Habitat Diversity and Quality Hunting Properties: Valuable Assets in the Current Land Market

America’s rural landscapes offer countless opportunities for people from all walks of life to use and enjoy.  These uses range from around the clock high-end commercial farming operations to spending time with friends and family on the weekend.  One use associated with our nation’s rural landscapes dates back to the beginning of mankind and is a practice that has not only helped sustain our existence but also helped shaped the culture, heritage, and economies of many rural communities throughout the country.  This use is the time honored tradition of hunting and for many Americans hunting is much more than a pastime; it is a lifestyle for millions of families which plays a significant role in the rural land market.  According to a 2006 survey by the U.S. Fish & Wildlife Service, hunting is a $22.9 billion a year industry that is financed by 12.5 million hunters.  Of these 12.5 million hunters, 7.2 million are hunting private land exclusively.  These statistics shed light on the fact that hunting is a cherished recreational endeavor and participants are willing to invest substantial capital for quality hunting ground.

As the recent economic downturn draws to a close, the rural land market is upside down with regards to the value of timberland.  This market trend has created a dilemma for many timberland owners as they reassess timber management plans in order to compensate for current lumber prices.  Compounding this scenario is the uncertainty of the future timber market.  Historical analysis supports the argument that timber prices will recover just as they have in the past. For many timberland owners with realistic short-term goals, waiting on the possible recovery of timber values is not the only option for mitigation.

Current landowners who have witnessed the value of their timber holdings diminish over the last five years should seek to take advantage of current recreational buyers who have emerged from the sidelines following the recent presidential election. These buyers are looking to capitalize on a market that has not only bottomed out, but is also on the brink of recovery and many of these buyers are searching for hunting tracts with a valuable feature – habitat diversity.  Rural properties that offer a variety of wildlife habitat tend to stand out thanks to excellent resident wildlife populations.  This argument is important to sellers due to the historical trend that buyers in the market for quality hunting tracts are often more inclined to negotiate on price when they recognize that a property has good habitat diversity in place and therefore offers immediate high-quality hunting opportunities.

Landowners seeking to diversify their property from a wildlife habitat standpoint have several options to choose from.  Clear-cuts, merchantable pine stands, mast trees, ponds, impoundments, native grasses, warm and cool season food sources, and prescribed burns & thinnings on existing timber stands are all excellent methods of implementing habitat diversification.  Other types of habitat that are either impossible to recreate or can’t be done at a reasonable cost include swamps, marshes, sloughs, flooded timber, creeks, rivers, & pastures.  If possible, owners of rural land that lack habitat diversity should consider acquiring adjacent parcels that offer these habitat features at current market values; doing so could create a legitimate solution to recoup some of the value lost from timber holdings much sooner than a full-scale timber market recovery.

For buyers looking to invest in a hunting property, habitat diversity is commonly at the top of a requirement list.  In many instances, rural land lacking this feature will be passed over by potential buyers even if the property offers every other aspect a prospect is looking for.  Opportunities to enhance habitat diversity exist for the majority of rural land parcels and establishing these features can lead to a pleasant selling experience for landowners.

– RH


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Huff Creek Properties 2012 Third Edition Newsletter

Huff Creek Properties has released our 2012 Third Edition Newsletter.  Click on the link below to read about the current land market, new & featured listings, new hunting rules & wild game recipes, and more!

Huff Creek Newsletter 2012-Third Edition (Website)

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53 Acre Hunting Property – Highway 221, Laurens County, SC

This 53 acre tract is a turnkey property that has excellent deer and turkey hunting along with a small swamp that provides consistent duck hunting opportunities. The property consists of several large food plots located off of a large power line that runs the length of the property which would be a great location for a dove field. Approximately half of the property consists of beautiful hardwood creek drains that support the quality hunting on this tract. Waterloo Elementary School is next door which means no hunting pressure one at least one side of this tract.
The owner is including 8 top of the line deer stands with the sale of the property and the food plots have been planted for the upcoming deer and turkey seasons. Call today to schedule a showing!
Click on the link below to take for a virtual property tour:
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The Presidential Election and Local Investment & Job Growth: How Will They Affect One State’s Land Market

With the presidential election quickly approaching it is clear that the outcome will have a major impact on the national land market.  Over the last twelve months this market has improved considerably in South Carolina from the previous two years and the potential for a full-on recovery mode is in the air.  However, the majority of individuals involved with the land market, not only in this area but most likely nationwide, has the same opinion on its future with regards to the presidential election – it could go either way.  The local chatter is heavily swayed towards the notion that a change in the White House will undoubtedly propel the land market up the recovery slope and lead to more transactions, higher land values, and overall economic prosperity.  The flip side of this scenario is that another four years with the current president could lead to another recession and even lower land values than current cellar prices.  As a land broker this scenario presents quite a challenge in terms of advising a client, whether buying or selling, on how to move forward.  In order to overcome this challenge the appropriate due diligence requires a closer look at current events surrounding the region’s economy and job market as opposed to simply relying on public opinion concerning the upcoming election.

In South Carolina, things are looking very good in the automotive manufacturing sector.  Employment in this industry “is up more than 11.3% from a year ago and nearing pre-recession levels seen in 2007, according to data released this month by the U.S. Bureau of Labor Statistics.”  Construction is currently underway at the BMW plant in Spartanburg County on a $900 million expansion project that will add 1,140,000 square feet to the facility and bring in 1,400 new jobs by 2014.  Michelin North America and Bosch Rexroth are adding $830 million in investments and 660 jobs to these figures.  Overall, “[t]he sector has added 3,200 jobs over the past 12 months and as of July employed 31,600 people, bureau data shows.” [i]

Another boost to South Carolina’s economy is the new Boeing Co. Facility in North Charleston, SC.  State officials anticipate that Boeing will follow in BMW’s footsteps by luring suppliers to the state.  Boeing reported “spending $745 million with 347 South Carolina suppliers and vendors last year, as opposed to $95 million with 81 suppliers and vendors in 2010.  According to the company, that investment supports 25,000 jobs beyond the more than 6,000-plus employees at Boeing’s factories in North Charleston.”[ii]  Since BMW came to Spartanburg County in 1992, forty suppliers have followed the automotive giant and do business across eleven counties throughout the state.  These suppliers have invested $2.1 billion into South Carolina’s economy on top of the $4.2 billion that BWM has invested since 1992.  BMW and its forty suppliers currently account for 27,000 jobs and $1.2 billion in annual wages and state leaders anticipate that Boeing’s presence will have a similar impact on the state’s economy in the near future.  [iii]

One last gold star for South Carolina’s economy can be found in a recent publication of Businessweek.com that ranked the top 100 job markets in the country.  Greenville ranked third behind Washington, D.C. and San Antonio, Texas in this publication, further supporting the argument that South Carolina’s economy offers some very positive aspects to focus on amidst the current uncertainty with regards to the future of our country’s economic situation. [iv]  As Boeing continues to move forward with operations in Charleston County, the job market in this region should continue to gain strength and have a state-wide impact just as BWM has done in the western part of the state.  Additional research into South Carolina’s current economy is sure to uncover negative aspects that contribute to this uncertainty which are most likely supported by naysayers that continue to issue warnings about another recession on the brink – especially if the elections next month do not result in a change in the White House.

For investors currently holding capital, it is important to keep in mind the following opinion expressed by Senator Jim DeMint at a recent Charleston Metro Chamber of Commerce when digesting opposing arguments concerning the current economy.  “Wealth is created when an individual takes a risk in hopes of a reward,” DeMint said. “Our economy is built by that.”[v]  This statement can be applied to the current land market in South Carolina.  Consider that most land experts would agree that overall, land values in South Carolina have bottomed out and have been hovering along at a constant for the past twelve to eighteen months.  Recent transactions from 2012 (both in value and volume) support the argument that South Carolina’s land market has started to rebound.  Therefore, current buyers are faced with a tough decision as they decipher whether to hold out until after the election for a possible new face in the White House that the majority feels will reduce the risk of investing in land.  Regardless of how these current buyers decide to move forward, one thing is certain – there is a current situation in South Carolina where basement land values, substantial investment by three industry leading companies (BMW, Boeing, & Michelin), a strong job market, and a possible change in the White House could very well lead to a spike in land values.  Those who take the risk and purchase land before this possible scenario occurs could be making an excellent investment if the land market follows this suggested path.

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Rural Land and Intangible Property Values

The process of valuing rural acreage can be challenging and a direct correlation usually exists between the level of difficulty and the number of features that the property offers.  Although most experts consider real estate a tangible asset, many facets concerning the value of rural acreage are 100% intangible and very often it is burdensome to accurately assess a fixed dollar amount to these features.  The list of intangible property features is endless but some of the most common examples are location, aesthetics, and the quality of recreational opportunities.  When representing buyers and sellers of rural acreage, brokers should recognize intangible property features and initiate conversations about how they affect the value of a given property.  The following questions can be beneficial to voice in order to trigger thoughts regarding how much intangible property features can actually offset cost and what they are actually worth to a buyer and/or seller:

  • How much time and money will be saved over the next 5 years commuting to a farm 30 minutes away as opposed to an hour away?  Two hours away?
  • What could the future hold for that adjacent parcel that just came on the market? 
  • How will the future use of that adjacent parcel affect the property that I am buying, selling, or currently own?
  • What would be the cost of purchasing a small parcel for access purposes on a tract that currently only offers easement access?
  • How much money that could be used to improve for sale property is being left on the table by not leasing out hunting rights, farming rights, etc.?
  • How much will it cost to convert a bottom field into a duck impoundment?  Will it be productive?
  • How much will it cost to convert an old pasture into a dove field?  Will it be productive?


Often times asking these questions creates a platform for promoting the value (or detriment) of intangible property features.  Although buyers and sellers make the final decisions surrounding transactions on real estate, brokers can ensure their clients are asking themselves the right questions during the final stages of their due diligence.  Some of these questions might include the following:

Should a buyer purchase one property over another that’s very similar because the price is lower when the main feature they really want is already in place on the more expensive property?

This scenario should obviously be approached on a case-by-case perspective but, in many instances, the answer is going to be no.  Most buyers looking to purchase a recreational tract in today’s market are looking for great deals because of the large inventory currently available.  It is important for brokers to point out the value of existing, intangible features that might be overlooked because of the elevated asking price of the property – especially if that feature is one that a buyer has specifically identified as desirable.

Should a buyer consider paying a little more for a desirable adjacent tract to the property they already own?

Again, this is another hypothetical situation but quite often the answer to this question is absolutely.   A common scenario that is often devastating to a landowner is the situation where an adjacent property is purchased and the new owner changes the use of the property in such a manner that it has a detrimental effect on the neighboring tracts.  Paying more for that adjacent parcel might seem like a bad investment today but it could pay huge dividends down the road in terms of protecting the nature of the property.

Is the asking price on a listed property inflated based on unproven intangible property features?

This common scenario surfaces with the quality of hunting and fishing on a recreational property.  Often times, a tract will hit the market that has great potential for being a first class hunting and fishing property if the appropriate improvements are implemented and the asking price has incorporated this potential.  The bottom line on this kind of property is that unproven results do not translate into actual value.  Most buyers willing to pay extra for intangible property features need to see that these features actually exist.  As a property owner looking to sell a tract that has quality recreational potential it is important to consider that implementing the improvements up front will very likely result in a better day at the closing table. 


A strong argument can be made that transforming a rural parcel of land into a quality recreational property is typically a long-term process that requires much time, effort, and money.  As timber values continue to hover at low end numbers and rural land owners are considering different uses for their property, it is important to analyze intangible property features.  These features regularly affect property values and taking the time to conduct an analysis regarding the value of each intangible property feature will improve one’s education in the purchase or sale of rural land.

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303 Acre Bank Owned Lake Greenwood Farm – Ninety-Six, SC

This 303+/- acre property is just a few miles northeast of Greenwood, SC and stretches from Highway 702 to approximately five hundred feet of lake-frontage on a secluded cove on Lake Greenwood.  The front 80+/- acres was clear cut approximately five years ago and the re-growth offers unmatched bedding area for deer.  Two sections of hardwoods were left standing on the western edge of the clear cut.  The back 223+/- acres are eight to ten year old loblolly pines with a hardwood creek bottom that runs along the western boundary line and then cuts through the back portion of the property and flows into Lake Greenwood.   Adjacent to the lake frontage is a three to five acre pocket of hardwoods that would make an excellent location for a lakeside home or cabin.

The property is currently holding a very large number of deer and given the thick nature of the current landscape the herd is sure to include several trophy bucks.  Gently rolling topography and an excellent road system that runs throughout the majority of the tract are also quality features of this tract.

The property, which is bank-owned with an asking price of $1,815/acre, is located between Grand Harbor Golf and Yacht Club (a premiere lakeside recreational community) and an industrial development corridor (Fuji Film, Ascend Performance Material, and Contech Forgings) along SC Highway 246 that is supported by nearby rail.  The property is just a few miles from these developments.  The combination of the potential for future development, the very low asking price, and the recreational opportunities make this property an incredible investment that won’t last long.

This 303+/- acre property is just a few miles northeast of Greenwood, SC and stretches from Highway 702 to approximately five hundred feet of lake-frontage on a secluded cove on Lake Greenwood.  The front 80+/- acres was clear cut approximately five years ago and the re-growth offers unmatched bedding area for deer.  Two sections of hardwoods were left standing on the western edge of the clear cut.  The back 223+/- acres are eight to ten year old loblolly pines with a hardwood creek bottom that runs along the western boundary line and then cuts through the back portion of the property and flows into Lake Greenwood.   Adjacent to the lake frontage is a three to five acre pocket of hardwoods that would make an excellent location for a lakeside home or cabin.

The property is currently holding a very large number of deer and given the thick nature of the current landscape the herd is sure to include several trophy bucks.  Gently rolling topography and an excellent road system that runs throughout the majority of the tract are also quality features of this tract.

The property, which is bank-owned with an asking price of $1,815/acre, is located between Grand Harbor Golf and Yacht Club (a premiere lakeside recreational community) and an industrial development corridor (Fuji Film, Ascend Performance Material, and Contech Forgings) along SC Highway 246 that is supported by nearby rail.  The property is just a few miles from these developments.  The combination of the potential for future development, the very low asking price, and the recreational opportunities make this property an incredible investment that won’t last long.


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Generating Income to Improve Recreational Property: Put Your Land To Work

When it comes to owning and managing recreational property one thing is certain: every property owner has an opinion (rightfully so) on what’s the best method for improving their land.  Although these opinions sometimes rest at opposite ends of the spectrum, a common interest serves as a bond between all recreational landowners – the desire to improve their property.  The property might be a ragged clear-cut or the highest turn-key property on the market but one thing is certain – there is a good chance the owner wants to make it better.  Often times this motivation is influenced by many factors but one reason that will always make the list is the notion that making improvements to a recreational tract adds value from top to bottom.

Perhaps the best method for adding both tangible and intrinsic value to a recreational tract, implementing appropriate property upgrades can lead to big dividends for an owner at the closing table – especially with current market conditions.  Today’s recreational land buyer is seeking out properties that are bargain priced and already have the improvement(s) that are in align with their intended use.  These buyers recognize that many landowners made the decision to sell after enduring several years of economic struggles and the direct result is a large supply of improved recreational tracts currently available at a great price.  This trend suggests that current sellers, if they haven’t yet, need to implement improvements on their property if they want to be in the game.  Depending on the nature of the property and improvements this process can get costly, however, landowners have options available to them in terms of generating income to contribute towards designated improvements.

For many recreational property owners finding the funds to implement property upgrades, not to mention regular maintenance and upkeep, is an ongoing challenge.  Anyone who has owned land can attest to the old saying that “there’s always something that needs to be done.”  Often times planned improvements must be sacrificed in order to repair existing equipment and structures.  This scenario becomes much more common when recreational land is put up for sale with a mindset of: “why waste money improving a property when the plan is to sell?”  The reality of this misconception is that although an owner may save money in the short-term by sacrificing appropriate improvements, the long-term outcome is often the following:  the property remains on the market for a long period of time and when it sells the price is not what the owner originally hoped to get.  In order to overcome the costly process of keeping up with a recreational tract while trying to facilitate the property reaching its full potential owners should get creative in terms of implementing cash flow on a recreational tract.  Some creative strategies that could be use to generate cash flow include the following opportunities:

Harvest some timber.  Clear-cuts are not the most aesthetic property feature but they serve as great buffers from neighbors and roads and they are phenomenal in terms of wildlife habitat.  If you are completely against clear-cutting identify stands where thinning is appropriate.  In addition to generating income a thinned timber stands adds aesthetic value and improves the health of the timber stand.

Plant a dove field or a duck impoundment and lease out the hunting rights.  Wing shooters will pay to play and having a dove field or duck impoundment on your property will undoubtedly add substantial value to your property.  This improvement, which is not always a feasible option, will also improve the chance of a property being sold because of the limited number of properties on the market that offer this recreational pursuit.

Lease out the deer and turkey hunting rights.  Insert a clause that the tenants are required to plant and maintain food plots – it will pay off in the event circumstances call for selling the property.

Lease out your empty horse stables.  Equestrians are always looking for a place to board their horse – up the ante by permitting them to trail ride on the property.

Lease agricultural fields to a farmer.  This method will not only generate cash, it also adds value to your property from a hunter’s standpoint.

Research opportunities for grants at the state and federal levels for funds that might be available or place a conservation easement on your property that will offer annual payments that can be put towards maintenance, upkeep, and improvements.  Landowners can negotiate the terms of a conservation easement!

Seek compensation for damages that have been done to your property.  This option is a page straight out of T. Boone Pickens’ playbook.  Pickens profited from selling ranchland that he had improved from a wildlife habitat standpoint in Roberts County, Texas.  He successfully sued a company for $1.5 million that had damaged his property and failed to repair those damages.  Pickens action serves as a great example for landowners to follow in terms of standing up for property damages incurred from companies that have a legal right to run heavy equipment on your property.  Whether the damage stems from maintaining a utility easement, a logging company conducting a thinning, or a government agency that oversees wetlands, a landowner has a cause of action to ensure his property is not damaged by these activities.  Pickens motivation for bringing the lawsuit, which was to repair costly improvements he had implemented on the ranch, reinforces the idea that making wildlife habitat improvements to a recreational property adds value – “Today, I am driven by a desire to conserve and reclaim organized land for quail habitat, and to develop long-term wildlife management plans that can be used to improve land values through an expansion of recreational opportunities.”  (T. Boone Pickens, Mesa Vista Ranch, http://mesavistaranch.com/pdf/TBPbooklet3web.pdf, page 3).  It’s a safe bet that the $1.5 million awarded to Pickens was spent on additional ranch improvements.

This list is just a few of the more common methods for generating income on recreational land – additional opportunities are endless if you take the time to get creative.  Whether your objective is to make the improvements to your recreational property that you’ve always dreamed of or attracting a prospective buyer, there’s no reason to come out of pocket until you’ve looked closely at the assets on your land and the potential income they can produce.



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264 Acre Bank Owned Turkey Hunting Paradise

Huff Creek Properties would like to announce the most recent price reduction on our Arrowhead Ridge listing.  This magnificent 264+/- acre property consists almost entirely of mature hardwoods and sits atop Chestnut Mountain just north of Travelers Rest in Greenville County, SC.  The original asking price of $2,508,000 has been reduced by $1,493,000 and is now $1,015,000 ($3,845/acre).

The property, which is one mile south of 18,000 acres of undeveloped mountain forest surrounding the North Saluda Reservoir, is an absolute haven for Eastern wild turkeys and spending a spring day turkey hunting on Arrowhead Ridge is a remarkable experience.  The 3/4 mile long ridge road is a magnet for mature Toms – over a 90% success rate on longbeards over the last three years of hunting!

If you are looking for a recreational tract close to Greenville, SC (less than 30 minutes) with great investment potential and world class turkey hunting call us at 864-232-9040 or visit www.huffcreekproperties.com!

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Protecting Lake Greenwood: A Sound Investment

Since its construction in 1940, Lake Greenwood has become a valuable asset of the local community as well as for the entire Upstate of South Carolina.  This 11,400 acre lake, which is the main water source for Greenwood and much of Greenwood County, also serves as a hub for a number of recreational pursuits which have fostered significant population and economic growth in this region.  History has revealed that both positive impacts and challenges result from increased levels of population and economic activity in a given area – and the Lake Greenwood community is no exception to this rule.

According to the Saluda-Reedy Watershed Consortium (SRWC), “a broad based coalition of universities, non-profit organizations, government agencies and private businesses which have conducted a wide range of research on Lake Greenwood and its watershed”[1], several obstacles concerning water quality must be overcome in order to ensure the future health of Lake Greenwood.  The 745,600 acre Saluda-Reedy Watershed (SRW) and Lake Greenwood have a long history of dealing with unwanted effluents.  For decades the Saluda River and the Reedy River carried away many types of wastes from growing industry and development in the Upstate.  The implementation of regulations on unwanted industrial effluents such as the Clean Water Act of 1972 made a major impact on the current water quality of the SRW and Lake Greenwood.  However, Lake Greenwood and the SRW currently face new health threats – the SRWC has identified sediment from upstream development, stormwater runoff, and phosphorus from wastewater discharges as the main causes that affect the cleanliness and levels of water in Lake Greenwood.

A study by the SRWC reports that 307 acres of Lake Greenwood has been lost to sedimentation in the upper part of the lake.  If this process continues there is the potential for negative impacts such as the loss of waterfront land, harmful pollutants, and decreased boat and recreational access.  Major algae bloom, which Lake Greenwood experienced in 1999, is another real threat …

“[w]hen an overload of phosphorus and nitrogen are introduced to the lake, algae growth can increase to an uncontrollable level.  As the algae dies and sinks to the bottom, the decay process consumes a substantial amount of dissolved oxygen.  A combination of low bottom-water oxygen levels and high surface water temperatures that often occur in the summer can leave many fish and other aquatic life with little or no suitable habitat.”[2]

Land use along the shore of Lake Greenwood is another critical aspect of the water quality.  Some lakeside development produces soil erosion, loss of shoreline vegetation, and toxic runoff which contribute to poor water quality.

This research makes a strong argument that the health of Lake Greenwood is in jeopardy.  Growth and development in upstate South Carolina have once again reached a level that is causing detrimental impacts to Lake Greenwood.  However, these findings also shed light on the implementation of proven methods that helped Lake Greenwood overcome water quality problems forty years ago.  Although government regulations and policies like the ones implemented in the past are part of the solution, they are not the only effective measures to help improve the water quality.  Conservation easements on properties within the Saluda-Reedy Watershed can have a major impact in the effort to improve Lake Greenwood’s water quality.  These properties consist of those with Saluda & Reedy River frontage as well as lake front parcels and the preservation of land within this watershed will have a direct effect on reducing the amount of pollution that enters Lake Greenwood.

In addition to qualifying for conservation easements, large acreage tracts with significant frontage on Lake Greenwood are unique pieces of real estate with regards to the current real estate market.  Unlike large timber and recreational tracts in this area, a strong demand for lake lots is in place resulting in stable values throughout the economic downturn.  This market indicator reveals that undeveloped lake frontage has good investment potential from a lake lot development perspective.  A savvy investor should recognize the enhanced investment potential of a large acreage tract with significant frontage on Lake Greenwood.  A property with these features offers significant tax benefits through a conservation easement on designated areas as well as mitigation opportunities for sustainable lake lot development.  In addition, the stark contrast of the current market for lake lots and large acreage recreational and timber tracts allows an investor to assess the value of a large acreage tract with significant lake frontage from two separate vantage points which is advantageous.

Lake Greenwood is a treasured resource of Upstate South Carolina and for the last seventy years this lake has contributed to the economic growth of the area while also facing water quality challenges.  This constant struggle is a familiar story for waterways and wetlands across the southeast and the decision to sacrifice clean water for financial returns and vice versa is never easy.  Fortunately, in some circumstances the two are not mutually exclusive.  Sustainable development, if implemented properly, can facilitate the co-existence of clean water and financial returns given certain market trends and property location.  These conditions currently apply to large acreage tracts with significant undeveloped lake frontage on Lake Greenwood resulting in a rare opportunity to assist in the protection of Lake Greenwood with a positive return on investment.

[1] Saving Lake Greenwood , Upstate Forever, Page 1

[2] Saving Lake Greenwood, Upstate Forever, Page 4


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Turkey Season 2012

  • The guys at Huff Creek Properties rounded out the first week of the season with a bang! The last two birds were taken on our 264 acre listing on Chestnut Mountain Road in northern Greenville County. These longbeards were the fifth and sixth taken on this tract over the last three years. We have hunted this property… a total of 7 times – pushing a 90% success rate! If you are looking for a turkey hunting paradise only 25 minutes from downtown Greenville give us a call at 864-232-9040 or check out “Arrowhead Ridge” on our website – www.huffcreekproperties.com

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