I hear people say that...and have done some research, but what I've found doesn't seem to make a significant dent in what I can afford.

Tillable land is a no brainer...but also EXTREMELY expensive on the front end.

Timber is another no brainer, but unless you are dealing with someone completely clueless, you will pay for marketable timber up front as well.

Enrolling the property in governemt programs has some potential...and may even EVENTUALLY "pay" for the property...but the bank isn't going to wait that long for their money.

Buying recreational land is an expensive proposition. What I'm hearing from lenders is a minimum 20% down and fifteen years to pay it off.
So, if a guy buys $100,000 piece of property (which won't be very big)...he coughs up $20,000 on the front end...and even at todays low interest rates...gets saddled with a $600/monthly payment (7,200/year...plus taxes and insurance).

If one has the required cash up front, one option would be buying land with a house on it...and selling off the house. That helps with the down payment and term, but just make sure you can handle it financially if the house doesn't sell for a couple years.

Don't know why...but I do have this desire to buy a place of my own. Just not sure it makes financial sense? I would not be buying with the intent of flipping it...and axctually would hope it stayed in the family after I'm gone.

The most I've ever spent in one year for lease ground is $1,200...and that was for two tracts in different states. That's close to what I pay the government every year at property tax time for what I already own.

If I'm missing something here...please enlighten me....and that means anybody.