lies the historic city of Lampasas, Texas. Known as the “Saratoga of the South” in the late 1800s, Lampasas’ springs, creeks and rivers today offer outstanding opportunities for relaxation, recreation, and finding your perfect ranch or recreational property. The mild climate and scenic terrain makes the Hill Country area a natural for outdoor recreation.

James Hargrove can save you both time and money in locating real estate for sale throughout Lampasas County, Burnet County, Mills County, San Saba County, Bell County, and Coryell County in the Hill Country area of Central Texas. Their agency offers country homes, waterfront property, pasture land, and ranches throughout the region. In addition, the real estate offices offers services for individuals looking to purchase rural type properties such as farms, ranches, vacant lots, wooded acreage, hunting land, recreational property and other types of rural real estate.

If you are in the market for a ranch or raw land in or around Lampasas County, contact James Hargrove Real Estate. Check out their site at:

Providing Supplemental Food for Wildlife Valuation

Most wildlife environments have some natural food, but in many cases additonal food can benefit native wildlife populations. An owner supplies supplemental food by providing food or nutrition in addition to the level naturally produced on the land. Grazing Management, Prescribed Burning and Range Improvement can be used to provide supplemental food. Other ways to provide supplemental food to meet wildlife exemption requirements include:

  • food plots
  • feeder and mineral supplements
  • managing tame pasture, old fields and croplands

Food plots are one way to establish locally adapted forage to provide supplemental foods and cover during critical periods of the year. Livestock should be generally excluded from small food plots. The shape, size, location and percentage of total land area devoted to food plots should be based on the requirements of the targeted species.

Feeders and mineral supplements also can help dispense additional food to selected wildlife species during critical periods. Feeders should not be used except to control excessive numbers of deer and/or exotic ungulates as defined within a comprehensive wildlife management plan with a targeted harvest quota that is regularly measured. Harmful aflatoxin in feed should not exceed 20 parts per billion.

Mineral supplements also may be supplied to wildlife in several ways, however, this practice must be a part of an overall habitat management plan that addresses all animal groups and considers the habitat’s carrying capacity.

Managing tame pasture, old fields and croplands can increase plant diversity, provide supplemental food and forage and gradually help convert the land to native vegetation. Recommended practices may include:

  • overseeding or planting cool season and/or warm season legumes (for example, clovers, vetches and peas) and/or small grains in pastures or rangeland
  • using plants and planting methods appropriate to the county
  • shallow tillage (discing) that encourages habitat diversity, the production of native grasses and forbs or increases bare ground feeding habitat for selected species
  • no till or minimum till agricultural practices that leave waste grain and stubble on the soil surface until the next planting season—which provide supplemental food or cover, control erosion and improve soil tilth

Legumes should be planted annually until all pastures are shifted to native vegetation.

Providing Supplemental Water for Wildlife Valuation

Natural water exists in all wildlife environments. However, supplemental water is provided when the owner actively provides water in addition to the natural sources. This category of wildlife management activity includes providing supplemental water in habitats where water is limited or redesigning water sources to increase its availability to wildlife. For the purposed of wildlife valuation, wildlife water developments are in addition to those sources already available to livestock and may require protection from livestock. Some examples of recommended practices include:

  • marsh or wetland restoration or development
  • managing well, trough and windmill overflow
  • spring development and/or improvements

Marsh or wetland restoration or development can provide supplemental water in the form of shallow wetlands for wetland-dependent wildlife, even in areas where inadequate water does not limit wildlife. Owners may include seasonally available water such as:

  • greentree reservoirs
  • specific shallow roost pond development
  • seasonally flooded crops and other areas
  • moist soil management
  • cienega (desert marsh) restoration, development and protection
  • maintaining water in playa lakes

Based on the wildlife’s needs and the suitability of the property, managing water levels annually is desirable. To be effective, a minimum of at least one marsh/wetland should be restored or developed every five years.

Managing well, trough and windmill overflow can provide supplemental water for wildlife and provide habitat for wetland plants. Owners also may drill wells if necessary and/or build pipelines to distribute water. Building devices—known as wildlife water guzzlers—to collect rainfall and/or runoff for wildlife in areas where water is limited also helps protect wildlife, but these devices must be a part of an overall habitat management program.

Spring development and/or improvements can be designed to protect the immediate area surrounding a spring. Excluding and/or controlling livestock around springs may help to maintain native plants and animal diversity. Other ways to protect areas include moving water through a pipe to a low trough or a shallow wildlife water overflow, making water available to livestock and wildlife while preventing degradation of the spring area from trampling.

Improvements also could include restoring a degraded spring by selectively removing appropriate brush and revegetating the area with plants and maintaining the restored spring as a source of wildlife water. Maintaining critical habitat, nesting and roosting areas for wildlife and preventing soil erosion must be considered when planning and implementing brush removal. This practice should be planned and implemented gradually and selectively over a period of time.

Predator Managment for Wildlife Valuation

Predator management refers to practices intended to manage the population of predators to benefit the owner’s target wildlife population. Predator control is usually not necessary unless the number of predators is harmful to the desired wildlife population. It really depends on your goals under the management plan you draft for your wildlife valuation. 

Predator control and management should not be counted as one of the seven wildlife management activities necessary to qualify for agricultural use appraisal unless it is part of a comprehensive wildlife management scheme or plan. Some types of predator management and/or control are:

  • mammal predator control
  • fire ant control
  • brown-headed cowbird control
  • grackle or starling control

Mammal predator control may be necessary to increase the survival of the targeted species. Key native predator species may include: coyotes; raccoons; bobcats and mountain lions; while exotic predators may include wild house cats, wild dogs and wild hogs.

Fire ant control (imported red fire ants) can be used to protect native wildlife species or their food base. Treatments should comply with the label instructions and should cover at least 10 acres or one tenth of an infested area each year—whichever is more.

Controlling brown-headed cowbirds to decrease nest parasitism of targeted neotropical bird species (for example, endangered songbirds) also may be part of an overall planned program.

Grackle/starling control can be undertaken as part of a planned program to reduce bird diseases and overcrowding, which can harm the population of white-winged dove and/or other neotropical birds.