Ty Hunter - Arrowhead Land Company

Ty Hunter - Arrowhead Land Company Top-tier marketing with local knowledge and experience.

Could your property qualify for grants?Many Oklahoma landowners are surprised to learn there are grant and cost-share pr...
07/03/2026

Could your property qualify for grants?

Many Oklahoma landowners are surprised to learn there are grant and cost-share programs that can help pay for improvements to farms, ranches, and recreational properties.

Depending on your property and the program, funding may be available for:
• Cross fencing
• Water wells and livestock water systems
• Pond construction or rehabilitation
• Brush and cedar removal
• Rotational grazing infrastructure
• Wildlife habitat improvements
• Native grass restoration
• Erosion control
• Energy-efficient agricultural upgrades

Some programs can cover a substantial portion of approved project costs, making improvements far more affordable than many landowners realize.

The best part? Many people never apply simply because they don’t know these opportunities exist.

Before you spend thousands of dollars on your next ranch improvement project, visit your local USDA NRCS office or conservation district to see what programs your property may qualify for. A quick conversation could save you a significant amount of money while increasing the productivity and long-term value of your land.

If you’re considering buying, improving, or selling rural property, understanding these programs can make a real difference.

— Ty Hunter
Rural Real Estate Specialist
Arrowhead Land Company

06/29/2026

At Arrowhead Land Company, we believe great agents deserve more tha...

Every Oklahoma Rancher and Hunter Needs to Know About the New World ScrewwormFor decades, most Americans never had to th...
06/25/2026

Every Oklahoma Rancher and Hunter Needs to Know About the New World Screwworm

For decades, most Americans never had to think about the New World screwworm because it had been eradicated from the United States. Unfortunately, it’s back on everyone’s radar.

This isn’t just another fly.

The New World screwworm is one of the few parasites in the world whose larvae feed on living flesh. A female fly can lay hundreds of eggs in something as small as a tick bite, a branding wound, an ear tag hole, a cut from barbed wire, a fresh castration site, or any other open wound. Within hours, the larvae hatch and begin burrowing deeper into healthy tissue.

Unlike ordinary maggots that feed on dead tissue, screwworm larvae actually consume living tissue. Left untreated, the wound grows larger, attracts even more flies, and can quickly become life-threatening.

Why ranchers should care

A widespread outbreak could have major consequences for the livestock industry.

• Increased calf losses
• Reduced weight gain
• Expensive veterinary treatment
• More labor checking livestock
• Greater risk to newborn calves
• Delays in branding and processing
• Significant financial losses

Every rancher knows that healthy cattle start with daily observation. During periods of increased risk, it becomes even more important to inspect animals frequently, especially after branding, tagging, castration, calving, dehorning, predator encounters, or fence injuries.

Why hunters should care

This isn’t only a cattle issue.

White-tailed deer, elk, feral hogs, bears, and many other wildlife species can also become infected. Wounds from fighting during the rut, predator attacks, fence crossings, or non-fatal hunting injuries can all become sites where screwworm flies lay eggs.

That means this parasite has the potential to impact wildlife populations just as much as livestock.

As hunters and land managers, we all have an interest in maintaining healthy wildlife herds.

Prevention starts with good management

While no one can eliminate all risk, there are practical steps that greatly reduce the chances of infestation.

• Check livestock regularly during fly season.
• Treat cuts and surgical wounds promptly.
• Use veterinarian-approved wound sprays and fly control products.
• Minimize unnecessary handling during periods of heavy fly activity.
• Watch newborn calves closely.
• Report suspicious cases immediately to your veterinarian or state animal health officials.

Early detection is one of the best defenses we have.

Can it be eliminated again?

The encouraging news is yes.

The same technology that eradicated screwworm from the United States decades ago is once again being used today.

Scientists raise millions of sterile male screwworm flies and release them into affected areas. Female screwworm flies mate only once in their lifetime. When they mate with a sterile male, no offspring are produced. Releasing enough sterile males causes the wild population to collapse over time.

It sounds almost too simple, but it remains one of the most successful biological control programs ever developed and was responsible for eliminating screwworm from the United States in the last century.

Today, USDA, state agencies, Mexico, and international partners are once again using this strategy while increasing surveillance, quarantines, and sterile fly production to stop the parasite before it becomes established across North America.

As someone who spends a lot of time on ranches and in the outdoors, I believe this is something every rural landowner should be aware of. Staying informed, checking livestock and wildlife carefully, and reporting suspicious cases quickly can make a tremendous difference.

Healthy cattle. Healthy wildlife. Healthy rural communities.

That’s something worth protecting.

What if some of the money you’re currently sending to the IRS could instead be used to build equity in a farm, ranch, or...
06/18/2026

What if some of the money you’re currently sending to the IRS could instead be used to build equity in a farm, ranch, or agricultural business?

That’s one of the most overlooked benefits of agricultural real estate.

Many people think of tax deductions as a way to save money. Experienced landowners often think differently. They use tax savings and business income to acquire assets that can improve productivity, generate income, and increase equity over time.

Consider a few common examples:

• Cross fencing that improves grazing management

• Water wells, ponds, and pipeline systems

• Livestock and working facilities

• Pasture improvements and w**d control

• Equipment used in the operation

In many cases, these investments may qualify as legitimate business expenses, depreciation, or other tax-favored treatments when used as part of a bona fide agricultural operation.

The real advantage isn’t the deduction itself.

The advantage is converting dollars that might otherwise be lost to taxes into productive assets that can improve the operation and potentially increase the value of the property.

A well-planned water system may improve carrying capacity.

A fencing project may improve grazing efficiency.

Pasture improvements may increase forage production.

Each of those investments can make the operation more productive while also contributing to long-term equity growth.

That’s why many successful farm and ranch owners view land differently than most investors. They’re not just buying dirt. They’re building a business, improving an asset, and creating long-term wealth at the same time.

Of course, tax laws are complex and every situation is different. Always consult with a qualified CPA, tax advisor, or attorney before making tax-related decisions.

— Ty Hunter
Rural Real Estate Specialist
Arrowhead Land Company
918-329-0843

One thing I’ve learned after walking hundreds of farms and ranches across Oklahoma is that not every improvement adds va...
06/17/2026

One thing I’ve learned after walking hundreds of farms and ranches across Oklahoma is that not every improvement adds value.

In fact, some improvements can actually reduce a property’s appeal.

When evaluating a ranch, I often think about replacement cost.

What would it cost to build a mile of fence today?

What would it cost to dig a pond, install a water well, build cattle working pens, run water lines, or construct a barn?

Those costs add up quickly and can represent substantial value to a buyer.

But there’s another side to that conversation.

Just because an improvement exists doesn’t necessarily mean it’s adding value.

A new fence and a fence that’s falling down are two different things.

A functional barn and a barn that’s one windstorm away from collapsing are two different things.

An old set of cattle pens that need to be completely rebuilt may not be viewed as an asset at all.

Sometimes buyers see those improvements as future expenses rather than added value.

I’ve seen properties where the owner was proud of improvements that were built 40 or 50 years ago, while the buyer was mentally calculating what it would cost to repair, replace, or remove them.

The truth is that improvements create value when they are useful, functional, and contribute to the property’s intended use.

When they become obsolete, unsafe, or worn out, their contribution to value begins to diminish.

That’s one reason why two ranches with the same acreage can have dramatically different values.

The condition of the improvements matters just as much as the improvements themselves.

For sellers, it’s worth asking:

“Would a buyer see this as an asset or as another project?”

For buyers, it’s important to look beyond the acreage and understand both the value and the cost of what comes with the property.

Not all acres are created equal.

And not all improvements are assets.

As a rural real estate specialist, these are the kinds of conversations I have with landowners every day. Understanding the difference between cost, value, and utility is one of the most important parts of accurately evaluating a farm or ranch.

If you’d like to discuss your property, I’d be glad to help.

Ty Hunter
Rural Real Estate Specialist
Arrowhead Land Company

918-329-0843
[email protected]





TICKS ARE BAD THIS YEAR. WHAT ACTUALLY WORKS?Every rancher I talk to seems to be fighting ticks right now. While there i...
06/13/2026

TICKS ARE BAD THIS YEAR. WHAT ACTUALLY WORKS?

Every rancher I talk to seems to be fighting ticks right now. While there isn’t a silver bullet, the producers having the most success are usually combining several strategies rather than relying on a single product.

Here are a few proven approaches:

• Rotate your pour-ons and insecticides. Using the same product year after year can reduce effectiveness.

• Treat cattle before infestations become severe. It’s much easier to stay ahead of ticks than it is to catch up.

• Control eastern redcedar and excessive brush. Ticks thrive in shaded, humid environments.

• Maintain healthy grazing pressure. Overgrown grass and neglected areas often become tick hotspots.

• Consider prescribed burning where appropriate and safe. Fire can significantly reduce tick habitat.

• Keep deer traffic in mind. Deer are one of the primary hosts responsible for spreading ticks across a property.

• Work with your veterinarian to develop a tick and parasite management plan specific to your operation.

The reality is that effective tick control starts long before you ever open a bottle of pour-on. Good pasture management, brush control, and habitat management are often just as important as the treatment itself.

What has worked best on your ranch this year?

What has Oklahoma land price done over the last 40 years?In 1985, Oklahoma farmland averaged roughly $430 per acre.Today...
06/06/2026

What has Oklahoma land price done over the last 40 years?

In 1985, Oklahoma farmland averaged roughly $430 per acre.

Today, it averages around $3,000 per acre.

That’s almost a 7-fold increase in value.

Along the way, many landowners also collected income from:
• Cattle grazing
• Hay production
• Hunting leases
• Timber
• Mineral rights

Meanwhile, inflation steadily reduced the purchasing power of cash sitting on the sidelines. $32,000 in 1985 had roughly the same buying power as $100,000 has today.

Here’s what makes this so interesting:

A value of $1,329 per acre today would simply mean Oklahoma land kept up with inflation since 1985.

Instead, with average values closer to $3,000 per acre in 2026, Oklahoma land didn’t just preserve purchasing power—it significantly outperformed inflation and created real wealth for landowners.

No investment is guaranteed, and land values can rise and fall. But history shows that quality Oklahoma land has been a powerful way to preserve wealth, generate income, and build a legacy.

You can print more dollars.

You can’t print more Oklahoma land.

My Outlook for Oklahoma Land PricesI believe Oklahoma land values will continue trending upward over the next 10 years, ...
06/04/2026

My Outlook for Oklahoma Land Prices

I believe Oklahoma land values will continue trending upward over the next 10 years, but not evenly across all property types.

The biggest winners are likely to be:

* Quality cattle ranches
* Recreational and hunting properties
* Properties with reliable water
* Small to mid-sized tracts (20-200 acres)
* Properties near growing cities and highways
* Well-improved farms and ranches

The properties that may struggle are:

* Low-quality pasture with poor access
* Overpriced recreational tracts
* Properties with significant deferred maintenance
* Land lacking water resources
* Areas with declining population and limited economic activity

Why Oklahoma Still Has Room to Grow

Compared to neighboring states, Oklahoma remains relatively affordable. Texas buyers, in particular, continue to view Oklahoma as a value opportunity. A buyer who sells a ranch in Texas can often purchase significantly more acreage in Oklahoma while still obtaining excellent grazing, hunting, and recreational opportunities.

That affordability advantage is one reason Oklahoma agricultural land values have continued rising. USDA data shows Oklahoma posted some of the strongest agricultural land appreciation in the Southern Plains region during 2025.

The Five Trends I Believe Will Drive Future Values

1. Water Will Become More Important

Historically, buyers focused heavily on acreage.

Today, they’re increasingly focused on:

* Ponds
* Creeks
* Reliable wells
* Watersheds
* Drought resilience

As drought cycles continue, water resources may become one of the most valuable components of a ranch.

2. Recreational Demand Isn’t Going Away

Many buyers aren’t purchasing land primarily for agricultural income.

They’re buying:

* Hunting opportunities
* Family retreats
* Weekend ranches
* Legacy properties

Southeast Oklahoma is uniquely positioned because it offers timber, mountains, lakes, wildlife, and relatively affordable land compared to many competing states.

3. Remote Work Has Changed Everything

People no longer have to live where they work.

That has opened rural Oklahoma to:

* Retirees
* Entrepreneurs
* Remote professionals
* Investors

This trend has been quietly supporting rural property demand for several years and is likely to continue.

4. Replacement Cost Matters

One thing many landowners underestimate is what it would cost to recreate their property today.

Consider:

* Fences
* Working pens
* Barns
* Shops
* Roads
* Ponds
* Utilities
* Improved grasses

Construction and development costs have risen dramatically. Properties with quality improvements may continue commanding premiums because buyers know what it would cost to build them from scratch.

5. Oklahoma Is Becoming Better Known

For decades, Oklahoma was overlooked.

Today, national marketing platforms expose Oklahoma properties to buyers from:

* Texas
* Colorado
* Kansas
* Missouri
* Arkansas
* California

As awareness increases, buyer pools become larger, which generally supports stronger prices.



What Could Slow the Market?

The biggest risks are:

* Higher interest rates
* Weak cattle markets
* Economic recessions
* Commodity price declines
* Excessive inventory entering the market

I don’t see these causing a major collapse, but they could create periods where prices move sideways rather than climbing rapidly.

The Long-Term View

If I had to make a prediction, I think Oklahoma land will look cheap 20 years from now.

Not because every acre will double overnight, but because:

* They aren’t making more land.
* Water is becoming more valuable.
* Oklahoma remains affordable relative to many surrounding markets.
* Recreational and lifestyle buyers continue entering the market.
* Population growth in the Southern Plains region continues to push demand outward.

If you’d like to discuss the value of your farm, ranch, hunting property, or recreational land, I’d be happy to visit with you.

Ty Hunter
Arrowhead Land Company

918-329-0843

[email protected]

Many people assume all real estate brokerages offer the same service.The reality is that brokerages can vary dramaticall...
06/03/2026

Many people assume all real estate brokerages offer the same service.

The reality is that brokerages can vary dramatically in their resources, training, marketing reach, and understanding of rural properties.

At Arrowhead Land Company, our focus is not simply listing property. Our goal is to help landowners maximize exposure, attract qualified buyers, and make informed decisions throughout the selling process.

Rural real estate is a specialized field. Farms, ranches, hunting properties, timber tracts, recreational land, development acreage, and rural homes all require different marketing strategies and different valuation methods. Understanding stocking rates, fencing, water resources, timber value, wildlife habitat, soil types, mineral considerations, access, and agricultural production can have a significant impact on how a property is presented and what buyers are willing to pay.

That is why we have built our company around land.

Arrowhead Land Company invests heavily in:
✔ Ongoing agent education and specialized land training
✔ Professional photography, drone imagery, and videography
✔ Advanced mapping technology and property analysis tools
✔ National marketing partnerships and advertising platforms
✔ Exposure on many of the nation’s highest-traffic land and rural property websites
✔ A large network of land-focused agents and qualified buyers across multiple states
✔ Modern technology that allows us to market properties far beyond the local market

Today’s buyers often come from hundreds or even thousands of miles away. Many Oklahoma properties are being purchased by buyers from Texas, Colorado, Kansas, Missouri, Arkansas, California, and beyond. Reaching those buyers requires much more than local advertising.

Our marketing strategy is designed to place properties in front of the largest possible audience while highlighting the unique features that make each property valuable. Whether it’s a productive cattle ranch, a recreational hunting property, a timber investment, or a family farm that has been passed down for generations, every property deserves a customized approach.

Most importantly, we believe our clients deserve honest advice. Sometimes that means discussing improvements that could increase value before listing. Sometimes it means helping a family understand tax implications, estate planning considerations, or market timing. Sometimes it simply means providing a realistic assessment of value based on current market conditions.

At the end of the day, we aren’t trying to be the biggest brokerage. We’re focused on being one of the most knowledgeable and effective rural real estate companies in the markets we serve.

If you’re curious about what your property may be worth or want to learn more about today’s rural land market, I’d be glad to visit with you.

— Ty Hunter
Arrowhead Land Company
📞 918-329-0843
📧 [email protected]

Address

McAlester, OK
74501

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