Farming

Weatherman · Apr 12, 2006

Does anyone here know much about recreationally farming and property stuff? I read this stuff from Steal This Book about living in the country, but I don't know which parts are still true today. Can anyone confirm this information? The section from the book is below.

If you are considering moving to the country, especially as a group, you are talking about farms and farmland. There are some farms for rent, and occasionally a family that has to be away for a year or two will let you live on their farm if you keep the place in repair. These can be found advertised in the back of various farming magazines and in the classified sections of newspapers, especially the Sunday editions. Generally speaking, however, if you're interested in a farm, you should be considering an outright purchase.

First, you have to determine in what part of the country you want to live in terms of the climate you prefer and how far away from the major cities you wish to locate. The least populated states, such as Utah, Idaho, the Dakotas, Montana and the like, have the cheapest prices and the lowest tax rates. The more populated a state, and in turn, the closer to a city, the higher the commercial value of the land.

There are hundreds of different types of farms, so the next set of questions you'll have to raise concerns the type of farm activity you'll want to engage in. Cattle farms are different than vegetable farms or orchards. Farms come in sizes: from half an acre to ranches larger than the state of Connecticut. They will run in price from $30 to $3000 an acre, with the most expensive being prime farmland in fertile river valleys located close to an urban area. The further away from the city and the further up a hill, the cheaper the land gets. It also gets woodier, rockier and steeper, which means less tillable land.

If you are talking of living in a farm house and maybe having a small garden and some livestock for your own use, with perhaps a pond on the property, you are looking for what is called a recreational farm. When you buy a recreational farm, naturally you are interested in the house, barn, well, fences, chicken-coop, corrals, woodsheds and other physical structures on the property. Unless these are in unusually good condition or unique, they do not enter into the sale price as major factors. It is the land itself that is bought and sold.

Farmland is measured in acreage; an acre being slightly more than 43,560 square feet. The total area is measured in 40-acre plots. Thus, if a farmer or a real estate agent says he has a plot of land down the road, he means a 40-acre farm. Farms are generally measured this way, with an average recreational farm being 160 acres in size or an area covering about 1/2 square mile. A reasonable rate for recreational farmland 100 miles from a major city with good water and a livable house would be about $50 per acre. For a 160-acre farm, it would be $8,000, which is not an awful lot considering what you are getting. For an overall view, get the free catalogues and brochures provided by the United Farm Agency, 612 W. 47th St., Kansas City, Mo. 64112.

Now that you have a rough idea of where and what type of farm you want, you can begin to get more specific. Check out the classified section in the Sunday newspaper of the largest city near your desired location. Get the phone book and call or write to real estate agencies in the vicinity. Unlike the city, where there is a sellers' market, rural estate agents collect their fee from the seller of the property, so you won't have to worry about the agent's fee.

When you have narrowed down the choices, the next thing you'll want to look at is the plot book for the county. The plot book has all the farms in each township mapped out. lt also shows terrain variations, type of housing on the land, location of rivers, roads and a host of other pertinent information. Road accessibility, especially in the winter, is an important factor. If the farms bordering the one you have selected are abandoned or not in full use, then for all intents and purposes, you have more land than you are buying.

After doing all this, you are prepared to go look at the farm itself. Notice the condition of the auxiliary roads leading to the house. You'll want an idea of what sections of the land are tillable. Make note of how many boulders you'll have to clear to do some planting. Also note how many trees there are and to what extent the brush has to be cut down. Be sure and have a good idea of the insect problems you can expect. Mosquitoes or flies can bug the shit out of you. Feel the soil where you plan to have a garden and see how rich it is. If there are fruit trees, check their condition. Taste the water. Find out if hunters or tourists come through the land. Examine the house. The most important things are the basement and the roof. In the basement examine the beams for dry rot and termites. See how long it will be before the roof must be replaced. Next check the heating system, the electrical wiring and the plumbing. Then you'll want to know about services such as schools, snow plowing, telephones, fire department and finally about your neighbors. If the house is beyond repair, you might still want the farm, especially if you are good at carpentry. Cabins, A-Frames, domes and tepees are all cheaply constructed with little experience. Get the materials from your nearest military installation.

Finally, check out the secondary structures on the land to see how usable they are. If there is a pond, you'll want to see how deep it is for swimming. If there are streams, you'll want to know about the fishing possibilities; and if large wooded areas, the hunting.

In negotiating the final sales agreement, you should employ a lawyer. You'll also want to check out the possibility of negotiating a bank loan for the farm. Don't forget that you have to pay taxes on the land, so inquire from the previous owner or agent as to the tax bill. Usually, you can count on paying about $50 annually per 40-acre plot.

Finally, check out the federal programs available in the area. If you can learn the ins and outs of the government programs, you can rip off plenty. The Feed-Grain Program of the Department of Agriculture pays you not to grow grain. The Cotton Subsidy Program pays you not to grow cotton. Also look into the Soil Bank Program of the United States Development Association and various Department of Forestry programs which pay you to plant trees. Between not planting cotton and planting trees, you should be able to manage.

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May Aizelle · Apr 12, 2006

umm I would say most of it is true.... i grew up on a farm I love it and wouldnt trade it for a thing... you should have more specific questions than that blurb though.. thats just my personal opinion

wideyed · Apr 13, 2006

I doubt very strongly that you can buy anything for 30$ an acre any more. even in the middle of nowhere saskatchewan youd still pay at least 300 - 500 an acre, and even thats prolly too low. the cheapest 1/4 sections i hear of (160 acres), are more like 80 000, not 8000 dollars.

tuatara · Apr 13, 2006

i agree ..most of it is still valid except for the prices

Selfsustaingsociety · Apr 13, 2006

yeah, the price per acre is still too low, and the fact that the land comes with any builings or infrastructure at all will play a significant factor. unfenced 4o acres, 20000$ fenced same piece of land 25000-30000$, shed add a few hundred, house, add the house value... barn add more cash, you can't ignore those costs. the cheapest is a vacant land and you add value by spending some of that much valued elbow grease.

tikoo · Apr 13, 2006

we rent 120 acres for 250$ per month which is 24$ per acre per year ; a mix of wooodland and prime iowa farmground . it's ok . to buy it would cost 240 ,000$ or more . you gotta go where no one really wants to , then look for for a good deal and make a start . to survive is all that's required .

oldwolf · Apr 13, 2006

yup yup yup
there's a time to talk but all too seldom is it followed by Doin - and talkin never got it Done

To those who Do - my hat's off to you

Maon · Apr 14, 2006

oldwolf said:

yup yup yup
there's a time to talk but all too seldom is it followed by Doin - and talkin never got it Done

To those who Do - my hat's off to you
Click to expand...

lmao .. yes indeed .. christ its so hard to get people to take the first step .. i am out there doing it .. and to those who keep talking .. just get out and do smething .. its difficult finding those who will commit themselves to dreams like this .. but its possible .. just go do it .. squat a piece of land .. throw up a few yurts or what have you and do it .. others will follow and if there is enough we can do it ... big balls and good friends are required ..

oldwolf · Apr 14, 2006

yeah -and but - sometimes you just gotta Do even when it's only you.
Given enough time and consistency of effort - yes others will follow.
My main challenge with the aforementioned concept is that those partaking of the community Need to be in on the Work, or the feeling of realness just ain't there for you.
Life goes on and the learning is a wonder and the reason for this rhy(t)hme. Seasons come and go and the beauty of existence becomes ever more apparent.

heya Giles you finally meander across the great sea - shared fellowship in the warm fire of kindred spirits is looked forward to.

Blessings

Maon · Apr 14, 2006

indeed ....

yes i will be there .. when i don´t know but i will .. i look forward to the trek out your way and a big fire at the end of it ...

peace

poor_old_dad · Apr 16, 2006

oldwolf said:

yeah -and but - sometimes you just gotta Do even when it's only you.
Click to expand...

I agree with the good gentleman from N.Y.

I've been going it alone here on my own little (5 acres) self-sustaining farm for over a dozen years. And it's great. In my opinion, the article above left out a lot of other things to consider. It also left out that there's a LOT of hard work involved.

Peace,
poor_old_dad

ps: Hi Wolf, yea, I'm still around. How ya been? - pod

oldwolf · Apr 16, 2006

heya pod

spring is here, leaves coming out, not drowning in mud - life is good.
we are having a gathering at full moon in june - weekend of june 10 & 11- know you are usually too busy to break lose but you are definitely welcome http://www.hipforums.com/forums/showthread.php?t=156717 is link to personal forum thread about it.

Blessings Be with you along your Way

poor_old_dad · Apr 18, 2006

Namaste, my friend,
I thank you most kindly for the invitation.
Actually, I've been cutting back on some of my cottage industries. Me and my farm are now into the "empty nest" phase. So, due to now having fewer requirments, I've been able to further simplify my life. As of this year I've ended my cut flower, shiitake, and bedding plants cottage industry businesses. So I'm going to be having more time free and it may be time to go walkabout again. Don't really know right now, but maybe, I'll let you know.

Peace,
poor_old_dad

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