Josh Henry Buckeye Land Sales

09/23/2026

WHAT A DIRTBAG.

Yep. I’ve been called one.

And I’ve learned something over the last few years:

Not everybody is going to like you.

They aren’t always going to like your profession. They aren’t going to like the way you do business. And sometimes, it seems like the more you grow, the more people find a reason not to like you.

I wish I could tell you that stuff doesn’t bother me.

It does.

I ponder on people’s words probably more than most people realize. The people closest to me know I’m pretty soft-hearted. I care about my reputation. I want to do right in a world where doing right isn’t always the easiest thing to do.

But sometimes you’re a dirtbag over something you can’t control.

Sometimes you’re a dirtbag because you wouldn’t cater to somebody.

Sometimes somebody is just having a bad day.

And sometimes somebody simply doesn’t like you.

I guess that’s okay.

Not everybody loved Jesus, and He’s a whole lot better than me.

So maybe as life goes on, you make some more friends and probably a few more enemies too.

But all of this got me thinking…

AM I REALLY A DIRTBAG?

Because if all you know about me is what you see on Facebook, I can understand how you might get the wrong idea.

The Realtor.

The land guy.

The salesman.

The guy sending postcards.

Maybe even “the guy running up land prices around here.”

But that’s a pretty small part of who I actually am.

First and foremost, I’m a Christian. I fall short every day, but I love Jesus and try my best.

I’m a husband.

I’m a dad.

I’m a son, grandson, brother, uncle and friend.

And those titles mean more to me than anything that could ever go on a business card.

I’m also an emotional guy.

My kids growing up gets me more than I ever thought it would. Long days away from them aren’t just something I say I don’t like—I genuinely miss them.

There’s a constant tug between wanting to be home with your family and wanting to provide everything you possibly can for them.

I think a lot of dads understand exactly what I’m talking about.

I want to give my family my undivided attention, but too often they get my divided attention.

That’s something I’m working on.

One of the best changes I’ve made lately is trying to protect Sundays.

I don’t always succeed. Real estate doesn’t exactly understand what a day off is.

But I try.

Sunday has become my break from the crazy world and the crazy business.

Church. Taking the boys to the petting zoo. Going to dinner. Riding around together.

Sunday is probably the one day of the week I feel the most like me.

Because the other six?

I wake up thinking about work and usually go to sleep thinking about work.

In fact, it’s 12:27 Tuesday morning as I’m writing this.

That’s what it takes sometimes.

We’re a single-income household raising young kids in a pretty crazy economy. I take providing for them seriously, and I work hard at it.

But I’m also learning that providing isn’t only about money.

Being there matters too.

I’ve thought a lot more about my own dad since becoming one myself.

When you’re young, you don’t always understand what Dad was carrying. A lot of his role is silent. You don’t see every worry, sacrifice or decision.

As I’ve gotten older, I’ve become a whole lot more thankful for mine.

And then there’s my wife.

We started dating when we were 16 years old.

Now I get to watch her stay home and raise our children. She gets overwhelmed. I get overwhelmed. We’re figuring it out as we go.

But she’s a heck of a mom, and I think someday we’re both going to look back on these years and realize they were some of the best ones.

And somewhere mixed into all of that…

I sell dirt.

Before real estate, I loved showing pigs.

Now I own pigs and don’t like them nearly as much.

I’ve always hunted, but I’ve probably become more of a hunter since getting into the land business.

My wife calls it a hobby.

I tell her, “I’ve gotta hunt or people won’t buy land from me.”

That’s my story, anyway.

And ironically, this whole “DIRTBAG” idea started while I was thinking about my postcard campaigns.

Because when a postcard shows up saying somebody wants to buy your land, I know what some people probably think.

Here comes another dirtbag trying to take somebody’s farm.

But that’s really not what I’m after.

I wish everybody owned 100 acres.

I’m looking for the people who don’t have that spark for their land anymore.

Maybe they’ve moved away.

Maybe they inherited it.

Maybe they haven’t stepped foot on it in years.

Maybe Father Time has made keeping up with it harder than it used to be.

Maybe they’re simply ready for somebody else to love it.

I’m not here to push somebody off their land.

I’m not here to turn tables or twist arms.

I’m here if you need me.

I want to be dependable. I want to be honest. And I want people to know there’s an actual person behind all the real estate posts.

Because maybe that’s something I’ve been missing.

If all I ever show you is another listing, another sale, another postcard and another piece of land…

How would you ever know who I actually am?

So, no.

I don’t think I’m a dirtbag.

But I thought it was time to be a little bold and tell you more about the guy selling the dirt.

And if sharing more of who I am makes me a few more friends and a few more enemies along the way…

I guess I’m okay with that.

09/23/2026

Vacant Land Tracts Available from 1 Acre to Over 200 Acres. Across Southeastern, Ohio over 15 different properties. Message or Call 740-645-7921 for more details. Let me know what you are looking for so I can find it!

Joshua Henry
Buckeye Land Sales

09/23/2026

🏡 Four homes, four different possibilities. Which one would you want to see in person?

📍 1118 2nd Avenue, Gallipolis | $385,000
A spacious home with a beautiful kitchen, finished basement, fenced backyard and room to park with both an attached and detached garage.

📍 530 Trail’s End Road, Thurman | $410,000
A ranch home on 5 acres with a finished walkout basement. The seller is also offering $10,000 in credit at closing.

📍 1518 Jones Road, Vinton | $325,000
A 4 bedroom, 2 bathroom home on 3 acres with a wraparound porch, barn, pool and 2 car garage.

📍 4600 State Route 850, Bidwell | $134,900
Three lots near the University of Rio Grande with two water taps and two sewer taps. There’s room to explore the possibilities here.

Want more details or a showing? Give me a call or send me a message. I’d be glad to walk you through any of them.

Joshua Henry | Buckeye Land Sales
📲 740-645-7921

09/22/2026

DIRT CHEAP? 🌱

Cheap definitely isn’t the word I’d use to describe dirt lately.

“It’s untouchable.”

“It’s so dang high, I’d never pay that.”

“It’s all these dang out-of-staters buying it up. They’re the only ones who can afford it.”

We hear it all the time.

But is that right—or is it wrong?

Well… I’ll bring a few honest perspectives to this.

Most of my land-buying clients aren’t local to the immediate area.

But who are they?

Most are retirees, small-business owners, larger-business owners, farmers, hunters, or simply people who have worked and saved with the goal of owning land.

A lot come from elsewhere in Ohio—Dayton, Cincinnati, Columbus and farther north—or from states like Indiana, Michigan and Pennsylvania.

Occasionally, I’ll work with buyers from New York, Vermont, North Carolina, Georgia and other states.

And there’s one common denominator I see over and over:

Land costs more where they come from.

Sometimes a LOT more.

In parts of our own state, larger tracts can command over $10,000 per acre. Smaller tracts can reach $20,000–$30,000+ per acre depending on location, utilities, development potential and demand.

And I’m not talking about a data center or major manufacturer buying 500 acres.

I’m talking about regular people buying regular pieces of ground.

In some places, price isn’t even the biggest problem.

Availability is.

Land simply doesn’t come up for sale.

Meanwhile, I can look through listings across Southeast Ohio on any given day and see hundreds of opportunities.

I’ll see land around $2,500 an acre.

I’ll see $4,000.

$6,000.

$7,000+.

Smaller tracts can easily exceed $10,000 per acre.

Does that mean every property is worth the asking price?

Absolutely not.

We see the laugh reactions. We see the comments.

“Who in their right mind would ever pay that?”

Then the property sells.

And what happens to the buyer?

Are they immediately upside down?

Are they in a pickle if they need to sell?

In most cases, absolutely not.

But that doesn’t mean you should blindly pay whatever somebody asks, either.

Learn the market.

And learning the market doesn’t mean becoming a real estate professional.

Put your boots on four or five properties.

Walk them.

Watch what they list for.

Watch what they actually sell for.

Then start asking why.

Why is one property $2,500 an acre and another one $7,000+?

Because all dirt isn’t created equal.

Road frontage matters.

Access matters.

Utilities matter.

Topography matters.

Location matters.

Timber matters.

Tillable acreage matters.

Minerals can matter.

Development potential matters.

And yes, hunting quality matters.

Learn your trees. If you’re a beginner, learn what a white oak is. Learn what a walnut is. Learn what good timber looks like and why it has value.

Learn why land is worth what it’s worth.

Then set yourself a goal to get in the game.

Because I believe land is about as easy to buy today as it’s ever going to be again.

We live in a world where it can be hard to understand what something is actually worth.

I don’t understand cryptocurrency.

The buying power of a dollar changes.

Markets go up and markets go down.

But dirt?

It’s real. It’s limited. And they aren’t making any more of it.

In that way, it reminds me a whole lot more of gold.

Except land can actually work for you.

It can grow timber.

It can grow crops.

It can produce hay.

It can potentially generate conservation income through programs like CRP.

It can produce firewood.

You can raise cattle, chickens or hogs.

You can hunt it.

You can build on it.

You can recreate on it.

You can pass it down.

Depending on the geography, the possibilities change—but when you really think about it, nearly everything starts with the dirt underneath our feet.

Dirt is literally turning into gold—and I’m not talking about growing corn.

But here’s something I’ve learned that you won’t find on a comparable-sales sheet.

I’m not just a person who sells land.

I’m a person who owns land.

And one of the best parts of my week is Sunday.

Loading the boys up in the side-by-side and taking a ride.

Looking over the hills.

Glancing out at the cattle.

And every once in a while, looking around and saying to myself:

“THANK YOU, LORD, FOR THIS PIECE OF PARADISE.”

And that’s when I realized something.

I spent years selling people the dream of landownership before I ever fully understood the beauty of that reality myself.

Because landownership is some of the good stuff.

For me, the feeling of buying my own land ranks behind a pretty short list of life events.

And I appreciate it more than just about any material thing I’ve ever bought.

A house is a house. Most everybody either owns one or rents one.

A vehicle?

You can buy a brand-new one and there are probably five more just like it sitting on a dealer’s lot somewhere.

Land is different.

“That’s my piece down there. Around the bend, over the hill and off to the right.”

There isn’t another one exactly like it anywhere in the world.

Those hills are yours.

Those trees are yours.

That creek is yours.

And those Sunday rides with your kids?

Those are memories being made on your dirt.

You really can’t put a price per acre on that part.

So, when should you buy?

And how much should you pay?

That answer is different for everybody.

Don’t overextend yourself.

Don’t buy something you don’t understand.

Don’t chase a piece of property just because everybody else wants it.

But I also wouldn’t spend the next 10 years sitting on the sidelines waiting for Southeast Ohio land to become “dirt cheap” again.

Should dirt be cheap?

Maybe.

Is dirt only for the wealthy?

Absolutely not.

Dirt can be for you.

Maybe it’s five acres.

Maybe it’s 20.

Maybe someday it’s 200.

The size really isn’t the point.

Getting your name on a deed is.

Land isn’t cheap anymore.

But the older I get and the more of it I own, the more I understand why.

It’s an unexplainable feeling that I hope I get to help many more people experience for many more years.

Get in the game. It’s one you’re capable of playing. 🌱

09/21/2026

𝐀𝐧𝐭𝐥𝐞𝐫 𝐑𝐢𝐝𝐠𝐞 𝐋𝐨𝐝𝐠𝐞

𝐕𝐢𝐧𝐭𝐨𝐧 𝐂𝐨𝐮𝐧𝐭𝐲, 𝐎𝐇

This is one of the closest things to perfection I have ever laid my eyes on. Scenic Appalachian foothills, to the newly constructed lodge, to the professional habitat improvements.

Way more than just a hunting property.

Nearby Hocking Hills State Park just off of a four lane highway.

166 Acres of land with two legal access points.

𝐋𝐢𝐬𝐭𝐞𝐝 𝐁𝐲: 𝐉𝐨𝐬𝐡𝐮𝐚 𝐇𝐞𝐧𝐫𝐲 | 𝐁𝐮𝐜𝐤𝐞𝐲𝐞 𝐋𝐚𝐧𝐝 𝐒𝐚𝐥𝐞𝐬
𝐂𝐚𝐥𝐥 𝟕𝟒𝟎-𝟔𝟒𝟓-𝟕𝟗𝟐𝟏 𝐓𝐨𝐝𝐚𝐲

09/21/2026

BUILDING A FUTURE & BUILDING A FAMILY CAN GO HAND IN HAND 🏡

As we were getting ready to get married, we were also looking to buy a house.

Not our dream house. Not the house we planned to live in forever.

Just a home where we could start our lives together.

At the time, we weren’t necessarily thinking about investment returns, appreciation, or how much equity we’d have years down the road. We were thinking about having a place of our own.

But while we were living our lives, getting married, starting a family and making memories, that house was quietly working for us in the background.

We purchased our home for $118,000.

Today, less than five years later, it’s worth roughly $230,000.

That’s more than $100,000 in increased value.

Now, you might ask, “Does that really count? It’s not $100,000 sitting in your bank account.”

Of course it counts.

Equity isn’t the same thing as cash in your checking account, but it’s absolutely a real financial asset.

It’s something our family can potentially leverage when making other investments or purchases. It’s something we could realize by selling the house. And when we’re ready to build or buy our next home, that equity could become a substantial down payment.

For a young family, that’s a pretty powerful savings account that was being built while we simply lived in our home.

WHAT IF WE HAD RENTED INSTEAD?

Our mortgage payment has been around $900 per month.

Had we rented for those same five years at $900 per month, even without a single rent increase, that would’ve been roughly $54,000 in rent payments.

And realistically, rent doesn’t always stay the same. A comparable rental that may have been $900 several years ago could cost considerably more today depending on the property and market.

Meanwhile, we’ve paid our mortgage every month and reduced our principal balance by more than $12,000, while the value of the property has increased substantially.

That’s the part of homeownership I don’t think enough young people hear about.

Every mortgage payment isn’t simply an expense. A portion can be building ownership in an asset that belongs to you.

Of course, homeownership isn’t free money. We’ve had maintenance, improvements, taxes, insurance and other expenses along the way. Property values aren’t guaranteed to increase either.

But there’s a big difference between paying for somewhere to live and potentially building equity while you’re living there.

SO WHERE DO YOU START?

I understand that homeownership and personal finance aren’t things everyone was taught growing up.

Terms like debt-to-income ratio, conventional, FHA, USDA, points, closing costs, preapproval, appraisal and equity can make the process seem a whole lot more complicated than it needs to be.

Don’t let that intimidate you into doing nothing.

You don’t need to understand every part of a mortgage before you make your first phone call.

Start by talking with people who have experience. Connect with a reputable real estate professional. Talk with lenders and find out what programs are available to you. Learn what you qualify for today and, if you don’t qualify yet, find out exactly what needs to change.

Then start looking.

You might be ready now.

You might need six months.

You might need two years.

That’s okay. Everyone is running their own race.

I’m not telling you that you have to own a home at 22 because that’s when I did. I’m telling you my story because I want younger people to understand what’s possible when you start asking questions early.

Five years ago, we weren’t trying to make a brilliant investment.

We were two young people getting ready to get married who wanted a place to call home.

We bought one.

We built a family there.

We built memories there.

And without really realizing it at the time, we were building our financial future there, too.

Building a family and building a future really can go hand in hand. 🏡❤️

If homeownership is one of your goals, you don’t have to figure everything out today.

You just have to figure out your first step.

09/21/2026

Who’s Ready for 2026 Hunting Season to Open Up! Well if you’re not ready… well for the right price we can help you get on this amazing Main Frame 8. A beautiful buck with great size and this is not the only buck this property has produced, it’s year in and year out producing quality deer. For more information contact us 740-645-7921

09/19/2026

09/19/2026

You need to call about this today, there is a good chance it won’t last through the weekend🤔🤔

740-645-7921
Joshua Henry
Buckeye Land Sales