What's my Farm Worth?

Homegrown always tastes better—but sometimes homegrown is harder to price. Unlike residential real estate, agricultural land use varies greatly and so it’s important to learn as much as possible about the property you want to sell.

Below, you will find a number of questions to help you develop a pricing analysis for your property. If you start to get overwhelmed, don’t worry: our Local Land Specialists are happy to help you gather this information and accurately determine your land’s highest and best fair-market value.

• How many Acres do you own?
• What County is your farm located in?
• Is the farm owned solely by you, or are there any co-owners?
• Is the farm a legal entity, ie: LLC, C-Corp, S-Corp, etc.?
• Do you have a survey for the farm?
• Any encroachments or boundary line disputes (formal or informal)?
• Which main category(ies) describes the use of your farm: Agriculture, Horticulture, Dairy, Cattle, Chicken, Swine, Equine, other?
• If your farm is used for agriculture, how many acres of tillable land?
• What has been the crop rotation for the past three years?

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• If your farm is used for livestock, how many acres are used for grazing, hay production, etc.?
• If livestock, what type and the number of animals is supported by the farm?
• If swine or chickens, how many livestock houses does your property have?
• If swine, how many hog lagoons are on the property?
• If your farm is used for horticulture, what is the variety of orchards, vineyards, etc.?
• List your farm improvements, such as:
  • Number of wells
  • Amount of road network
  • Types of irrigation & water systems
  • Number of feet of fence and type, ie: barbed, woven wire, etc.
  • Number and type of structures, ie: hay barn, shop, equipment sheds, green houses, livestock buildings, grain bins, etc.
• Are there any water features, ie: Creeks, River, Pond, etc.?
• Is any part of the farmland enrolled in any conservation easement programs?
• Is your farmland enrolled in the Present Use Value / Tax Deferred Program?
• Is there a forestry management plan for the timber?
• Is the property enrolled in any government farm programs or subject to any permanent or temporary USDA or FSA restrictions (due to grants or easements, etc.)?

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• Are there any current leases?
  • Agricultural Lease: What is the term of lease (annual, multiyear, etc.)? What is the annual lease amount or price per acre? Is the lease in writing or is it an oral agreement? Does the leaseholder desire to continue the lease after the sale of the property?
  • Hunting Lease: What is the term of lease (annual, multiyear, etc.)? What is the annual lease amount or price per acre? Is the lease in writing or is it an oral agreement? Does the leaseholder desire to continue the lease after the sale of the property?
• How many acres of timberland are on the farm?
• What is the age and type of timber?
• Do you own the timber rights or has the timber been sold?
• If sold, has a timber deed been recorded?
• If harvested, when was the last cut and type: clearcut, thinning, shelter or select cut?
• If clearcut, was the timberland replanted? If so, what type of tree and spacing?
• Is there access to a public road?
• Are there any easements onto or through the property? If so, what type?
• Mineral, Oil and Gas Rights Disclosure – Do you own all of the rights to your property?

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• Who are the utilities providers?
• Are the taxes current?
• Are there any liens or encumbrances against the property?
• What is the county zoning classification?
• Is any portion of the property in a flood plain?
• Has the property flooded in the past?
• Are there any drainage erosion issues?
• Are there any abandoned wells or buried storage tanks on the farm?
• Are there any hazardous materials on the property?
• Are there any burial grounds or cemeteries on the property? If so, are they active sites that require public access?