The reason fannin co is so high is because you have so many hunting outfits there. There are five guide service that hunt there i know of an one club. That is a ton of traffic coming through there. So Everyone fights for the few places that's left, it's just a bidding war and who knows who is all it comes down to. People need to understand tbough that when farmers an ranchers in the area see this they know that there is a market for it. With that Bieng said the days of 500 for a 10 acre lake are gone IMO.

There is also a reason that there is so many outfits there to because it's good.

Not dodging your question but it depends . .
Will the land owner allow you to build a blind?
Would you have truck or four wheeler access to the edge of the pond?
How deep is the pond (Six feet deep right off the bank or wadeable for 100yds)?
Is the bottom solid or bottomless muck?
Are there any water level control provisions (pump, dam upstream, etc.)?
Can you store your gear on the property (securely)?
If the land owner deer hunts, will you have access to the pond over the entire duck season?

All of these things would play into how much I would be willing to pay.

I don't hunt feathers so im coming here.

How much would a private tank 1-2 acres in a wooded area, in NE TX around the grasslands up towards Bonham area be worth for a season?

Never leased and he said its covered up

In that area, simply put, you're buying convenience. The close proximity to DFW has severely skewed the supply/demand curve and valuations have followed.

Obviously "close" is a relative term.... Ill retract the FW part from DFW but the results are same.

Plus that area still has water

There I fixed it for ya.

Good luck in your venture, there are a lot of pot holes in fannin co, but there are more that don't hold birds than do, so make sure he has pictures of birds feeding and it's not a roost or wait until season to lease it. I currently have 20+ bodys of private water IN FANNIN CO. But we guide on less than 10 of them. The others have birds on occasion and then others I've never seen a duck on.

There is a reason that duck outfitting has migrated up there (see what I did there)...They still have water and still get rain.

Watch out for Sid or Syed Bilal. He's a scammer and he's advertising a bunch of land that he "owns" up there.

-Matt

Market price for a duck lease really boils down to how many birds can be harvested per season on the property.

I have always felt a good price on a lease is $30 per hunt per gun. And a decent hunt is 3 birds per gun, so a good price per bird is about $10.

So based on this key price points, you can play with the numbers.. Typically you hunt a property/spot and let it rest for a week, that is about 11 hunts a season, 3 to 4 guns a hunt, and if property produces decent hunts, $30 per hunt per gun is about $1,000 to to $1,400 for that property.

You have a property that will handle 4 guns once a week, and produce limits on every hunt, 4 guns x 11 hunts x 6 birds per hunt per gun x $10 per bird = $2,640 for that property.

Wow,

I wouldn't have thought the price would be that high for a small pond. Glad I know people and they don't know how much they could get!