Had a call today from a new buyer prospect that recently accepted an offer on one of his properties. His words, "I kind of wish I hadn't, but it was an offer I couldn't turn down... now I need your help finding a replacement." If you're reading this post and have a nice row crop farm, or multiple tracts, in the $4.5M range, that you'd like for me to offer to this qualified 1031 exchange investor, I'd appreciate hearing from you. Under Contract 61+/- Acres Upland Row Crop, Daviess County, MO 138+/- Acres Upland Row Crop, Gentry County, MO 83+/- Acres Upland Row Crop, Holt County, MO 231+/- Acres Bottom Row Crop, Holt County, MO 160+/- Acres Bottom & Duck Hunting, Chariton County, MO194+/- Acres Upland Row Crop, Holt County, MO 96+/- Acres Upland Row Crop, Atchison County, MO   Sold 1,341+/- Acres Bottom Row Crop, Livingston County, MO 235+/- Acres Bottom Row Crop, Harrison County, MO Multiple-parcel building sites in Andrew County, MO 133+/- Acres Cattle Farm, DeKalb County, MO 50+/- Acres Hunting, CRP, Nodaway County, MO 47+/- Acres Bottom, Nodaway County, MO 80+/- Acres, Upland Row Crop, Livingston County, MO 77+/- Acres, Upland Row Crop, Ray County, MO 89+/- Acres, Hunting, Andrew County, MO 234+/- Acres, Upland Row Crop, LINN County, MO 143+/- Acres, Upland Row Crop, LINN County, MO 153+/- Acres, Bottom Row Crop, LINN County, MO 205+/- Acres, Row Crop/Hunting, Andrew County, MO 94+/- Acres, Row Crop/Hunting, Andrew County, MO 56+/- Acres, CRP/Hunting, Gentry County, MO   Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.  

I'm fortunate my business connects me with great people like the sellers of this farm. Thanks for choosing me to market the property and allowing to facilitate the details from start to finish. Congratulations!   Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.

Investor will execute a 1031 exchange to replace several farms he currently has under contract. Ideal Missouri farms would be large, highly tillable, tracts with an operator already in place or available. Budget is up to $12M. I'm working to prepare a package of options to present to him within the next 7-days. If you have something you believe might be of interest, I'd appreciate hearing from you.  Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.

Cool Season Deer Mix, Upland Game Bird Mix, African Cabbage, Crimson Clover, Nitro Radish, these are just a few examples of more than 100 options available on Green Cover Seed's website. What seeds are best for my climate, soil type, and goals? I asked Colten Catterton, a cover crop expert and sales rep for Green Cover Seed, what 5 things should a land owner consider when choosing a cover crop seed? 1. Timing is everything- Planting date will be your most decisive factor in species selection. In the spring cool season annual species can be planted when soil temps are 40F+ while many warm season species need 60F+ soil temps. In the fall we try to let warm season species have a minimum of 45 days of growth before a killing frost to get a good ROI on growth. Cool season annuals that die from a hard freeze would need 30 days prior planting and the others that can overwinter, can be planted until the ground freezes in the fall.          2. Planting method- Broadcast, broadcast with incorporation and drilling are the most common planting methods. In general, small seeded species can be broadcast while larger seeded species need to be placed into the soil profile. All methods can be successful with helpful environmental conditions but getting the seed in the soil with a planter or drill is the most reliable. Broadcasting with incorporation or outright broadcasting can take 10-50% more seed than a drilled/planting method. 3. Goals- If you don't have one then you will never reach it. So knowing the desired outcome before selecting and sowing the seed will result in more reliable success. Goals could be multifaceted like a combination of building organic matter, wildlife and winterkill. Where you also could have a very narrow goal of low maintenance perennial or dry hay potential. If your a livestock producer, we need to consider when is the forage needed and the plan of harvest through grazing or mechanical means.  4. Soil type- Soils tell a great story of the past, present and future potential. Not all are created equal. So whether dealing with sand from the recent flooding events, slick clay side hills or fertile crests all could be considered when making seed choices. You can't change a soils parent material (sand, silt, clay) but with time and proper management, we can alter that soils structure and functionality. This is done through getting organic carbon into the soil profile with the proper balance of soil biology and function. 5. Environmental condition-  Dealing with extremes like flooding and drought are very difficult to predict but looking at long term averages and current conditions at the time of seed planting will enable you the ability to make best possible choices. Being flexible with contingency plans when extremes strike can stake the odds in your favor. An example, a hail event strikes your corn crop, this would then create enough light to allow for an excellent cover crop or food plot to get started growing before the harvest of that corn.  Take advantage of all opportunities.   Subject Expert & Content Provider Colten Catterton | Maryville, MOcolten@greencoverseed.com | (402) 984-1631 | greencoverseed.com   Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.

Yes, it's true, young farmers can get a loan and buy farm land. I've helped several young farmers locate and purchase their own farms, ranging is size from 40 to 300 acres, utilizing the USDA Beginning Farmers Loan Program. Great opportunities exist for new farmers, willing to educate themselves and work through the government process. Whether you're a young farmer from a multi-generational farm family, or someone that is new to farming, I encourage you to reach-out and ask questions by contacting your local USDA Office. After all, they're not making any more land, right? And it's not likely to get cheaper as time goes by. USDA Excerpt:"Each year, the Farm Service Agency targets a portion of its lending by setting aside a portion of all loan funds for financing beginning farmer and rancher operations. A beginning farmer is defined as one who: Has not operated a farm or ranch for more than 10 years Does not own a farm or ranch greater than 30 percent of the average size farm in the county Meets the loan eligibility requirements of the program to which he/she is applying Substantially participates in the operation" Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.

As the hunting industry continues to explode, so does demand for Missouri hunting tracts. These buyers aren't from a single demographic, they're local folks that in the past, counted on a neighbor to allow them access, they're mom's and dad's from the city with disposable income that want their kids to experience the outdoors, and many are enthusiasts and trophy hunters from other states that in the past, depended on leasing land. Mark Twain's quote, “Buy land, they're not making it anymore" has never been more accurate. Land owners have become hesitant because of liability concerns and public land has seen a significant increase in hunter traffic. Tracts, ranging in size from 40 to 80 acres, are creeping up in value, and I don't see this trend changing. Nice hunting tracts are what's hot, and they're selling super-fast...many times, within days of listing. Indicators tell us, if you want to hunt in the future, you'll need to own a your own property.   Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.

  Seeking Property Type: Recreational land for family & row crop for income Price Range & Acres: Up to 600 acres Preferred Location: West of I35, North I70 Comments: This will be a get-away property for family, would like pond, timber, plus income producing row crop. May consider converting a pasture farm. Author: Dennis Prussman Dennis specializes in marketing Missouri land. His background includes 30 plus years of Internet marketing with a focus on real estate advertising. During this period he has developed relationships with buyers and sellers from across the country. His targeted advertising formula is meant to reach local, regional, and nationwide owners/operators and investors. Dennis believes when selling a farm, large or small, you have one opportunity to maximize it's full potential. For this reason, it's important to reach-out to as many buyer prospects as possible. Dennis is committed to professional client service and attention to detail. Local and out of state references available upon request.

Seeking Property Type: Quality Row Crop Price Range & Acres: Up to 500 Acres Preferred Location: Will consider North of I-70 to Iowa Line Comments: Prefer bottom or improved gradual slope. Good soil. Customer Source: PremierLandSales.com

Seeking Property Type: Row Crop Price Range & Acres: Around $1M Preferred Location: Northern Missouri Comments: I have my farm sold, closing in couple weeks, need to execute 1031 exchange. This is strictly an investment, prefer to have farmer and lease in place. Customer Source: PremierLandSales.com

Seeking Property Type: Small Investment Price Range & Acres: 40 – 80 acres CRP Preferred Location: Prefer Hamiliton, MO area. Customer Source: PremierLandSales.com

Seeking Property Type: Investment Opportunity Price Range & Acres: maybe could go up to 125 acres Preferred Location: Daviess, Dekalb, Gentry Counties. I live out of state. Customer Source: PremierLandSales.com  

Seeking Property Type: Looking for Decent Soil Price Range & Acres: 180k to 300k investment, prefer levied bottom or 2nd bottom land hunting lease is fine also Preferred Location: MO. taxes a plus. 4% or more Customer Source: PremierLandSales.com  

Seeking Property Type: Hunting Price Range & Acres: 100,000-150,000 Preferred Location: Ray or Clay County Missouri Customer Source: PremierLandSales.com  

Seeking Property Type: row crop farmland Price Range & Acres: 100 to 300 acres Preferred Location: northern missouri or southern iowa Customer Source: PremierLandSales.com  

Seeking Property Type: Recreational & Hunting Price Range & Acres: 20-40 acres Preferred Location: one-hour from Kansas City Comments: Timber for deer and turkey hunting Customer Source: PremierLandSales.com  

    Seeking Property Type: Recreational & Farmland Price Range & Acres: 80 acres Preferred Location: Less than 2  hours from kansas city Comments: Deer, turkey, pond or potential for pond to fish , Agriculture/ Crp/ terrain/timber Customer Source: PremierLandSales.com

Seeking Property Type: Recreational/ return Price Range & Acres: 150-250,000. 80-100 Preferred Location: Northern Missouri- NW-Central Comments: Timber , water source, maybe some CRP on it. Preferably near cash crops. Uses for hunting and family recreation. Utilities would be nice to have or close by Customer Source: PremierLandSales.com  

Purchase price (the obvious!)? How much earnest money is to be deposited by the purchaser? What happens to the earnest money? What's a fair amount of earnest money? Where will the closing take place? (the title/escrow company is normally determined by the seller but can be negotiable) Closing date & Possession of the property? (buyer & seller should take into consideration any existing farm or hunting leases and tenant rights) Is the offer contingent upon an appraisal? Is there a deadline to have the appraisal completed? What happens if the property doesn't appraise for enough? Is offer contingent upon financing? Is there a deadline to obtain financing? What happens to my earnest money if I can't obtain financing? Who's paying for the “Title Commitment” to issue a ALTA owner’s policy of title insurance (seller, buyer, or are the costs to be split between seller/buyer)? Is there a deadline for seller to deliver title policy? Proration of taxes? (normally prorated to the time of closing but can be negotiated) Is purchase contingent upon buyer review of Farm Service Agency (FSA) documents that govern the farm? Is offer contingent upon the sale or closing of another property owned by the purchaser? What happens if another buyer makes an offer with no contingency? Is there a kick-out clause in the contract? Does the property require a survey? Who pays for the survey? Will the sale price be adjusted up or down, if the number of surveyed acres is more or less than the number of acres agreed to in the purchase agreement? If applicable, how are CRP payments, cash rent payments, or hunting lease payments to be prorated? Will mineral, wind, and energy rights pass to the new owner? Is there personnel property items on the farm; e.g. coral, machinery, livestock? Are there terms in the purchase agreement discussing possession of these items? Does the property have existing farming or hunting leases in place and how are these addressed in the purchase agreement? Who's paying the Real Estate Company's commission? Always ensure an offer to purchase has an expiration date!  

12 inches = 1 foot144 sq. inches = 1 square foot3 feet = 1 yard9 sq. feet = 1 square yard220 yards = 1 furlong4840 sq. yards = 1 acre8 furlongs = 1 mile640 acres = 1 square mile5280 feet = 1 mile1 sq.mile = 1 section1760 yards = 1 mile36 sections = 1 Township1 section = 640 acres1/2 section = 320 acres1/4 section = 160 acres1/2 of 1/4 section = 80 acres1/4 of 1/4 section = 40 acres1 side of a section = 1 mile1 mile = 5,280 feet = 320 rods = 80 chains1 rod = 16.5 feet1 chain = 66 feet = 4 rods43,560 square feet = 1 acre Encyclopedia Britannica defines a Rod, as an old English measure of distance equal to 16.5 feet (5.029 metres), with variations from 9 to 28 feet (2.743 to 8.534 metres) also being used. It was also called a perch or pole. The word rod derives from Old English rodd and is akin to Old Norse rudda (“club”). Etymologically rod is also akin to the Dutch rood which referred to a land area of 40 square rods, equal to one-quarter acre, or 10,890 square feet (1,012 square metres). It also denoted just one square rod, or 272.25 square feet (25.29 square metres). The rood also was a British linear unit, containing 660 feet (201.2 metres). Encyclopedia Britannica defines a Surveyor’s chain, also called Gunter’s chain, measuring device and arbitrary measurement unit still widely used for surveying in English-speaking countries. Invented by the English mathematician Edmund Gunter in the early 17th century, Gunter’s chain is exactly 22 yards (about 20 m) long and divided into 100 links. In the device, each link is a solid bar. Measurement of the public land systems of the United States and Canada is based on Gunter’s chain. An area of 10 square chains is equal to one acre.  

As a Land Agent As a land agent, I enjoy fielding calls and emails from investors asking how much income a particular farm is generating; e.g. cash rent, CRP payments, or maybe a hunting lease. These educated buyers are doing their homework and crunching numbers to locate (compare) investment opportunities. Investor ROI expectations can adjust up or down, as market conditions change. In recent years, we've seen investors change their expectations and this is likely to continue moving forward.