Mock Ranches "Land Owner Insider"

An Informative Guide to Real Estate Buying, Selling, and Owning

Industry Leading Results The Mock Ranches Group is a leading land marketing team with Keller Williams Realty. Our partnership with KW Land and KW Luxury International allows us to leverage the global marketing, technology, and training prowess of the world’s largest and most productive real estate company.

Founder, Kasey Mock, was awarded the 2018 National Land Broker of the Year for Recreational Land, and was recognized as a 2017, 2018, and 2019 APEX Top National Producer by The Land Report and the Realtors® Land Institute. In 2017 Kasey received the National Rising Star Award from the Realtors Land Institute, and has twice been recognized as the top producing farm, ranch, and land agent in the nation for Keller Williams Realty. In 2018 Mock Ranches co-founded the National Land Broker CO-OP to get smarter for our clients and work to protect their data.

Kasey Mock FOUNDER

LAND OWNER INSIDER

Our Purpose MISSION

To build businesses that matter, with people we value, while helping people accomplish their goals through land ownership

VISION

To be the rural land broker of the future by combining land values with innovative business practices.

VALUES

God, Family, Business, and Accountability

BELIEFS

Great businesses are defined by amazing people with innovative ideas, great character, and a relentless work ethic. Stewardship and conservation of private lands, resources, and open spaces is directly related to a healthy society and functional democracy.

PERSPECTIVE

A family of companies built on the foundations of faith, hard work, and innovation that serves discerning buyers, sellers, and owners of fine rural land.

M V V B P

LAND OWNER INSIDER

For Sale with Mock Hays Ranch - Sold

Lampasas County, Texas • Hunting and Ranching • 1,417 Acres

An Informative Guide to Real Estate Buying, Selling, and Owning

For Sale with Mock Terra Sano - Sold

Driftwood, TX • Equine Training • Functional Facilities • 28 Acres

An Informative Guide to Real Estate Buying, Selling, and Owning

Our Company Accolades 2017 - APEX Top Producer 2018 - APEX Broker of the Year 2019 - APEX Top Producer 2019 - KW Land Top Producer 2020 - KW Triple Platinum Medal Winner

Year Over Year An Integral Part of KW Land with 4.2 Billion Sold in 2020

$

An Informative Guide to Real Estate Buying, Selling, and Owning

Check Out the Podcast

the newest podcast presented by Mock Ranches

Subscribe Today!

Available on all popular platforms An Informative Guide to Real Estate Buying, Selling, and Owning

Ranch Land Management A brand represents more than just a man's property. You drew that brand on a napkin while you shopped rural real estate ads and while you saved and dreamed and prayed over where you would end up. That name will hang on your gate through green springs and dry summers. Maybe it was a family brand that has fallen to you to uphold in a world your grand daddy would not recognize.

However,your brand or name came to be, it represents your dreams and goals for your land - be it hunting, farming, raising livestock or purely recreation. It is our business at Rafter Land and Ranch Solutions to partner with you to make those dreams and goals become a reality. Like a rafter covers the top of a brand, it is our priority to cover your property, livestock, and wildlife - your BRAND as if it were our own. Offering a wide range of services and solutions to land owners, including consulting, contracting, and management, we deliver the reality of owning and enjoying the property you envisioned.

At Rafter, we provide a turnkey solution to your land needs - whether you are planning and building barns, fences, tanks, and roads or require management for existing ranch operations or lease agreements to make the property work for you. Our purpose is to be the boots on the ground, creating more time for you to enjoy what you've worked so hard to achieve.

With a degree in agriculture business and a lifelong pursuit of interests in all the outdoors has to offer, Adam brings an appreciation for conservation and land stewardship and a passion to make property dreams a reality. In partnership with individual landowners and a community of skilled team members and contractors, Adam guides in the establishment and management of plans to facilitate the needs and goals of each landowner and to add value to the land investment as well as ease and enjoyment to the ownership experience.

Adam Greene Owner/Operator

We cover your brand!

Turnkey Property Management Lease Negotiations Contracting Livestock Care Wildlife Plans Consulting rafterlandandranch.com

We Let Our Clients Speak For Us "As our family grows and the needs of our family ranch have increased, finding Rafter Land and Ranch Solutions has been a tremendous blessing to our family. The assurance that the family ranch is being cared for, maintained, and looked after allows us the privilege of enjoying our time at the ranch without added concerns."-The Alexanders Hill Creek Ranch "Rafter has been more to us than a ranch management service. They have been trusted partners in the pursuit of our dream to have a positive impact on the land that we have been blessed with. We trust their opinions and expertise. The relationship we have with Rafter has been the single most important decision we have made apart from purchasing the ranch. They have guided us in the building of fences, construction of barns, properly managing our herd of registered Herefords, and even the construction of a rifle range. When we get to the ranch all vehicles are full of fuel, clean and ready to be used by us. The Rafter team is so diverse that they even helped us plan a wedding for our daughter!" - 2C Ranches, LLC.

"It has been an absolute pleasure working with Adam Greene at Rafter Land and Ranch Solutions. Our project is 140 acres, raw land with a ton of work. Adam came in, helped us evaluate the work required, prioritized the projects, and subcontracted the highest quality contractors at the most competitive price. The work so far has exceeded our expectations and was done on time. We will continue to use Adam to run all projects going forward and look forward to building an oasis of a ranch together."-The Rodriguez Family La Soledad Ranch

Asset Protection Often Overlooked in Recreational Property Ownership – Until its too Late When purchasing a recreational hunting property in Texas, there are many important considerations. Animal habitat, access to and around the property, natural resources and water availability, all must be evaluated. But a frequently overlooked aspect of recreational property ownership, until sometimes too late, is asset protection.

When we use the term asset protection, we are talking about legal and financial tools and strategies that work in collaboration to protect your assets from the claims of involuntary creditors. Involuntary creditor claims can come about in a number of different ways. For example, a judgment creditor can result from a guest being injured in an ATV accident on your ranch or a failed business venture. No matter what form, any such claim can have a catastrophic impact on your personal assets. The implementation of a basic but comprehensive asset protection plan can help mitigate this risk.

First, a thoughtful approach to insurance must be taken. In instances of creditor claims, insurance is often the first line of defense. One needs to consider the scope of such coverages, policy limits and exclusions in evaluating such coverages. Second, a release of liability, hold harmless and indemnity waiver, signed guests and lease tenants, can be helpful in deterring claims and providing a defense when in litigation. Finally, ownership of a recreational property in a limited liability entity, such as a Texas limited liability company or “LLC”, can help limit the reach of creditors to assets titled in one’s personal name.

Forming an LLC in Texas is not difficult. Many people use online providers or do-it-yourself methods to create LLCs. Although it is important to note that when LLCs are not properly formed and properties are not accurately titled into such LLCs, the intended protections of an LLC may not be achieved.

Unfortunately, like lightning, creditor’s claims can strike at any time. But with some forethought and planning, the impact of such claims can be mitigated. Stevens & Malone, PLLC understands how important it is to protect your hard-earned assets from creditor claims and stands ready to assist you in developing a thoughtful and comprehensive asset protection strategy.

Joe Malone, lives and works in the Texas Hill Country. He is the managing partner of Stevens & Malone, PLLC, a law firm with offices in Wimberley and Canyon Lake. Focusing in the areas of real estate and title, asset protection, estate planning and probate, Stevens & Malone, PLLC seeks to be a resource for recreational property owners in Texas as they seek to navigate the ever-evolving legal challenges of land ownership.

Client Success Stories John and Cary Kimbro lived most of their lives near Kyle, TX in Hays County. They raised four successful children, served in their local church, and were very involved in the athletic programs at Jack C. Hays High School. John was in the real estate and construction businesses while Cary taught school, but their dream was to own their own ranch in the country and be in the cattle business full time. Being immediately south of the rapidly growing and tech-crazed city of Austin, Hays County is exploding due to available real estate, a small town culture, and easier building regulations. This rapid growth has created massive opportunities in real estate for both buyers and sellers as prices are increasing, and listings are in demand. For the Kimbros their once small town has gotten a little too big; “Over time we began to sell some business properties, buy some ranches and start running a few cows up here in Mills County”, said John.

The final step was to sell their beautiful homeplace of 30 years in Kyle, TX. “We were looking for someone who could represent us well, and we contacted Kasey Mock”, said John. “Mr. Kimbro and I had a call to discuss the property and their goals in mid-October. John knows the real estate business well, so his expectations were high for the property. Rightfully so because this was their home and their legacy, and you only get to sell it once. You don’t get to practice” said Mock Ranches Founder and REALTOR®, Kasey Mock. “I was proud to be a part of this legacy sale, which helped them accomplish their goals through land ownership.”

Today, John and Cary own and operate Shiloh Ranch and Pecan Wells Cattle Company in Mills County, just north of Goldthwaite, TX. Shiloh is one of the finest ranches we have personally seen in the area and is a testament to the years of stewardship and intentional management practices. John and Cary run approximately 300 Angus and Charolais cows at Shiloh, and they have a partner in Pecan Wells Cattle Company where they straighten out thousands of yearlings before they head to the feed yards.

The idea of buying a ranch large enough to operate a profitable business in today’s market is intimidating unless you were blessed with inherited land or other assets to exchange for a ranch. But it is not impossible with the right plan, patience, and some heavy prayer at times.

The Kimbros are a great example of having a focused plan, faith in the process, and determination.

For many of our clients, their real estate portfolio contains the majority of their financial assets and it is the foundation of their wealth.

We don’t take that lightly which is why we have worked so hard to compile the right team to help you accomplish your goals. This begins with asking the right questions and then being willing to listen to your goals for your sale or purchase. We can then bring together the best team of recommended lenders, tax planners, wealth advisors and legal council to advise you on the best steps to protect and maximize your assets.

“We found Kasey to be extremely competent and efficient in his business dealings. He looked at problems and opportunities, not crises. We know a good agent when we see one, and we highly recommend Mock Ranches for any of your real estate needs."

An Informative Guide to Real Estate Buying, Selling, and Owning

The Kimbro Family

We know a good agent when we see one, and we highly recommend Mock Ranches for any of your real estate needs.

Use this QR code to meet John and Cary Kimbro on our Youtube channel

An Informative Guide to Real Estate Buying, Selling and Owning

Get To Know The Team

Kasey Mock FOUNDER Realtor® Driftwood, TX

Max Ramsey Realtor® Hill Country

Rob Campbell

Realtor® Residential Hill Country

Bobby Craft

Realtor® South Texas and Hill Country

Chad Andrus Realtor® East Texas

Matt Gruetzner Realtor® Central Texas

Josh Deal Realtor® North Texas

Randy Covey Realtor® Hill Country

L.J. Andersen Realtor® South Texas

Our Promise to You Buying rural land could be the largest financial transaction you will ever make. By surrounding yourself with real experts you can buy with confidence, knowing you are acquiring a land investment that will accomplish your goals. The Mock Ranches team represents discerning buyers of fine rural land across the state of Texas, Buy smart and buy with confidence knowing you have a team of land professionals on your side.

1

We will carefully review and present all offers for your consideration

3

2

Qualify prospective buyers and research their lending options to increase the likelihood that they can secure financing

Negotiate the strongest terms to create a solid transaction that will close on time without surprises

Your Land Loan Partner

Owning a piece of the Lone Star State is a huge achievement. The best accomplishments are the ones we seldom dream possible. It’s more than just buying land. It’s an investment in your future. Owning a share of the countryside becomes an extension of yourself. At Capital Farm Credit we provide you with the keys to make your dream a reality. With proper preparation and surrounding yourself with the right experts, purchasing property has never been easier or even more possible. We take your land purchase and optimize it to benefit you. Have cash on hand? We utilize strategic leveraging—a design that makes sense, and one we don’t over complicate. You keep your assets and retain liquidity. Our experienced lenders are here to lead you in a streamlined process to owning your piece of Texas.

Identify purpose

Individuals seek out land for many reasons. To begin the process of buying property, it is important to first determine the objective of your land purchase. “Once property use is identified, prioritize the attributes needed for that purpose,” says Laura Martinez, Capital Farm Credit Senior Relationship Manager. “If you’re planning to build a home and raise horses,” explains Martinez, “plan to locate land with optimal dirt, open pasture and limited rocks.” Fencing, cross-fencing or existing property structures, all play a role in selecting the property location best suited for you. At Capital Farm Credit, we pay attention to detail. We help make your choice one you feel good about.

Do your homework

Once you determine the type of property you are looking for, it’s time to find a knowledgeable Realtor and establish an appropriate budget for your transaction. “An accreditation by the Realtors Land Institute is an excellent indication of a real estate agent familiar with land transactions,” says Martinez. Listing prices are not necessarily reflective of the market but a request by the current property owner. A Realtor can assist you in gathering comparable sale prices before making an offer. If you haven’t decided on a piece of property, your agent can help locate your dream acreage. Our lending team is available to work alongside your Realtor from start to finish.

A smarter way to view financing

You’ve done your homework and determined the direction of your property purchase. Now is the time to evaluate your assets and make a financial decision best suited for you. If funds are at hand, it may seem natural, or even the most logical, to pay cash for land purchases.

Strategic leveraging is a lending tool we utilize to create additional investment prospects for our borrowers. Instead of utilizing on-hand funds, financing your land purchase allows you greater opportunity to deploy your assets for other business ventures. Capital Farm Credit’s financing options provide you with a significant borrowing impact. Our trusted lenders make sure your goals are our goals. With the additional value from our association’s patronage dividend program, our goal is to put cash back in your pocket. Our lending professionals generate a strategic model that analyzes comparative scenarios from a break-even standpoint all the way to your specific rate of return. We create a financing option that allows you to remain open for additional cash opportunities that would otherwise be tied up in a long-term asset. We provide your ultimate financial advantage.

Choose the experts

At Capital Farm Credit we understand the unique qualities of financing land purchases. We specialize in rural lending and know the structures and techniques associated with strategic leveraging. “Find that person that can help make those critical decisions, identify the right opportunities, and help you circumvent potential mistakes,” says Brett Riff, Capital Farm Credit’s Vice President of Lending Strategy Management. “Build an advisory team that can improve your investments every step of the way.” With 67 offices serving 192 counties in Texas, there’s always a Capital Farm Credit office in your backyard. The local communities we serve are also the places we call home. “Many of our loan officers grew up in the areas they work in,” says Martinez. “This level of local knowledge can prove invaluable.”

Preparation and experience provide us the skill set to not only help make the most of your land purchase but create a reality better than your dreams. We’re the lender you trust.

The process starts with a simple conversation. If you’re interested in talking to our advisory team or discussing strategic leveraging, stop by your local branch office, visit our website, or call (877) 944-5500.

Your partner for land loans.

Fixed and variable interest rates available You finally found it, that perfect piece of land. Let our team of experts guide you through the process of making your dream a reality. Whether you are buying a ranch, refinancing a current mortgage, expanding your operation or making long-term improvements, we offer a wide range of products and competitive rates. And, since 2006, Capital Farm Credit’s combined cash returned and allocated equities for members, is more than $1.75 billion through our patronage dividend program.

Together we’re better.

Partnership that really pays.

877.944.5500 capitalfarmcredit.com NMLS493828

Client Success Stories “Occasionally we have the privilege of working for a family who is beyond appreciative and becomes family. Clinton and Karen Dietert are just that”, said Kasey Mock, REALTOR® for the Dietert family. “I met Clinton and Karen in 2017 on a hot summer day, working cattle at their farm in New Braunfels, TX. That was our first formal listing appointment, and I am glad I passed the test.”

The Dietert family first arrived in Texas from Germany in 1845 through the now underwater port city of Indianola. They settled in the Guadelupe County area near the community of Zorn and later moved to New Braunfels. The German culture is still thriving in central Texas, and it is the foundation of popular communities such as New Braunfels and Fredericksburg. The black land soils around New Braunfels are rich with nutrients, and the Dieterts farmed corn, milo, wheat, and cattle here for over 175 years. “Many of the old agriculture-based families are being forced to sell due to the loss of available farm and ranch land, or critical infrastructure to support agriculture in these transitional urban-interface counties”, said Kasey. “On the bright side, they are cultivating some of the highest value land in the country.” As development continued to close in around them, Clinton and Karen decided the time had come to sell the farms.

“After a lengthy process, we were able to sell their home farm to Pulte Homes and begin the process of locating a ranch for their 1031 exchange” recalled Kasey Mock. A Section 1031 Tax Deferred Exchange is a way for landowners to defer capital gains taxes when selling one property, and purchasing other “like kind” real estate assets. The Dieterts trusted Greg Lehrman with Asset Preservation Incorporated as their 1031 QI. (See Greg’s article on 1031 exchanges on the next page of this issue.)

“We always liked South Texas and thought we would like to get down here if we could” said Clinton. The Mock Ranches buyer team went to work utilizing an extensive network of brokers and an intensive marketing campaign to locate the right ranch for Clinton and Karen to build the next chapter of their family’s legacy in land. “We ended up looking at ranches all over the state, literally from the Red River to the Rio Grande” said Kasey, “but the ranch they loved ended up coming from our internal KW Land broker network.” The Yo Le Digo Ranch was an off-market private offering in Frio County, TX. The ranch was a great combination of south Texas brush, great topography, and irrigated pivots for forage production. The ranch is completely high fenced and was offered turnkey.

The Dieterts have relocated to their ranch between Pearsall and Batesville full time where they raise commercial angus cattle and a few show calves, in addition to offering whitetail deer and turkey hunts. “Our mission is to help people accomplish their goals through land ownership, and I am proud to say we have done that successfully with the Dietert family,” said Kasey.

An Informative Guide to Real Estate Buying, Selling, and Owning

The Dietert Family

Kasey was a person that was recommended to us, he knew what we wanted right away, and he fulfilled both ends of our deal.

Use this QR Code to meet the Dieterts on our Youtube channel An Informative Guide to Real Estate Buying, Selling, and Owning

Mailbox Money by: Greg Lehrmann, Attorney and SVP Asset Preservation, Inc.

Many agricultural properties under-perform on a return-on-investment basis. The cash flow often equates to a very small return compared to the sales value.

Such farms and ranches can often be “converted” to properties that generate significantly higher returns with little or no management responsibilities, without paying capital gains taxes on the current sale. In a 1031 exchange under the Internal Revenue Code, a taxpayer who has held real property for productive use in a trade or business or for investment can exchange that real property for any other “like-kind” real property. Most farmers and ranchers have owned and operated their properties in a way that qualifies for tax deferral on the sale. Exchanges have been a part of the tax code since 1921 and represent one of the most effective strategies available to landowners to defer capital gains taxes.

A misconception concerns the types of property that qualify as “like-kind”. Some mistakenly believe they must exchange their farm or ranch for another farm or ranch. Not true. The definition of like-kind property is very broad; qualifying replacement real property can be virtually any real property that will be held by the taxpayer for investment purposes or used in a trade or business. Bare land can be exchanged for an apartment complex, a rental vacation home, office, or other commercial property, or any other type of real property held for investment. The range of real property that qualifies for tax deferral opens many options for farmers and ranchers to diversify their investments and obtain cash flow without necessarily having to be involved in the management of the acquired replacement property. Since more than one property may be acquired in an exchange, taxpayers can expand their investments from one large parcel of land into multiple smaller properties in the same or different geographic locations.

Choosing the Right Investment : One of the most popular ways to use 1031 exchanges is to turn high-maintenance real estate into "mailbox money" (although nothing is completely management free) by purchasing one or more of these: 1. NNN Properties A triple-net-lease property is real estate that is leased to a tenant who is responsible for the ongoing expenses of the property, including real estate taxes, building insurance and maintenance, in addition to paying the rent and utilities.

2. Delaware Statutory Trusts An ownership interest in a Delaware Statutory Trust (DST) is an indirect way of owning investment real estate. This can be appealing to taxpayers who are interested in acquiring a managed real estate investment. The trustee of the DST initially purchases the property and holds title to the property. A sponsor structures the investment and arranges for the issuance of beneficial interests in the DST. Although interests in the DST are treated as securities under federal securities laws, they are treated as ownership of real estate and thus like-kind pursuant to §1031.

3. Royalties Mineral rights and royalties have been handed down through generations. Families have been receiving royalties from oil and gas for over 100 years. Until recently, they were only resold to institutions, large endowment funds, and ultra-high net families. Increasingly, ranch sellers are able to purchase producing royalties with investments as little as $100,000 (just as DSTs) and then experience the cash flow generated by such royalties.

An Informative Guide to Real Estate Buying, Selling, and Owning

JIM HOFFPAUIR, INC.

2

І LEGENDARY LIVING

SPRING 2020

І TEXAS LAND

3

Giving Is The Greatest Gift

Because giving is not just about making a monetary donation, it is about making a difference both locally and abroad. It is the Mock Ranches' mission to be involved in our local communities, national organizations and international missions. Giving and serving are core values that we are proud to promote in hopes of inspiring others to join in.

Who We Give To

HAYS COUNTY LIVESTOCK SHOW FCA MOTORCROSS WIMBERLEY 4-H BUYER'S POOL HEROES FOR CHILDREN TEXAS WILDLIFE ASSOCIATION WE'RE ALL IN - COMAL COUNTY COMPASSION INTERNATIONAL KW KIDS CAN SAFARI CLUB INTERNATIONAL COMANCHE EDUCATION FOUNDATION

TOMMY DODD MEMORIAL BUYER'S GROUP COMAL COUNTY JR. LIVESTOCK SHOW LONESTAR CATTLEMEN FOUNDATION ALL ATX HEART FOR AFRICA - PROJECT CANAAN KW CARES DRIFTWOOD HERITAGE CONSERVATION GUNNER THAMES MEMORIAL FOUNDATION LOVIN' EWE TPWD LONESTAR LAND STEWARDSHIP AWARD

Marketing With Mock Ranches WEBSITE EXPOSURE

Before the creation of handheld smartphones and other mobile Internet devices, people relied on newsletters, newspapers, word of mouth, and drive by signs with balloons to locate a home for sale. Now, thanks to the Internet, the average buyer is more educated than they have ever been. Before ever calling about your property, they most likely have viewed pictures, acreage and home details, and likely have even seen some form of comparative market analysis. Your Realtor has been trained in making sure that your listing is getting maximum views for its target market on all of the top real estate sites like Zillow, Trulia, Yahoo Homes and Realtor.com.

SOCIAL MEDIA

Recent statistics show that 1 in 5 worldwide and nearly 70% of all Americans are on Facebook. Luckily, your REALTOR can use their professional social media presence to promote your home listing. When your property is on social media, it makes information dissemination easier, exposure guaranteed, and the possibility of a viral campaign utilizing your property’s video tour and photos.

KELLER WILLIAMS REALTY MOBILE APP

Get the most accurate and up-to-date real estate information right at your fingertips: • Easily connect with your agent and send property inquiries instantly • Draw a circle on the map or drop a pinpoint to search a specific area • See property details and full-screen photos, get driving directions, mark your favorites, create notes about what you liked, or share it with family and friends • Estimate your home loans with a free mortgage calculator • View Open Houses in your area • View Rental Properties in your area

Marketing With Mock Ranches

MARKETING YOUR TEXAS LAND GLOBALLY

CURRENT LISTINGS Elder Hill

7UERanch 7UE Ranch

Hays County • 25 Acres $5,500,000

Chambers County • 537 Acres $5,907,000

Blanco County • 54 Acres $3,900,000

Valverde County • 1,100 Acres $935,000

Juniper Hills

A. J. Hill

CURRENT LISTINGS Wiest Ranch

Coconut Ranch

Bastrop County • 80 Acres $700,000

Edwards County • 1,132 Acres $2,250,000

USE THE QR CODE TO ACCESS ALL OF OUR CURRENT LISTINGS

Keller Williams Farm & Ranch 1801 S. Mopac Expressway Austin, TX 78746