Price of Farmland in your Area

$5-9,000/acre and more in some places. It's prime corn and soy acreage around here. We bought 35 acres for about $3900 a year and a half ago, 13 acres in crops, 9 in timber and 13 in CRP which will be up in a couple of years. No buildings were on the property when we got it.
Five acre "building sites" can go for huge amounts of money and we don't even have many great long views around here!

http://www.extension.iastate.edu/agd...tml/c2-70.html

We live in the NW part of the state, and yep, farms prices are up.

I owned property & lived in Monroe County for 15 years . I just sold it last summer . Monroe is a beautiful county & when I left 5 years ago there wasn't a stoplight in the entire county . I've been through Summersville many times . That is one town you don't want to go over the speed limit in .

A chunk of good rectangular farm land more than 20 acres here in southern MN is going for close to $7000 an acre.

Old farm sites with a well used house, old building or 2, and 5 acres of land is selling for $125,000 these days, bad housing market.

I bought 38 acres of wet ground, 27 farmabe, for $100,000 a few (4?) years ago. Thought I was nutz, but didn't want some neighbors building closer on that side of me. Could sell it off again for $200,000 today, as farm land. The wet acres can be made for hay if you get a dry spell so it has some value to me, but not allowed to drain it - wetland rules. If they would allow me to put in $10,000 of tile to make good farmland of the whole 38 acres, would be worth close to $300,000.

--->Paul

Yes farm land has been going up here in North western Illinois also. And most of the buyers are high dollar farmers that have been farming alot of acres. prices have ranged from 5-9,000.00 an acre and I think they could go up a bit more. We just had a 40 acre parcel come up near by that the parents have passed on and the daughter has decided to sell it after a four to five year wait. I couldn`t belive the price, almost ten thousand an acre. Has a fifty year old ranch style house, couple sheds, grain bin and 27 acres of crop ground. I have no idea how long it will be before somebody gets it, the neighbor wants it so bad he can taste it. But I don`t know if he wants to get rid of that much money. > Thanks Marc

__________________
Our Diversified Stock Portfolio: cows and calves, alpacas, horses, pigs, chickens, goats, sheep, cats ... and a couple of dogs...
http://springvalleyfarm.4mg.com

Price of land here sucks, just plain sucks. In my immediate area, 6000$ acre. But I know of a place about 25 minutes north of here that just sold for 8500$ acre. The problem? MEGA-FARM
In order for a mega farm to have X number of cows, they have to have contracted X number of acres to spread manure on, since there is a limit to how much they can spread on each acre per year. For example, the mega farm around the corner from here has about 4000 cows, they have to have maybe 1200? acres contracted for manure. I know last year they were hauling poo north of Green Bay, thats hour 15 away, at 75$ per hour per truck,plus the cost of the land. Hence, price of land through the roof.

Then add gov't commodity payments, and ethanol driving up the price of corn. Now here come the cash croppers. They want every stinkin' round-up acre of land they can get.

__________________
www.infowars.com
www.angorafiber.com
Licensed ARBA Registrar

185 acres, some is swamp near small stream, some is wooded. Small house and a few buildings. $495,000

http://www.realtor.com/realestateand...5_M84480-19345

Here in NE ga, speculators pushed our land prices through the roof during the housing boom. If you could buy large acreage it was going for over 20k an acre. Now at deflated prices you can buy it for between 10k and 15k an acre in the north end of our county.On the south end between 7 and 10k an acre. We have LOTS of forclosure properties around but the banks are not letting them go easily.

__________________
Chris
http://aberryvinefarm.blogspot.com/

Should be more land than that, about an acre per cow? As well, it should be planted to corn the year after application, so might need 2x as much land available, as only about 1/2 goes to corn in any one year.

But, now, the same rules apply to any livestock, anyhow if you get over 10 head. Perhaps local officals don't bother enforcing such rules on small homesteads, but you should live by the same rules? Neighbor has 12 horses on 7 acres total of land, what a mess that place is, far worse than the 'big' dairy also next door that follows the rules.

--->Paul

Here in Michigan $3800-6000. Depending on where and what it is. I am glad I bought my 80 in 1993 for $500 per acre.

What rule?

__________________
http://www.mofga.org/

http://www.mofga.org/Programs/FarmAp...2/Default.aspx

Salmonslayer, you certainly did buy at the right time, my neighbor paid $1000 acre for 64 acres 10 years ago and we paid $1500 acre two years ago for 76 acres. There is not much for sale down by us except for 115 acres that is rougher than a cob and he still wants $1500 so I guess prices are up from what you paid!
I ran into our agent in town and she says that she could sell 5 to 10 acre parcels like hotcakes right now. I think part of the reason is that people are willing to drive the 27 miles to Branson to get a job or can afford to semi-retire.

__________________
"Happiness is a good gun, a good horse and a good wife."
Daniel Boone

This morning on YNN Buffalo based was a short news story about how New York state's Amish population was increasing partly due to the availability of cheap rural land. The other reason was near by established Amish communities.
I also think that to some extent many sellers who are having to sell the family homestead take some comfort in selling to the Amish so there may be real estate deals that the average person wouldn't be privy to.
For some reason I am under the belief that the Amish don't use mortgage loans from the outside, is that right ? If that's the case sometimes being able to say I can pay cash is a real deal closer.

For the rest of us near by employment can be an issue.


~~ pelenaka ~~

We have been seeing a big growth in Mennonite communities in this area.

They do not use mortgages, they pay cash.

__________________
http://www.mofga.org/

http://www.mofga.org/Programs/FarmAp...2/Default.aspx

We have been seeing a big growth in Mennonite communities in this area.

They do not use mortgages, they pay cash.

Ah well that explains allot.
Hubby had a coworker who is German Baptist. He recently bought a nice homestead. When I asked Woodsrunner how could he afforded the place on what xxx pays hubby said he thought that German Baptist work much like the Amish.

I can see locals who want to sell just giving a shout out to an elder in the near by Amish or Mennonite community. Beats paying a sellers commission's to an agent.


~~ pelenaka ~~

"Only butter or jelly on bread, never both, until after you have saved up enough money and bought land for each son; only then can you put both butter and jelly on bread"

It has been my experience that it is not just the realtor commissions but also the added 'fees' that really cost you when buying land through realtors.

When I bought my land, I hired a real estate transaction lawyer. He charges a flat fee of $200, to do the title search and provide insurance, and draws up a new deed.

Previously to homesteading I had owned four apartment buildings, purchasing each of them included commissions PLUS 2 to 3 pages of fees, commonly totaling more than the commissions.

realtors bring with them a lot of extra 'required' fees.

__________________
http://www.mofga.org/

http://www.mofga.org/Programs/FarmAp...2/Default.aspx

That's a funny one. I wish it were so simple. There are 100's or laws/regulations concerning horses/livestock and their housing and manure storage.

The Feds come up with a bunch of ideas, and tell the states to make it so.

Each state can run with the ball and make to real tough, or kinda keep such issies on the back burner & ignore for a while.

A single cow and calf produce enough N for almost an acre's worth of corn growing per year. And it may produce enough P for almost 2 acres worth of corn growing.

The Feds have rules stating each state has to control any excess N & P entering the environment. How the state does it is up to the state.

My state has some pretty strict rules, and operation over 10 animal units (about 10 head of cattle) falls under the watchful eye of the govt and needs to be listed with your county. That rule/law was pretty lax for over a decade, but over time, it is now heavily enforced in _my_ county on farmers. For the time being, horse owners are being ignored. I suspect over time that will change.

http://www.manure.umn.edu/index.html

This is a starter list of different reguilations one must follow - most folks don't even know they exist, but they are out there. If you read through it, it _sounds_ like anything under 350 head of cattle is exempt; but if you get into the details, anything over 9 head needs to comply somewhat, and if your cattle get within 300 feet of water (river ditch wetland stream county ditch) then you need to comply with the 350 head rules even if you have less than 10 head of livestock! So, it is very misleading. Here in Minnesota, it is very hard to be less than 300 feet from any water - land of 10,000 lakes after all.

If you dig into it, it's worse than it looks. Different states react differently to all this, but most have some rules very much the same. USDA, EPA, and NRCS are preposing ever tougher rules that afect small tiny farms as much as big ones. The big ones mostly are totally regulated now; as I say some states are tougher than others in enforcement. But - only the little places are left to regulate, and these branches of Fed govt love to regulate.....

There is no 'one' law to point to, it's a very intertwined newtowrk. It will take you some research to see it all, and nothing I can give you for 2 minutes of reading will really explain it all in a nice neat package.

It's messy, complicated, and so on. I had just gone through my on-farm visit for my 'huge' herd of 25 head of pastured cattle, when I was visiting with an extension exibit at a farm show. The colledge kids were saying how if you have less than 350 head of cattle you don't have much to worry about.....

Bull. loney. I told them what I had to go through and all for 33 animal units in the end, and I don't even feed much grain at all, mostly graze grass all summer, cornstalks and hay all winter, and still have to fill out a 10 page report and be inspected every 4 years.

What you are told, and what actually is, are 2 different things.

We have rules on livestock operations of 10 head, sometimes less, all across the country. Perhaps your state or county doesn't bother to deal with it and that is fine with me, but the Fedral regulators love their jobs, and more enforcement means more jobs, more $50 fees, more more more.......

It's the way we are headed.

--->Paul

Honestly I have never heard of any regs on livestock, or their housing, or manure.

We have goats, sheep, hogs, turkeys, chickens and ducks on my land.

I have been hauling 1 tonne loads of horse manure from a neighbor, twice a week since 1May spreading most of it in my orchard. Four loads I took to friends in the city and dumped it on their gardens.

I am not aware of any regs in my township.

I do know that in the city near us they do not allow livestock, but that is strictly that one city. Another city does not allow roosters.



Wow, thanks

__________________
http://www.mofga.org/

http://www.mofga.org/Programs/FarmAp...2/Default.aspx

Our county and state doesnt mess with the small time farmers or homesteaders much (yet) but you can really see the difference in the farms that do not take care of their land and allow over grazing etc. One of the reasons we were drawn to our place was the land was very well taken care of and we had lush pasture, good garden soil and a well tended woodlot. The farm right next to us has had overgrazing for years and their pasture that abuts the back corner of ours is nothing but weeds and brambles and if you saw the difference you would think they were from two different parts of the country.

Good info Rambler, thanks.

__________________
www.salmonslayer-simplelife.blogspot.com

Prices skew all over the place, and in many cases make absolutely no sense. A rancher told me "Y'all can still get land 'round here for $2,000 an acre." "Round here" land is rated @ 25 acres per head of cattle (and you need to import feed 4-5 months per normal year,but this year it will be more like 8-9 months!). I don't have a PhD in math, but if it takes $50,000 of land to raise one cow for 18 months, buying in feed, sounds like a losing proposition.