finding a farm

Anonymous-0 · Feb 27, 2014

Why is it so hard to find a farm to buy! Seems like the deal is already done before anyone finds out it could be bought! Im not.the type to go beat on peoples door hey is your farm forsale! I feel like im intruding! Is this the way its always been! Im from pennsylvania and thiers old farms all over but hardly ever up forsale if so thier a billion dollars!

Dick2 · Feb 27, 2014

I think most people have someone picked out that they would like to see own the land before they ever let it be known that they will sell their land.

When my brother retired from the farm, he rented the farm to a young guy just getting started before anyone in the area found out that he was going to retire. He didn't want the BTO's coming around with all their false promises.

Mike M · Feb 27, 2014

I don't know ? But it seems like in my area of Ohio everything is going up for auction and offered as parcels first and then you sell it all together so what ever brings the most.
Guy years ago split his up as it brought the most that way. Not until afterwards did he realizes that now he had more surveys to pay for so I think he figured out he should of took the offer for it all together !
They usually ask for so much more to tie it all together which is backwards as they should ask for more to split it up.

Brown Swiss · Feb 27, 2014

How are you going to find a farm if you can't even find your fingers? just kiddin, lol

paul · Feb 27, 2014

Yup.

I kinda got my eye on some kids, they aren't out of high school but if things keep going 20 years.....

So yea, just kinda how its always been, it is very hard to get your foot in the door. You deal with 2 types, conservative old farmers that don't talk much but have had a plan for decades already, just no one knew.

Or widows without a plan, the land goes to a management agency that has a lot of BTO in their back pocket.

You don't have a chance in either case.

So.......

Get to know the conservative old farmers. Pick rocks, mow brush, help side the machine shed.... Might pay off in 10 years, but its hit and miss, don't be expecting anything or come in with attitude. But, its the best way to show your stuff and cultivate a relationship that will pay off way, way down the road. They have their heart and soul invested in their land, while they want the rent check or the sale money, they also want someone who cares about it to have it too.

If nothing comes of it you got beer money while helping them, don't expect more but at least you get a chance at more.

Right now you got nothing.

Paul

Anonymous-0 · Feb 27, 2014

There is a 12,000 acre farm/ranch coming up for auction in our area on March 17th. Pretty sure it won't be going to any begining farmer. Just somebody looking to get bigger or someone wanting it for hunting. In our area, once word gets out that something is for sale, the well established farmers/ranchers are there so fast the the beginner has NO chance at it. And 99 times out of 100, the beginner cannot match the checkbook of those who are already farming. Most sellers, and I suppose I can't blame them, want the most they can possibly get for their property. Will find a few who want to help a young one get started.

Ron/PA · Feb 27, 2014

Sounds like you not only want to be told of farms for sale but you want them cheap.

Trust me, after a lifetime of living and working it, I'm either going to pass it on to family or get every penny it's worth.

I'm not saying that under the right conditions I wouldn't help a kid who wants to get started, but he's only going to get decent terms, not a gift.

Anonymous-0 · Feb 27, 2014

Im not sayin i want a farm cheap! But explain to me how for example a 100 acer farm in northern pa with say 65 tilliable acers average yield of 125 bushel corn! Worth 4000 a acer with a fallen down old bank barn and run down house! Or a stripped mined farm that is worthless to farm if you pick enough rocks could make some grass hay on worth 3000 acer! Are area use to be average id say 1500 a acer but then the amish showed up from the.mid west and taken over!

Spook · Feb 27, 2014

A couple of friends of mine that have farms have standing offers from other local farmers - if they ever want to sell out, there are multiple offers already there. After all, a good farm, local, might only come up once in a generation, so you better pay up now.

Traditional Farmer · Feb 27, 2014

Gotta pay to play.Makes no sense that anyone would sell you a farm for less than market value.

Determined · Feb 27, 2014

Try looking at bigger places that are way out of your price range.
Many try to sell the whole works as one package limiting the potential buyers.
Making an offer within your means on the home 1/4 and maybe a few more can work well for you and the seller as any extra parcels can easily be sold individually.
Some bto's dont want to pay the higher price for the home 1/4 buildings as they don't have use for them.

mkirsch · Feb 27, 2014

This is the product of "free enterprise."

The BTOs worked hard (and worked the system) to get to where they are. That, is a financial "critical mass" where they are so big that buying any available property in the area is chump change no matter how much the seller wants per acre.

When you've got a rolling balance of $4,000,000 in your checking account, a 100 acre farm at $4000 an acre is still only $400,000, a mere 10% of your liquid assets. Chump change. Besides, you wouldn't write a check, you'd finance it through the bank, and what's another $2000 a month on the mortgage payment?

Ray · Feb 27, 2014

There's 400 acres going to sell here in western ohio.The older owner died with no will.The attorney for the estate said people have been calling him with offers even before the estate was settled.He said one offer was 10000 per acre,but there going to auction it next month.

Ray · Feb 27, 2014

I don't know where you could even buy woods for 4000 per acre.

Nancy Howell · Feb 27, 2014

East Texas.

Dave H (MI) · Feb 27, 2014

And Southern Michigan

Dave H (MI) · Feb 27, 2014

When I bought my place, which is just a hair SE of Spook (but he don't know that, so don't tell him), it had been for sale for years, starting at around a million. There are several BTO's in the area but most lease land. Everyone in the area wanted the place but no one wanted to pay the price...it is 100% prime farm land if you log off the woodlot (never gonna happen). So they dropped it to half a million and let it set another couple years. I made them an offer and they laughed it off. It was low. I was polite, thanked them and moved on. Year later, still for sale, I resubmitted my offer. This time they weren't laughing and countered. I politely refused. Month went by and I had a conversation with the sellers. Turned out it wasn't the amount but some other issues with the estate. I was able to resolve those for him and he sold me the place. Some of the heirs still drop by occasionally to broadly infer that I am a thief and stole the place. It was good business and almost everyone is happy with the deal. The answer to your question is...be in the right place, at the right time, DO NOT let anyone see you walking the property or the telephones will be buzzing, and catch the BTO with his pants down. I think generations will have to die before I am forgiven. BWAHAHAHAHA

(you can tell it bothers me!)

farmerjohn · Feb 27, 2014

Maybe a dumb question, but what is a BTO?

donjr · Feb 27, 2014

I got this place when two developers wanted it. I was working for the phone company, but had been with farm credit for about ten years. The loan officer I had was a great guy, and helped me along until I could split off the old home on the place and sell it, effectively cutting my mortgage in half. Needless to say, this has been over thirty years ago. I paid $110,000 for the place and sold the old house and two acres for $55,000. Then I bought a seven acre piece across the road a few years later, paid $125,000 for it and sold two lots for $120,000, then the house for $150,000 about ten years after that, and built a new home here on the main piece. I don't have a mortgage anymore, and even the machinery is free and clear. With a good loan officer and time and some creative selling, you can buy and pay for any farm around with a bit of hard work thrown in.

Spook · Feb 27, 2014

You got lucky!! Btw, I thought you were in the Brighton / Milford area.

Dblair · Feb 27, 2014

I see farms for sale here in Va. for years before they sell . there's one of Vaughan Rd. in Dinwiddie county that has been for sale for 2 years .

dmiller · Feb 27, 2014

I have the same frustration. It doesn't seem to matter too much what part of the country you are in. I think the only thing I would add is that I get the impression it has been this way for at least 50 years. Grandpa used to talk about the same thing during the 30's and 40's.
There are a lot of reasons why only about 2% of the country are farmers, it is a very competitive, capital intensive business to get into.

WCS · Feb 27, 2014

BTO = Big Time Operator

scott2013 · Feb 27, 2014

Example down here in Georgia:
http://albanyga.craigslist.org/grd/4262176385.html

Scott

Bruce from Can. · Feb 27, 2014

I bought my home farm in 2004. It was listed in real estate for 3 years , I looked at it twice over that time. When we put in an offer , it was less than the asking price, but still in fair range of what the seller would consider. They didn't take our first offer ,so we had to negotiate. The price in our offer did not change, it was the terms under which we purchased that changed. Write more into your offer than you expect to get, and if it is refused ,you can give up some of the terms. Then the seller fells they have won something over you the buyer. eg. selling price must include the IH tractor and plough. They say not for that price , and you counter , OK same price with out the equipment. Suddenly the seller gets a feeling of control. Buying and selling is a mind game. When we bought the next farm in2010 , the seller tried to sell to all his neighbours for a price of $650,000.00 , no one was intrested , so he listed it for the same. I called a real estate agent , not the listing agent , and put in and offer of $450,000.oo with no conditions , and was turned down. Next offer was full of conditions , eg they had to leave behind the 2010 hay crop stored in the barn full fuel oil tank ect. and the offer was $490,000.00 . with some more wheeling and dealing our price was taken. Be patient , and business like , you will find a farm you will like, and at a price that is fair to both the buyer and the seller.

DaninKansas · Feb 27, 2014

The idea that the cost of production doesn't matter if you are "big enough" is how GM ended up in bankruptcy. Anyone that isn't watching where 10% of their liquid assets is going isn't going to have liquid assets very long.

DaninKansas · Feb 27, 2014

With a house and barn the first place does sound cheap.

Pasture land in the middle of nowhere in Kansas is bringing $1600 an acre and you can't even dig a fence post hole on it.

Dan T in MO · Feb 27, 2014

The farm just to the south of me sold out. Most folks wouldn't make an offer as it was mostly woods and steep, rocky hills. Some (insert your own description. I don't want to get banned) from L.A. bought it and put in a housing development. That reclaimed strip mine could grow quite a few houses.

finding a farm

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