Customer Seeking Northern Missouri Land Buyer to Execute a 1031 Exchange Budget up to $2.5M I spoke with a customer today that has a standing offer on a two farms that he owns in another state. He owns several Missouri farms and he would like to add to his acreage here.  His budget is up o $2.5M and he's looking for quality farmland in Northern Missouri. Will consider upland or bottom row crop farmland. He's an investor so if you're an owner/operation and have something you'd consider selling, a lease-back might be an option. Please let me know if you have something you'd consider selling that might fill this buyer's need. Post source: http://www.premmierlandsales.com

I enjoy finding creative ways to advertise real estate that will benefit my clients. I believe when selling a property, 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. This means local, regional, and nationwide. Years in the making, I maintain a buyer database that includes large national investors, farm management firms, Ag lenders, hedge managers, regional investors, local farm operators, hunting lease companies, and even professional athletes. Is your goal to maximize your land’s sale price? That’s my goal too, I want to help you understand the value of your land to ensure you achieve, or exceed, market value. Land prices and demand are at an all-time high so now is a great opportunity for sellers. You might be surprised what your farm is worth. Know the market before you sell. Call me, (816) 262-6178 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.  

30-registered bidders, high bid equaled $380 per acre for a 3-year lease Thanks to everyone that participated in the cash rent auction for 225+/-  acres in the Andrew County, Missouri River Bottom. 30 registered bidders competed for the opportunity to lease the farm. The owner interviewed the top three bidders and made a difficult selection.  The owner said, "I talked to all 3 farmers for around 30 minutes and I’m very confident all 3 would be amazing tenants." The high bid equaled $380 per acre for a 3-year lease. 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.

Property Type:Row crop ground Price Range & Acres:Acres from 40 to 1000 plus. Price is open as ground is high!! Preferred Location:Lock Springs Missouri Comments:Farm ground near or around Lock Springs Missouri.... But open to parcels that are farther away as well. Cash buyer so no worries on approval needed from us. Post source: http://www.premmierlandsales.com

We've been connecting Missouri land owners with farmers since 2010. If you need a tenant for the 2024 farm season, a cach rent auction might be a good option for you to consider.   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.

Property Type:Farm (row crop) (share crop or cash rent) Price Range & Acres:$200-$350/ac. 1-10000 acres Preferred Location:Holt county, Atchison county, Andrew county, Nodaway county, Buchanan County, MO Comments:I’m a young farmer with a lot of motivation and drive. Went to school at northwest Missouri state for agronomy, willing to travel for the right farm Post source: PremierLandSales.com

Property Type:Farm Price Range & Acres:50,0000 Preferred Location:Missouri. Comments:We are looking for hunting/ income farm. If it has cabin on it that’s a plus. Post source: PremierLandSales.com

Property Type:residential/building land Price Range & Acres:3-10 acres, up to 18K/acre Preferred Location:Blue springs, Lee's summit, Liberty, North Kansas City Comments:Hi there! My husband and I are looking for land on which to build our forever home. Our preference would be to be around Blue Springs, Lee's Summit, Raymore areas. Liberty, parkville and North Kansas City are not out of the question but not preferable. We are looking to stay within a 30-40 minute to the Power and Light district, which is where I work. We are looking for 3-10 acres for 18k/acre or less. I know that seems completely impossible with these crazy land prices. We are willing to wait for the perfect tract as long as we have to as my husband is in nurse anesthesia school and won't graduate until 2025. Alternatively, if something perfect were to pop up, we would be able to jump on it pretty quickly. I wanted to submit a request now and also ask how your fee structure works. Thank you for your time. Post source: PremierLandSales.com

Words become Daggers: It's becoming more and more common for siblings & their extended families to gather around the table to make the difficult decision of selling their family farm. For some families these discussions are easy, but for others, heated exchanges can turn words into daggers', e.g. "all you want is the money"  - "that's easy for you to say, you don't need the money" or "we're the ones that have to take care of the place." If your family is in the latter group, don't be alarmed, you're not alone, and cooler heads generally prevail. However, the annual holiday gathering might not be the most appropriate time to bring it up, LOL. Recently a record number of my clients, some of whom I've been in discussions with for years, agreed the timing was right and they pulled the trigger. Many used the auction approach and were rewarded with sale prices above expectations. Here's a short list of the most common reasons clients give for selling farms: Aging Baby Boomers choosing to sell before the challenge passes to the next generation (absolutely, the number one reason) High sale prices, sellers market, hard to resist Fear of interest rates increases impacting future sale prices Benefit of using the  Step-up Basis benefit following recent inheritance Possible future elimination of 1031 exchange benefit Owners long-time farmer retiring so its a good time sell (this is more common that a lot of people might think) So what does the future hold? For the reasons listed, I don't see the trend changing as we turn the page to 2023. Most "Boomers" don't want their children to inherit a challenging situation, sale prices are incredibly strong, and so far, I've seen minimal or no impact from interest rate increases. If your family is on the fence trying to decide how to proceed, give me a call. I'm happy to join a family conference call to discuss the best time to sell, property valuation, the best approach auction or traditional listing, 1031 exchange and how it works, step-up basis, or help answer any other questions. 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.

If you follow PremierLandSales.com, some of you might be scratching your head when you see the recent Missouri auction results ranging from $11,000 to nearly $17,000 per acre. Sales in our border states of Iowa, Nebraska, and Illinois are exceeding $25,000. Am I surprised? No. Do I think it will continue? Hmmm, read on. Let's look at recent conversations I've had with my comrades including lenders, investors, appraisers, and farmers. Caller 1. Interest rates are going to hurt land pricesCaller 2. Interest rates don't seem to be having an impactCaller 1. All land is overvaluedCaller 2. We think prices will keep going upCaller 1. Those guys are crazy for paying thatCaller 2. I regret not bidding a little more, those were good farms Do you see a trend here? Yes, they're all over the place. For every person that believes it's time to sell, there is someone that believes the complete opposite. This isn't anything new, it's simply how all investments work, stocks, gold, real estate, etc. Callers frequently mention their grandparents, stating "we're thankful Granddad did what he did, taking risk to buy ground even when everyone was calling him crazy." Other conversations are quite opposite, "Granddad was conservative, even though he had several opportunities." Everyone describes the ground they should have bought. Am I right? My point is, today's challenges, and Grandad's challenges, are the same.  Most of the farms I sold in 2022 were owned by siblings, working together to settle an estate. Something many of these families had discussed for years and finally decided now is the time. Buyers were mostly local owner/operators seeking to expand their operation. Many with sons and daughters joining the family business, and understanding the importance of growth. Every transaction resulting in happy sellers and happy buyers, both believing they made the right decision. A win for everyone involved. So now back to the question, do I believe this is the new normal and will it continue? I'll go out on a limb here and say yes, in the short term I believe prices will remain strong for quality farmland. Long term, will always be unpredictable, however I'm a firm believer that supply and demand will always drive prices, and until purchase opportunities increase (more land on the market) we will continue to see strong sale prices. Our recent auctions averaged 20 to 30 registered bidders from multiple states. This should tell us something about demand. "Trust your own instinct. Your mistakes might as well be your own, instead of someone else's." -- Billy Wilder   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.

  When a client hires me to sell their farm or hunting property, I believe it's important to learn as much as possible about that farm. We live in a world of information sharing and educated buyers are diligent when sizing-up a potential investment. This is a list of common questions that buyers ask me when they inquire about farmland or a hunting property. In order for me to professionally represent my seller client, it's important that I know the answers or know where to locate them. I hope you find the list helpful as a memory jogger. How many acres is the farm? How many acres are tillable or actually farmed? What’s the topography? Is it steep, rolling, flat? What kind of soil does it have? NCCPI Rating? Does the seller have a yield history to share? If no, then what do you think average yields are, corn and soybeans? Has the farm been grid sampled? Does it flood? How often? Is the owner farming it or is it leased to a farming? Is the farmer local? How long has the farmer farmed it? How long has the current owner owned it? Is it terraced and/or tiled? Is there much erosion? How many years are remaining on the existing row crop lease? What are the terms of the cash rent lease? How much do you think it should rent for (cash rent for row crop)? When is the cash rent paid? All up front or split payment? Is the lease written or verbal? Does it have a hunting lease? Terms? Can the lease be terminated early? Does it have any harvestable timber? Do you have deer pictures? Turkey? Does it have established food plots? Has timber ever been harvested? Are any acres enrolled in CRP? How much does the CRP pay annually? What type of CRP is it? Is the CRP in compliance? Can the CRP be renewed? How many years are left on the CRP contract? What is the owner responsibility regarding CRP maintenance? Can I talk to the FSA office about the CRP contract? Does it have a pond and/or creek? Are the ponds stocked? How deep are the ponds? What’s the condition of fence? What’s the grazing ratio per animal unit? Are there timber or pasture acres that can be converted to row crop? Are there improvements: buildings, feed lot, corral, etc.? How much are the annual property taxes? Are there any additional levee or ditch district taxes? Is the property levee protected? Is the levee privately maintained or part of a levee district? Is there public water and electric? Does it have a well? What are the closest grain outlets? Is there any grain storage on site? What’s the crop rotation history? What stays with the farm, e.g., gates, corral, deer stands? Has the property been surveyed? Will it be? Will the seller consider owner financing? Is there any chance the seller would rent it for hunting while it’s listed? What are the building restrictions? Is the price negotiable?   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.

This morning I visited with a Realtor/Auctioneer from Illinois. He was calling with questions about one of my listings. Like so many calls, the conversation transitioned to land prices and speculation regarding future prices. Something my Illinois friend said, struck a cord. He said, "I've been doing this for 30+ years and I normally carry 15 to 30 land listings. Today I have zero listings." His story parallels mine, I generally carry 15 - 25 listings, however, with 14 properties under contract to close in May, June, & July, I will be left with just 3 active listings, unless something changes. When my friend called, I was reading a story about a record-breaking farmland sale in Plymouth County Iowa, that took place Friday. Just over 96 acres of land were sold at auction for $25,000 an acre to a local family. This price is an exception, even for Plymouth county, however, many sales here in Missouri continue to exceed seller expectations.  Stories of high sale prices and low inventory are resonating across the farm belt. This supply and demand scenario has presented an opportunity for owners that might consider selling. What does the future hold, you ask? All of us like to speculate, but we know it's an impossible question to answer. What I do know is the current market is seeing unprecedented prices and the stars are aligned, if you're a seller. If this trend continues for the remainder of 2022 we will continue to see strong sale prices into the fall. If you've been considering selling, please educate yourself before making a move. It's very important to know the market and time it. One of my most recent listings sold for full asking price and the seller enjoyed choosing from multiple offers in just 24-hours. Several potential buyers called and said, "that farm will never bring that." I had to tell them, "it's already under contract." Give me a call to discuss selling options, recent sale prices, and how those farms compare to your property. I tell everyone the same thing, "you might be surprised what your Missouri farm is worth." The call is free to find out. (816) 262-6178 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.  

In my previous career, I supervised a number of people and had the pleasure of mentoring a few young leaders, something I very much enjoyed.  Some of the best advice I ever received was from an old Chief Master Sergeant, who told me, "if you have a project that needs to be executed quickly and professionally, give it to the busiest person on your team." This stuck with me, and over the years, I found it to be true. Busy people don't have time to procrastinate, so they complete tasks quickly and correctly the first time. When given the opportunity, I've always tried to share this concept. If you agree that busy people get things done, it only makes since to apply this concept when considering someone to market your land. If you want to maximize your property's potential, and achieve top dollar, take time to identify a busy land agent.  When choosing, here are a few thing to consider: Is he or she a fulltime land agent Is it easy to determine years of experience and history of success Do they have a professional website for featuring listings Is their website constantly evolving with new listings, e.g. are they busy Is there a history of sold and under contract properties available Are personal references available upon request Is their social media page always churning with new listings, updates, likes, and comments Is there an exceptional local, regional, and nationwide marketing plan, and does he or she already have a list of buyer prospects that would be interested in your property Is technology maximized to it's full potential, e.g. drone pictures, video, downloadable documents Does he or she provide multiple selling options traditional listing plus MLS online auction live auction sealed bid auction   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.  

If you're considering an extensive tree planting project, the Missouri Department of Conservation has a program that offers land owners the opportunity to purchase trees in bulk for as little as $0.34 per seedling (2021-2022 prices).  Orders are accepted from Sept. 1, 2021, through April 15, 2022, although some species do sell out quickly. Here's a link to details and the order from: https://mdc.mo.gov/sites/default/files/2021-08/SeedlingOrderForm.pdf   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.

Do you own a farm?  If the answer is yes, then you should consider discussing depreciation options with your CPA regarding assets such as grain bins, levees, terraces, drain tile, etc. A good reference for you and your CPA is the 2021 IRS Farmers Tax Guide. https://www.irs.gov/pub/irs-pdf/p225.pdf   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.

Last week, I met a local land owner and enjoyed a UTV tour of his farm. He and his family have decided it's time to sell, so they asked for my opinion regarding the farm's value and how to best proceed. Recent sales comps value the farm at $6,250 per acre but the seller has already received an offer exceeding $8,000 per acre. Knowing there is a standing offer and knowing the farms outstanding location, the amenities it offers, and it's potential for multiple offers, I suggested we scrap the traditional listing idea, and instead, auction the farm to the highest bidder. I shared with him details on a recent office auction that achieved "BIG RESULTS" -- a sale price 60% higher than expectations. I love land auctions, land buyers love auctions, and we all appreciate the excitement they generate. Potential bidders enjoy speculating during the days and weeks leading up to sale day. My phone buzzes with questions, "what do you think it'll bring? has there been a lot of interest? do you think somebody local will buy it?" Land auctions are closely monitored by neighbors, investors, appraisers, lenders, farmers, and land owners in general. Sale results establish land values for similar properties in the area. When the auction concludes the phone calls continue, "what did it bring? can you say who bought it? is it true that two neighbors got in a fight over it, LOL?" All this buzz is an excitement that can only be generated by an auction. This 'buzz' can be difficult to match with a traditional listing. Is every property a good auction candidate? Diehard auctioneers will answer yes, and many Realtors will discourage the thought. I offer both services, so my opinion falls somewhere in the middle.  It depends on seller motivation, property type, location, and anticipated buyer demand. Many of my recent traditional listings received multiple, simultaneous, offers making them good candidates. However this wasn't something the sellers wanted to pursue, and I respect that. It's important to discuss all the pros & cons. Bottom line is an auction is only successful if there are multiple buyers interested. However, the current land market is heavy with buyers and light on sellers. This supply & demand scenario presents a good opportunity for sellers to consider an auction.  Here are a few auction advantages: You don't establish an asking price, therefore, you don't establish a ceiling price. Condensed Timeline & Intense Targeted Marketing: We identify the potential prospects, create an atmosphere with a now or never psychology that causes bidders to take action. This approach maximizes the property’s potential. Timing: By having a predetermined sale date and closing date the auction can be structured to fit your timeline. 30-day Confident Closings: Selling your property with a significant earnest money binder, “as-is” and with a no contingency contract helps to ensures your closing is a success. If you're considering selling, I'd appreciate the opportunity to discuss all the pros and cons so we can customize the best plan to maximize your properties potential.   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 fielded several calls this morning, including a few from other Realtors. Every call went a little like this. "Dennis, when's the last time you've seen the land market like this, and do you have any pocket listings or anything new coming soon?" This truly is an unprecedented market with many Missouri farms snatched-up before the ink dries on the listing agreement. Several of our most recent listings have been multiple offer scenarios, meaning the seller is choosing from more than one offer received simultaneously. If you've been on the fence, trying to decide if it's the right time to sell, I recommend giving it serious consideration. The scale is tipped in your favor and you might be surprised what your land is worth.  Here are a few of my thoughts regarding why the market is hot, mostly based on feedback from my customers. Seasoned land buyers, "the old timers" I call them, remain just as aggressive as always, consistently looking to execute a 1031 exchange or spot a good opportunity. This group has lots of cash and assets, and like large tracts. Local buyers have become very aggressive. For the past 12-years, the largest pool of buyers has been the investor. However in the past 6-months, we've seen local buyers and farmers purchasing more land in their counties. This is creating a competitive market. VERY COMPETITIVE. There's money shifting out to the stock market and into land. Investors are seeking security. Large portfolio managers, farm managers, and trustees have been tasked with spotting solid investments but are struggling to locate farms that check all the boxes.  There's a new segment of land investors, most having never purchased land in their lifetime. This educated group of young adults represents a large portion of inquiries. Most tell me they just want something they can leave to their kids. Most have significant savings for down payment.  COVID has turned things upside down making an already strong hunting property market even stronger. Folks in the city want to own a place to go on the weekends, rather than a traditional vacation. Small hunting tracts remain super-hot. Additional, COVID has folks moving to rural areas. Homes on small acreages are fetching top dollar. Commodity prices remain strong which helps the local pool of farmer/buyers. Cash rent prices are strong which helps the investors. Interest rates are at a record low which helps everybody. There's uncertainty surrounding the tax deferred 1031 exchange and what the future holds. Impossible to predict but if this program is eliminated, it could have a significant impact on investors. For this reason, some investors are seeking to execute exchanges, and move up to larger parcels as soon as possible.  Uncertainty also surrounds the future of the inheritance Step Up Basis benefit. If you've inherited a farm, in the past few years, this could be a motivating factor for selling.  Missouri land is in demand. Land investors from all over the country have discovered our low tax rates and they're all using the Internet to search our local counties. Thousands of them. There are great government guaranteed loan programs available for beginning farmers to buy land. These young folks are willing to jump through all the hoops, and it's paying off for them, they're getting farms bought. In summery, the buyer pool continues to grow, and I don't see this ending anytime soon. As always, if you have a farm you'd consider selling, I'd appreciate the opportunity to share with you my targeting marketing plan, developed to achieve top dollar for you 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.  

  Where to Find the Missouri Corn Suitability Ratings (CSR) If you've been scouring the Internet for the Missouri Corn Suitability Rating System, your efforts will be futile. It's N/A in Missouri. The Corn Suitability Rating (CSR) system was originally developed by Iowa State University in the early 1970s. The system provides a way to rate  differing soil type's potential to produce corn. The system has worked well for our neighbors to the north but isn't utilized here in Missouri. So How Does Missouri Rate it's Soil? NCCPI When researching a Missouri farm and it's soil classes/ratings, it's important to understand the National Commodity Crop Productivity Index (NCCPI). The National Commodity Crop Productivity Index (NCCPI) model is a national soilinterpretation that is not intended to replace other crop production models developedby individual states. At present, NCCPI is generated in the National Soil InformationSystem (NASIS) environment and is reported in the Soil Data Mart and on Web SoilSurvey. It presently deals only with nonirrigated crops, but at a later date it will beexpanded to include irrigated crops, rangeland, and forestland productivity. Eachsoil, climate, or landscape characteristic is given a rating (score) by comparing itsvalue to an empirical optimum value. These scores are manipulatedin various ways to produce the index.  The value of ranges is from 0 to 100, 100 being the best." (User Guide for the National Commodity Crop Productivity Index (NCCPI) Version 2.0) Where to Find the NCCPI Rating for a Particular Farm Locate the soil map for the parcel you'd like to research. If you're working with a reputable land agent, he or she will have the ability to provide you with a soil map similar to figure 1, below. A quick scan of the soil map tells us this farm is located in Nodaway County, MO, the field identified in blue has a Soil Description of Sharpsburg Silty Clay Loam, the Soil Class is IIe, and for purposes of today blog, the Overall NCCPI Rating for the field is 81. I did a little more research and learned that the Nodaway County average is 75 so I can feel good about this farm's ability to produce a crop. 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.

So who's buying Missouri land. Local buyers have been busy lately with 10 of 14 recent farm sales going to local families. This is a change from what I've seen in recent years where investors have represented a large chunk of the buyer pool. Don't get me wrong, investors haven't gone away, in fact, I'm seeing new land investors, with large budgets, entering the land market seeking to diversify. However, the re-emergence of local buyers is impacting the market in a way I haven't seen in 10-years. Considering the number of inbound calls I'm receiving, I don't see this changing anytime soon. I'm fielding a dozen calls daily asking if I know of anything new coming to market. Interest is broad, meaning if you have something you'd sell, row crop, pasture, timber, hunting, I probably have a buyer on my mailing list. Budgets range in size from $500K to $8M. Please give me a call if you want to discuss why I believe the market is so hot, and if you're considering selling, I appreciate the opportunity to give you a free valuation. You might be surprised what your land is worth. Immediate Needs: 1031 exchange deadline expires Monday 3/8, up to $600,000. Buyer is open, could be pasture, timber, row crop, combination 1031 exchange, buyer is local farmer/owner, up to $1M, row crop, bottom or hill OK. 1031 exchange, $800K, buyer is local farmer/owner, prefers nicer row crop 1031 exchange, investor, up to $1.5M, quality row crop, would like for farmer to be in place   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.  

Farm Leases Can Span 100+ Years Since the beginning of land ownership in our country,  leasing land for agricultural purposes has been a common practice, and nowhere is the practice more common than here in the Midwest. Many farmer/owner relationships date back to the 1800's, with some spanning several generations of the same farm families, leasing the same land, from the same family of owners.  One-half of Missouri Leases are Verbal Verbal (handshake) farm leases are a tradition in Missouri. The Missouri Extension Office indicates oral farm leases continue to make up around one-half of all farm leases. Two parties, a landowner and a tenant, discuss  the terms, and shake hands. Missouri law provides that oral farm leases and tenancies at will for agricultural purposes shall not be construed as month to month tenancies, but rather year to year. Verbal Lease Termination Timeline, 60-days So what happens when it becomes necessary to terminate a "verbal" farm lease agreement, and what is the notification timeline? The rules vary depending on the state, however, for purposes of this article, we will limit discussion to Missouri. Traditionally, notice of termination is expected prior to January 1st. But why is January 1st a significant date? Year to year farm tenancies in Missouri require written notice of termination, from either party, at least 60 days prior to the end of the lease year, reference Missouri law (Section 441.050 RSMO).  The end of the “agricultural year” in Missouri is customarily March 1, which makes the notification deadline the end of December, hence before January 1. However it's also important to note Missouri law allows for the parties to agree to a different ending date. This is when disagreements can arise over the terms of a verbal lease.  Protect Your Successor/Heir A written lease agreement has many important benefits including minimizes surprises and outlining responsibilities. However, it's my experience that the most unforeseen challenges arise when the lessor or lessee passes away. This is my biggest reason for recommending a written lease agreement. Preparing an agreement is mutually beneficial and will save your heirs a tremendous amount of anxiety when faced with managing the farm. In many cases, the land owner's heir(s) have never talked to the farmer and likewise the farmer's heir(s) haven't met the owner. At a minimum, a formal document will provide the lease duration, names and addresses of the parties, property legal description, rental rates, arrangements for payment of rent, and the signatures of each party.  So the next time you're discussing your estate planning, please consider making a farm lease part of the conversation.   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.