Changing of the Guard

I've lived in my small town for 3 years and things are starting to change. 

It started with the gas station 6 miles from me being purchased by a new owner. New paint. New signs. New name. 

Now there's a new Dollar General going up across the street from Family Dollar. Why? I'll never know but the white collar workers must have seen something that says there's a market for another dollar store in our area. 

Then another gas station went up for sale and it too was purchased by the same company that is the new owner of the one near me. I walked in and was shocked to see they are serving hot foods now. Before, that area had been closed. 

Now don't get me wrong. I'm excited to see our small town of 800 and the neighboring town of 2500 is finally getting the attention it deserves. 

The closest restaurant to me is 30 miles away. Besides Family Dollar and the still being built Dollar General, I drive 55 miles to reach the largest town of 20,000 residents. There I can go to Walmart, Walgreens and Tractor Supply. 

But otherwise, my rural area has been overlooked. Part of the reason is I'm in Native American territory. There are 3 different tribes/Pueblo's so the number of retail space is actually really limited. Most people look at us on the map and say this area is off limits and not worth the politics. 

But now, 300 acre ranches are being listed for sale close to $1 million. There's one that start at a price of $799,000 for 300 acres and a house in 2023 but has slowly been decreasing the price to $599,000 in order to get it sold. It's still on the market. 

Why? Because the people around here don't earn that much money. Depending on what data you use, my area has a household income between $25,000-$50,000. 

To purchase these 300 acre properties, the buyer needs to earn $150,000 a year. So, outsiders are starting to pay attention to our small community. 

Well, people used to the luxuries of the city will struggle with our lack of services, restaurants and businesses. If I want propane, I drive 45 minutes to get it. 

Back the title of this post. This area has historically drawn low income people. Property taxes are low. Most of us own less than 5 acres. We've been bootstrapping and okay with it. 

But if these large farms will ever sell, they will need to improve the community to attract higher income folks. The two gas stations was just the start. What other businesses will be grown? 

Take for example the 4-5 300 acre properties for sale. Those people will need ranch hands, plumbers, electricians, handyman, and maybe even foreman. They might need maids and housekeepers. 

I expect many of these properties to be second homes for people living on the coasts. Bragging rights for someone currently earning $1 million a year. For them, the $4,000-$6,000 a month mortgage to own a farm is a drop in the bucket. 

So who will stay here and take care of these properties? Who will care for the animals and remove the dead trees? 

What services will these millionaires expect to have? I can guarantee you they will find our current services, or lack thereof, disappointing. 

So. My community will have to change. There was a property that was 500,000 acres that went up for sale 60 miles from me. That sale of $115 million made me realize that times are changing. Wealth will be moving into this area and the ones who see it will come out wealthy on the other side. 

New owners. New homesteaders and elite trying their hand at this rural life. 

If you are willing to wait 10-30 years, live in the area, position yourself as a person with connections and resources, then there's a $300,000 profit business waiting to be built. 

It won't be easy. You'll try different things and will most likely fail. But if you hang on and keep building relationships, you'll build a business that can be passed down to your children and grandchildren.