State Wide's Night at the Farmville Bowling Center
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Corporate Bowling League: State Wide Realty Night
This summer many of the local area businesses participated in a local bowling league at the Farmville Bowling Center. Since we competed against the different companies throughout the summer, we were able to get to know employees from many these local businesses. In addition, each week one of the companies had the opportunity to advertise their services.
Tuesday, August 3rd was the last night of the competition and State Wide Night. Bill Benhoff and Brock Robinson represented our agents that evening and fun was had by all, new friendships developed and old ones rekindled. This is just one of the ways our agents are out building relationships in the local community.
If your looking for good, wholesome entertainment in the local Farmville area, stop by the Farmville Bowling Center.
Yesterday, March 17th, the Appomattox River turned green & Leprechauns were seen paddling a canoe downstream while some State Wide Realty agents were drinking green beer & eating corn beef & cabbage at Charlie's Waterfront Cafe. Warm weather is here & so will soon be First Friday's & Heart of Virginia Festival. Don't Miss the Fun!
*The above information is based on the residential sold in Prince Edward Area during the month of February.
Land
2010
2009
Average Days on Market
175
241
Average List Price
$35,975
$123,857
Median List Price
$35,975
$49,900
# of Solds
2
7
Average Selling Price
$32,500
$99,766
Median Selling Price
$32,500
$49,900
*The above information is based on the land sold in Prince Edward Area during the month of February.
If you are interested in viewing market reports for Prince Edward and the surrounding areas please sign up for our Market Report Newsletter. Areas included are Amelia, Charlotte, Nottoway, Lunenburg, Buckingham or Cumberland. I plan to begin sending these once a month in March.
**This report is compiled from data obtained from the South Central Association of Realtors MLS
Whether you're wanting to escape the city or find the perfect retirement spot – rural land can have an appeal as being peaceful and reasonably priced. However, for the average person buying land can be a confusing process with many hidden expenses. So here's how to get your dream spot but avoid some of the pitfalls.
Buying Rural Land: Benefits -Privacy -More Open Space -Lower cost per acre -Cleaner Air -Scenic and Peaceful -Low crime rate Drawbacks -Lack of Convenience -Longer commute to schools or work
Purpose: First define what you plan to use the land for. Once, you have this settled then the search can begin.
Size and Shape: Obviously the amount of acreage is important. But don't forget to focus on the shape of the tract. Irregular size may be good if it offers more road frontage or a large backyard. But having odd shapes could prevent you from building your dream home.
Zoning: Make sure that the tract you're interested in is zoned for your purpose, some of these may include A1: Agricultural w/single family home, C: Commercial Business, R1: Residential Single Family. R2: Residential Multifamily. Of course, your agent can assist you in determining the zoning for a tract.
Soil & Elevation: The type of soil and elevation can affect the cost of building a home on a tract. For hillsides you may want to check if you have the potential of a landslide. Expansive soils can cause foundations to crack…you want soil that is a balanced mixture of clay, sand and some organic matter….don't worry your agent can help…just ask to be sure you get what you're looking for.
Utilites: Determine if there is already a water connection if not you will need to determine water availability and water depth for a well. Check for other services as well that could create hidden cost such as electricity, telephone, natural gas and cable.
Waste Removal: Determine if the tract has a sewer connection. If not, a perculation test should be done to determine if a septic system can be installed.
Surface Water: Rivers, streams and lakes can have big appeal when purchasing a tract of land; however, be sure to check your flood zones to make sure you will be able to insure any home you may build.
Easements: Make sure you clearly understand any easements that are attached to the property and make sure there is a legal right of way giving you access to the property.
Restrictive Covenants: These guidelines are set up to protect your property value but restrict usage.
By now, you may be ready to back away from buying land but rest assured real estate agents can walk you through the process just make sure to ask questions. Most important of all, make your contract contingent upon any condition that you feel uncertain about.
Let's face it selling a home in today's market can take something many of us don't have - Time. While you're anxiously awaiting that call with an offer, you may be feeling helpless and stressed, wondering what can I do?? Well the answer is simple…HOME IMPROVEMENT!
Now wait, I can hear you thinking … I'm not spending one more dime on this place. There are A LOT of homes on the market, and you want yours to sell right??? If you're like most of us you have a mortgage payment and every month you don't sell is payment. So the question is not if you can afford to fix up your home to sell but if you can afford NOT to fix up your home to sell.
Now that you're with me, lets talk about quick or cheap fixes….NO big spending because you won't recoup that money!! Take a honest walk around your house and make a list of minor repairs, if you don't see anything ask your realtor.
Improvement ideas for your list:
Broken Fixtures – Light switch and outlet covers are CHEAP!!
Change Light Bulbs – Really, how much is a light bulb (even if you don't use that room).
Fix leaky faucets –Just fix it, it costs you little to nothing!
Doors that stick or won't shut - Better to fix it than leave a negative impression.
Cracked caulking – Re-caulking sinks and tubs give a crisp clean look. Locks & Door Knobs - Tighten existing knobs…or splurge on an upgraded door knob and deadbolt for the front door.
Paint Interior Walls – We all have our own taste in colors; now that you're ready to sell change the paint to neutral colors to attract more buyers.
Paint trim and doors –Give your home a fresh clean look from the curb.
Tidy up the Yard - Trim the bushes, weed the flowerbeds and cut the grass. Pick up the kids toys and make your yard look inviting. Most of this will just take time and not cost a thing!
Pressure wash the house and windows - Let's face it nothing makes a house look cleaner than cleaning it!
Just keep thinking if it sells your home faster and doesn't cost much...you may not get your money back but think of all the money you won't spend on mortgage payments!!
We have done our best to provide you with the most up to date and accurate information. However, please feel free to visit our source sites for clarification or more information.
On November 6, 2009 The Worker, Homeownership, and Business Assistance Act of 2009 extended the existing first time homebuyer tax credit.The information below has been updated accordingly. Please feel free to use the links included for more information.
Who is eligible to claim the tax credit?
ØFirst time buyers of any kind of home are eligible for up to an $8,000 tax credit.
ØA buyer that owned and used the same home as a principal residence for a least five consecutive years of the eight year period
Who qualifies as a "first-time buyer"?
ØAccording to the law, anyone that has not owned a principal residence in the 3 years prior to the purchase date qualifies as a "first-time buyer".
ØFor married buyers, both the home buyer and / or spouse must not have owned a home during this time period.
ØFor unmarried joint purchasers, the credit may be allocated to either buyer that would qualify as a "first time buyer" under the previously stated guidelines.
What are the effective dates of the tax credit?
ØA home must have a contract signed between November6, 2009 and April 30, 2010 to qualify for the tax credit.Under the new law home buyers will have until June 30, 2010 to close on their purchase to qualify.
ØUnder the new law homebuyers will have until June 30, 2010 to close on their purchase to qualify.
What are the income limitations for the tax credit?
ØSingle Taxpayers who earn less than $125,000 are eligible.
ØMarried Taxpayers are eligible if they make less than $225,000.
ØPartial Tax Credits are available for others that do not meet these restrictions.
How is the amount to be received from the tax credit determined?
ØThe tax credit is 10% of the home's purchase price.
ØThe maximum allowable credit is $8,000.
Is the tax credit refundable? What does this mean for me?
ØYES, the tax credit is refundable
ØThis means that if your tax credit is more than you owe in taxes, you will receive a check for the difference.
Are there any payback provisions?
ØThe main difference between the 2009 and the July 2008 tax credit is that the 2009 tax credit does not have to be paid back!
ØThe exception to this is if you sold the home within 3 years of purchase.
What types of homes qualify for the tax credit?
ØAny type of home qualifies for the tax credit, provided that it is used as a principal residence.
ØSingle Family Homes
ØTownhouse or Condominiums
ØManufactured Homes or Mobile Homes
ØHouseboats
What if I have a home built by a contractor do I qualify?
ØYes, but in this case the purchase date is the date you first occupy the home. This date would have to be within the time frame explained above.
How do I claim a tax credit?
ØYou simply claim the tax credit on your taxes using Form 5405, following the detailed instructions.
ØFor your convenience use this link for a copy of Form 5405.
We have done our best to provide you with the most up to date and accurate information. However, please feel free to visit our source sites for clarification or more information.
Do and Don't during the Mortgage Process....GET APPROVED!!
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Getting through the Mortgage Process....APPROVED!!
You've found the perfect home, you've made an offer, and you've completed your loan paperwork….you're almost there! Just don't drop the ball now – follow these rules to ensure a touchdown for your entire family!!You know your credit has been alright to this point, but now let's talk about keeping it that way throughout the mortgage process.
1.Don't apply for new credit of any form:And when I say any—I mean ANY!!Most, banks pull your credit just before closing and every credit inquiry pulls your credit score down or you could change your debt to income ratio.
·Don't continue mortgage shopping – in some cases people have looked so long for mortgages they disqualified themselves.
·Don't lease or buy a car
·Don't go furniture shopping and take advantage of those no payments for 12 month programs (Guess what, they'll pull your credit too)
·Don't get any new credit cards – even the ones that say "pre-approved" (they will pull your credit!!)
·Don't cosign for anyone else's lease
2.Don't change your financial practices: Unusual activity can raise red flags. So keep it normal and safe. Meaning:
Do keep all of your existing accounts current – including your mortgage or rent!!
Don't switch banks
Don't over-use your credit cards – keep 30% availability
Don't consolidate debt onto 1 or 2 cards – this could make it look like you have maxed out 1 or more cards.
Don't enter into credit counseling
Don't close existing credit cards – this could change your debt ratio
Don't pay off old collections accounts – this could lower your credit score.
3.Don't change employers – mortgage companies consider length of employment, so try to delay any career changes.
4.Don't move - mortgage companies consider the amount of time you have lived at a residence.
5.Don't pack important documents - the lender will need information from you such as bank statements and W-2, make sure they are accessible.
6.Don't spend all your money – many lenders require that you have a certain amount of money in the bank after closing costs and will verify this before closing. Check with your lender before you start spending.
7.Don't avoid your lender– this means providing them with requested information and any and all changes made to your contract throughout the mortgage process.
8.Do ask questions and stay informed- lenders and your real estate agents can answer many questions to help you understand the process. Suggested questions:
·Can I see my credit report?
·Can you help me understand the Good Faith Estimate?
·Has the property been appraised?
·Did the appraiser point out any problem areas?
·When will the underwriter have my paperwork?
·When will the closing agent/attorney have my file?
·Can you explain the closing statement?
To sum it all up, remember that they don't just pull your credit report and then you're free and clear. Keep your credit as normal and clean as possible throughout the process and stay informed. You're almost done, just a little more diligence and you'll have the home of your dreams!
So, autumn is here and you're ready to sell?Well I have good news and I have bad news.Bad news is fall is the shortest selling season of the year, with the holidays as your deadline –no one wants to move then.But the good news is, fall buyers are serious buyers – so chances are you could get your house solder faster and at a better price than if you had started selling in the summer.So now that you know serious buyers are coming your way….here are tips to grab their attention all through the fall.
Curb Appeal – Landscaping is key to attracting attention
·Keep the lawn mowed, seed and fertilize if necessary.
·Rake the leaves.
·Trim trees and prune the bushes.
·Plant a few fall annuals like mums to add color to your landscape, if not make sure you clear out any dead or dried up flowers that may remain from the summer.
Exterior – Appearance and Upkeep
·Clean the gutters.
·Repaint trim or house if needed
·Keep patio and backyard clutter free and inviting.
·Hang an attractive fall themed wreath on your door.
·Put out a seasonal door mat to welcome buyers.
Interior - Bring Autumn in.
·Keep the house a comfortable warm temperature. Cold is uninviting to your buyers.
·During the fall, it will get cool enough to open the windows and freshen up the house.
·Keep adequate artificial light in every room, because your house may be shown later in the day or early evening - remember it's getting dark earlier now.
·Bring in a few logs to stack by the fireplace – accenting your fireplace.
·Avoid scary decorations for Halloween, focus instead on the fall.
·Use squash, baby pumpkins, acorns and pine cones to accent around the house or porch.
·Bring in fall colors with a vase of dried branches or leaves and fall colored flowers.
Paying attention to the demands of the season can help you add that special touch that just may make all the difference. Let us know of any suggestions for autumn selling you may have.
Okay, you've decided to sell…but for how much. Yeah, you want to make as much money as possible but beware…don't overprice it could cost you in the long run! How you ask?
Top Problems of Overpricing
Limiting prospective buyers – Buyers usually know their price range and most buyers and their agents don't search out of the price range they can afford.
Miss out on the big splash – Homes get the most traffic in the first 30 days. So if you price high, planning to drop later you will lose out on the initial demand…and once it's gone…no price reduction will duplicate that new listing potential.
Attracting the wrong buyers –Buyers have some idea the type of house their money will buy. To illustrate this point let me ask you, would you buy Geo Metro for the price of a BMW….well neither will the potential homebuyer.
Delay, Delay, Delay – By overpricing your house you are wasting your time and money….it may cost you more in mortgage payments to start at a higher price and leave your house on the market for a long period of time….and you may end up selling for less after price reductions. Plus, you may need to move and ultimately be stuck with two payments waiting for that high price.
Mortgage Turn Downs – Overpriced houses will not appraise enough for a loan. No loan – No sale.
Raising Suspicions - The longer a house stays on the market the more potential buyers wonder – What is wrong with that house?
Could help sell your competition- Overpricing your house will only make properly priced homes look like more of a deal to most buyers.
Realtors don't show your home - They will know the market and recognize that your house is overpriced. They want to SELL and their buyers want a good price, so they have no motivation to show your home….especially in today's market when there is plenty to show.
Pricing to Sell
Don't start out by stating what you want….you or your realtor do not set the price it is set by one thing ….what a buyer is willing to pay. So, how do you determine what a buyer will pay?
Market Research – Before setting a price, you need to know the market. No one knows that better than Realtors. So speak with three realtors before choosing one. DO NOT pick a realtor just because they suggested the highest price. Rather examine the data they used to provide the suggested price….this should be comparable sales pending and expired listings they provide. Comparable sales are the most important because these will show what houses like yours have sold for recently…remember to check and make sure they are comparing houses that are like yours. Once you have inspected the data you should know which Realtors are giving you the most accurate value. There are of course many factors that go into choosing a realtor but the price suggested should not be the only one. Many agents price high just to get the listing but this doesn't sell your home the fastest and may hurt you in the long run.
Remain Objective - Buyers do not have the memories and time vested in your home. Plus, they see the scuff marks, overcrowded closets, stains on the walls and ceiling that you don't notice anymore. Price on what's there not on what you feel.
Visit other houses – Visit other houses on the market. Compare what your house has to each of them and price accordingly. Also, this may give you tips on what to do or not to do when preparing your house for showings.
So, in a nut shell don't sell for what you want, what someone tells you or what your neighbor is asking for their house…..do the research and price for the market. If you notice there is little to no interest, be flexible in dropping the price. Pricing a home is not an exact science, only you can determine the price….after all you know what you owe on your mortgage and you know your house better than anyone…so have experts help with the research and then come up with a price that both you and a buyer can live with.
Feel free to share more tips on how to price a house to sell.
Seller's Etiquette: Dos & Don'ts of Selling Your Home
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Seller's Etiquette: Dos & Don'ts of Selling Your Home
In today's market buyers have more of a selection than ever!This means homeowners that want to sell need to be ever vigilant of their home and the actions they take to prepare for their house to be shown. Not preparing properly can be viewed not only as rude but can actually keep people from viewing or buying your house. So what is the social etiquette needed for today's seller you ask…here are some Do's and Don'ts to follow to sell your property.
DOs
·Be accessible – setting unrealistic times to show can make the buyer eliminate your house from their list…remember they have plenty to look at, don't put your house at the bottom of the list by not having it available to be seen.
·Keep electricity on - Buyers want to be able to "see" the house when they get there, so they will need the light. On a cloudy day sunlight might not be enough and leave your house looking dark and dreary.
·Remember light sells – so open the blinds and let the light in when you know someone will be stopping by. The brighter the house the better!!
·Clean your house – Keeping your house clean is IMPORTANT!! No further explanation is needed.
·Be conscious of smells – don't cook strong / offensive smelling foods, take out the trash, clean pet boxes and burn soft scented candles.Making the buyer wonder if the smell is permanent is a definite draw back.
·De-Clutter – Knick-knacks, paperwork and other personal items can make your house look cluttered. Put away everything you can or buyers may question if there is enough storage room in the house. Plus, this will also protect private information.
DON'TS ·Leave Safety Hazards – Shovel the snow and put down salt in bad weather, if a buyer pulls up and there is snow on the walk way they may simply drive away. Remove cords that may be trip hazards, not only are they dangerous but it may draw attention to a lack or awkward placement of outlets in the room. There are many safety hazards that can be in a home and you as the homeowner are in the best position to know them and secure them from people visiting. Don't depend on the agent because they may never have been to your house.
·Don't leave pets – Pets can have unexpected reactions to strangers and buyers may inadvertently let them out. So try to lock them up or take them with you when your house is being shown.
·Show your house – Buyers may not know they need to make an appointment and approach your house for a viewing. DON'T SHOW IT- politely give them the name and number of your agent. There are many reasons for this but the most important is safety – you don't know the person you are letting in. Another important one is that you may give information away about your situation that could prove to be to your disadvantage in the bargaining process.
·Offer to sell other things – Buyers are there to look for a house, don't try to push your business or property on them – they may feel pressured and leave to avoid the situation.
·Stay for the showing - Although it is not always possible to leave, it is better if the owner is not present during the showing. This helps to create a more comfortable environment for the buyer because many people are uncomfortable opening cabinets and such with the owner there. Also, you being there will give them an opportunity to ask you questions you are not required to disclose….you may not want them to know your neighbor plays music loud every night but you don't want to lie when they ask the question.
Have you ever been to home when something the homeowner did prevented you from buying....let us know...help others sell!!
Think back to the first house you ever looked at. Now, were you comfortable or were you constantly wondering about how to act in a stranger's home? In a new environment, we all study others to see how they interact, but guess what - when you're looking at a home you're typically the only prospective buyer around. Don't think it really matters? Well imagine you're selling your home and someone gives you a lower offer than you want – now imagine the same buyer let their child spill Kool-Aid on your new white rug- would you accept that offer? So, here's the dos and don'ts for prospective buyers.
DOs
·DO chose one agent and stick with them.
·DO tell other agents you may speak with that you are working with another agent.
·DO plan ahead and make appointments with your agent to view houses of interest. Agents and homeowners have schedules too, so don't expect to be shown a house without an appointment.
·DO wipe your feet before you enter a home
·DO open cabinets, closets and appliances – you have to look to make an informed decision.
·DO ask your agent questions about the home and neighborhood.
·DO ask before using the restroom, many vacant houses have the water turned off. Also, make sure that the toilet does not continue to run, should you use the facilities as this could be costly for the owner.
DON'TS
·DON'T approach a house for sale without contacting the agent. This may seem harmless but many homeowners find this offensive.
·DON'T bring small children along when viewing a home. Try to find a babysitter, as the houses you are viewing may not be child proof SO they could get hurt or break something. You will have a hard time giving the appropriate attention to viewing the house if your attention is on your children. If you do decide to bring the kids make sure they understand they will be visiting someone's home.
·DON'T open drawers to dressers and other personal property that does not convey with the property.
·DON'T eat or drink while viewing a house.
·DON'T smoke when viewing a house.
·DON'T take food or drinks from the refrigerator & cabinets
·DON'T leave lights or appliances turned on
As you can see, there are lots of dos & don'ts but the most important thing is to respect other people's time and property and you'll never go wrong. Let us know if you have a story about how poor buyer's etiquette ruined a sale or a tip of your own.
After a unsuccessful turkey hunt with my twelve year old son, Trent. I dropped him off at school. I did not have any appointments so I then continued my hunting in the tradition rich Prince Edward County.
I was fortunate enough to find an "ole tom" gobbling in search of a mate. As the bird was responding to my calls and coming straight to me in "full strut", I knew my son would be jealous if I killed this bird. He was beautiful, 21 lbs with a 12 inch beard. And yeah, my son was ticked.
Two days later in a slight drizzle my son and I were hunting another farm very close to where I killed my bird. It is another school morning and the first turkey we heard was not very responsive. Starting back to the truck we heard another gobbler. It is decision time. Be late for school or make the same mistake I made two days earlier. We were late, and Trent bagged a 19.5 lb bird with a 12 inch beard and more importantly Dad was off the hook. HAPPY HUNTING!!!
Hunting is an abundant pastime here in Prince Edward, so if you're looking for your own hunting or recreational land - let me help!!
Everyone is anxious to close their first home but many are amazed when they run into delays - first the lenders and the inspections, then the holidays roll around…..you find yourself thinking what's next….TIME, it can kill a deal like nothing else!
1. Problems with the lender – This can happen for a number of reasons, ranging from underwriter delays and appraisals not coming in as expected. Find out up front, anything that you may need to provide to your lender to avoid delays.
2. Inspections not completed – Many homeowners think that the home inspection covers it all. Don't make this mistake, although home inspections are important, lenders may require termite, well and / or septic inspections as well. If you wait until closing to find out, you then have to find an inspector, get scheduled and then wait on their report.
3. Holidays - Avoid scheduling your closing around a holiday. Many people forget about the minor holidays that close down city and county offices. Having your closing around such a holiday can delay the recording of your deed, which allows the seller and other parties involved to be paid. So, if the seller says "No check – no key", you may not get into your home for three or four days if you close around a holiday.
4. Property not ready – Keep in mind when the writing your contract if repairs that you have put in as conditions are not completed the closing will not happen. Also many times homeowners will not complete other tasks requested by the buyer, so stay on top of any details that need to be completed by the sellers to close this may hold things up.
5. Time Kills Deals – the longer it stretches out the more likely the deal will never close!! If it doesn't kill it, time can still be costly. Many lenders charge the buyer a fee for every day past the closing date that a deal doesn't close….be aware of these clauses and make sure you meet the deadline or are ready to pay.
So don't be a sitting duck, watch for delays and push things along….ask questions and plan - it's the best way to keep a deal on track. You can rely on your agent to take care of many of these things but make sure you are aware of the details too. Need more advice before you decide, let us know. We'll be glad to help.
Some years ago, my family and I would ride horses in the local Christmas parade in Farmville. As you would expect, when riding in a parade you need an area to unload, prepare and saddle up. So after setting up in a spare lot near the start of the parade…but well away from the high school band…we began the prep work of the animals. Now as you can imagine, this kinda work makes a fella thirsty quick. Normally this is no big deal, you would walk into the closest convenience store and put your soda on the counter.But instead as I'm riding my horse, I begin to wonder to myself, how and where do I park my ride?
The clock is ticking and the parade is getting ready to start. But still, as I'm dodging the little Shriner cars all I can think is that I really need a DRINK!!!I can't possibly imagine the ride ahead without something. But what to do?
And then the beacon of hope!!Across the way I see the Golden Arches!! McDonalds!!!And what does every Mick'y D's have??? A Drive thru…whoever said it was just for cars!!! After waiting in line and getting chuckles from other drivers and the McDonalds staff, me and my stead head off into the sunset with our Big Orange drink….on to the cheers and smiles of the Farmville Christmas Parade.
Merry Chirstmas, hope you enjoy the parade this year. It's the first Sunday of December. Hope to see ya there. You never know, look for me at the McDonalds.
Several years ago when my youngest son, David was a "Rat" at VMI and my oldest son, Chuck was a hunting guide in Montana we took off on a Spring Bear hunt in the beautiful Rocky Mountains.
We hunted hard on horseback in the Elkhorn Mountains for about 4 days. To give the horses & ourselves a little rest, we decided to drive the Suburban over to the Lewis & Clark National Forest for a look see.
Somehow Chuck acquired a bad case of the "green apple quickstep" so all of a sudden he started drivin' very rapidly sliding around curves, eyes buggin' out and sweatin' to beat the band. Upon inquiring as to what the H#$%* was going on, he informed me he needed an outhouse in the worst way. Shortly thereafter we slid to a stop at two campsites and wonder of wonders a Johnny house.
The door flew open and off he went - no pun intended.
So here we are just a sittin' and a listenin' to Hank Jr. and I look over and see some nice green grass along a small creek. So I hop out and stroll over to see if I can find some bear sign & after about 200 yards at 8000' elevation I hear a loud WOOF and up stands a very, very large blond black bear. He went East and I went West, got to the car gasping for air and grabbed my 308. Dave asks "What's up" and through the flakes of blood eminating from my lungs I gasp out "BEAR!!" --off he goes with his '06 and I stumble after him. As I cross the creek my right boot pulls off in the mud so I'm hopping around trying to get it back on & Chuck comes out of the Johnny house (no longer a shade of purple) and sees what's going on, grabs his 338 mag & hot foots it over -- Now I know I'm havin' a heart attack from sprinting 400 yards and dancin' in the creek on one foot. Somehow I get it out that Dave is following the bear up the mountain on an Elk Trail. So Chuck goes straight up, bumps into another Cinnamon Bear & Bang - down it goes - hence the outhouse bear.
Oh yes, I killed a large Cinnamon Bear later in the Elkhorns but that's another story.
Late in the afternoon I drove my jeep over to my son's farm adjacent to the Featherfin WMA.
It was hot as hell but a slight breeze kept me from expiring!!
The hunters were my son Chuck and my two grandsons Will, 15 and Carl, 11. Will and I hunted together and both of us used Remington 1100 shotguns in 12 Ga. Chuck was using a Remington 11-87, 12 Ga. and Carl a 20 Ga. Charles Daly.
We started about 4 pm and leaned against round hay bales for about an hour before the birds started flying. For some reason I couldn't hit a bull in the butt with a base fiddle & Will was knocking them down and razzing me to beat the band.
The first bird I killed the dogone lab ate for a late lunch and my day went downhill from there, of course a bad day hunting near Farmville, Virginia beats a good day at work so all in all I had a great Day
