Amnion. Short answer is you buy it all including the right of way.
Around here the price per acre is an average figure that includes ROW's, easements, creeks, woods, drainages, and so on.
If you really want to get down to the nitty gritty to negotiate price per acre, then go to your FSA and SCS offices. There you can get a break down on the plantable acres. You can also get a break down on soil types, slopes, and erosion factors with a field as it varies in different parts of even a 40 acre plot. So within a 40 acre plot, there can be variable soil conditions that affect crop output. You would also want to look at the cropping history that the FSA and crop insurance companies use.
But all that said, if someone came to me and said they would pay $1000 per acre for the bottom land acres, $800 for upland ground, $300 for hillside ground, $100 per acre for the spot in the field where not much grows, $10 per acre for ROW and the creek bottom, and so on; I'd tell them to take their bid and put it where the sun doesn't shine. The whole piece goes for so much an acre, take it or leave it.
And if you think your "agreement" on price per cropable acre is something you can take to court and force him to sell the right of ways at a lesser amount, forget it. There is no consideration and no meeting of the minds on the entire parcel.
And no one is going to just sell crop land and keep a ROW. However, one time when the state wanted to change the route of a state highway, I negotiated with some hard bargaining the sale of some land for $25,000 an acre.
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Today's Featured Article - Sunday Drives - by Cowboy. Summer was finally upon us here in Northern Maine. We have two types of industry up here, one being "Forestry" (Wood Products) and the other "Farming" (Potatoes). There is no shortage of farm tractors and equipment around here! I have been restoring old Farm Tractors for the past 6 years, and have found it easier and less expensive to hit all the auctions and purchase whole tractors for parts needed. My wife who works at a local school, and only has weekends and summers off, while on t
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