LOW-COST LAND IN NORTHERN WISCONSIN

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There are reasons for most of the shenanigans involving transactions in county land. One is the tax revenue the local government expects from the favored bidder. For example, one recent sale of property attracted two competitors. The person who made the higher offer intended to plant trees on the site...the other proposed to build a retirement home. So which will yield more taxes, 40 acres of woods or 40 acres with a new house on it? Many times, too, the lower bidder is favored because he already owns adjacent property. The farmer who wants more land, or the homeowner who wants the vacant lot next door, is likely to get his wish no matter how high the other offers go. Usually in cases like this the parcel is advertised for sale at the request of the prospective purchaser.

As if the situation weren't already confusing enough, the county board sometimes changes its mind about selling a particular chunk of land and decides to keep it after a number of people have bid on it.

In spite of all the exceptions and political favoritism involved in such sales, though, the highest bidder does often get the land he wants with no sweat. The main thing to remember is not to set your heart on a specific tract until the deed is signed, sealed and delivered. The bargains are there, and a little patience can make you the owner of a beautiful homestead.

One more point to keep in mind about buying land from the county is that the deal can be tricky when water frontage is involved. When a shoreline has recreational value, the local authorities may hold back a strip along the lake or river for public access. If the acreage is in a harbor area, some or most of it may be under water. Such property is generally measured to the dock line, which is some distance from the beach. This is the limit to which a landowner can fill in the harbor (after obtaining the proper permit, of course).

You should also be aware that tax-forfeit land isn't always the only type a local government has for sale. Occasionally, for instance, real estate is sold by a county welfare department which has taken a lien on the home of a person getting old-age assistance. When the recipient dies, the heirs may inherit the acreage only if they pay back the relief the county gave their parents. In case they fail to do so, the welfare department takes over and sells the property. This is often a very economical way to buy a plot with a modest but livable home on it. If you're setting out—armed with this information—to look for northern Wisconsin land, the first thing to do is visit the county or counties where you think you might like to locate. Look at the countryside, the lakes, streams and rivers, the hills and trees...and try to make your inspection in the winter as well as in the summer.

Stop in at the courthouse of the locality's principal town and talk to the county clerk about how his jurisdiction handles land sales. Buy a plat book from him...it'll cost $5.00 to $10.00, but you'll refer to it constantly. Find out in which paper the county advertises its offers of property, and order a year's subscription.

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