Posts Tagged ‘landowners’

Determining Historic Land Valuations

Sunday, July 10th, 2011

I recently had a client ask me what his farm might have been worth… in July, 1990.  In Illinois, and many other states, getting current land sales data is not that difficult – simply check the courthouse.  However, trying to find comparable sales from 21 years ago can be a challenge.  Few lenders or courthouses retain this old of information, or if you can find it, it might be cost prohibitive. 

Fortunately, the University of Illinois has developed a system (Index Numbers of Illinois Farmland Values) that landowners can use as a guide.  Using USDA information, the formula utilizes a base index number from 1979 (100) and then adds or subtracts from the base each year to reflect whether land prices have gone up or down.  Is this system 100% accurate?  Probably not… the index is an average for the entire state and not for a specific county or township, and it doesn’t factor in what improvements may have been, or are currently, on the parcel. But many attorneys and other professionals find this methodology unbiased and in the absence of any other hard data, they can utilize the system to help determine the value of a property from years ago.

I would suggest using this index cautiously, especially if comparable sale information is available to use.  But if lacking good comps, this formula may be quite helpful in determining historic land valuations.

The Impact of Higher Farmland Values on Real Estate Taxes

Friday, May 13th, 2011

Amongst all the euphoria surrounding the recent jump in farmland prices, there’s one issue that is just starting to be debated… if and how corresponding real estate taxes should be increased to recognize the higher values.  You may think that this isn’t even an issue in your state – there’s already a formula that addresses how much assessed values can change from year to year.  But let’s take a quick look at the big picture across most of the Midwest.  First, the majority of school, local, and county municipalities (the final destination for real estate taxes) are having trouble balancing their budgets.  Second, true valuations for residential, commercial, and industrial properties have fallen the past few years and in some cases the decrease has been dramatic (and I don’t think it would be financially or politically expedient to raise taxes on home owners who are struggling to make their mortgage payments).   And finally, farmland valuations have increased dramatically (primarily as a result of record profitability).  Hmmm, call me a cynic but it wouldn’t surprise me if some politicians begin calling for farmland owners to start shouldering more of the tax burden.

Iowa is beginning to address this very issue and a recent article in the Des Moines Register (Property Tax Bill’s Later Impact Fuels Debate) provides an overview.  This is one fight that will not be pleasant as government officials know that have to generate more revenue (O.K., they could also cut spending but that’s a different discussion).  And as we’ve seen across all levels of government, there is no law/rule/formula that can’t be revised, especially if they can frame the argument as being “in the best interest” of the public.  Regardless, I think farmland owners should start preparing themselves for what’s to come.

Agri-Businesses Doing Well Too!

Thursday, April 28th, 2011

It’s widely known that Midwestern agriculture has generated record profits the past few years.  The obvious beneficiaries have been operating farmers and absentee landowners.  Yet, others have benefitted as well. For example, rural businesses frequented by farmers (both ag and non-ag) have seen greater success, primarily because farmers have more money to spend.  And as might be expected, larger agricultural companies have flourished, e.g. equipment manufacturers, seed and chemical producers, and grain processors.  A recent article on the University of Illinois farmdoc web site (Performance of Publicly Traded Agricultural Firms) points out that while plenty of money is being made at the country level it is also being made at the corporate level as well.

To help track profits and performance of these larger firms, an index of 21 publicly traded agriculturally related companies was created.  The returns from this index were then compared with the returns from the S & P 500.  Except for 2008 (when commodity prices and farm income was down), the ag index has greatly exceeded the S & P. Part of this can easily be attributed to fact that farmer will upgrade equipment and increase fertilizer usage when excess funds are available, especially since these expenses are typically a great way offset income for tax purposes.  Yet, many have also speculated that there may be some “price gouging” from certain companies, especially those that farmers must buy from every year in order to plant a crop. Regardless, when money is being made in an industry, everyone wants a little (or big!) part of the pie.

As land prices have risen beyond the reach of many investors, I think that buying stock in agricultural companies may be the best, and easiest, way to ride the food wave.  Demand for agricultural products will continue to grow in the future, and the companies that are heavily involved in the industry should continue to be profitable.

Despite Higher Input Costs, Farming Still Looks Profitable in 2011

Wednesday, March 2nd, 2011

With land prices, land rents, and other input costs now sharply higher than a year ago, many experts are wondering if farmers can still make money in 2011.  If you believe a recent article by Purdue University economists (Crop Returns Growing As Production Costs Rise), then the answer is yes.  Great news for farmers and landowners alike! 

As with most forecasts, some assumptions have to be made: 

           The weather has to cooperate so that the crop yields  meet or exceed the 5 year average. Some will argue that reduced yields will increase grain prices, thus offsetting the lower production. This is true if the weather problems are widespread.   An isolated drought, however, presents the scenario where there are fewer bushels to sell at the same or lesser price.  Not a good situation to be in, which is why in this high risk – high reward environment farmers are scrutinizing and utilizing the crop insurance products that can best protect their investment.

            Grain prices need to stay at, near, or above current levels.  I’ve talked to numerous farmers this winter who have been pre-selling more grain than normal – partially to lock in good prices, but mostly as a hedge to protect their profits (andthe higher rents) in 2011.  The people who pre-sold little grain in 2010 crop look pretty smart today.  And there are those who are still grumbling that pre-selling what they thought was 50% of the 2010 crop actually was closer to 75% due to lower than expected yields.  Unfortunately, because of the increase in production costs this year, the stakes are higher and simply waiting until harvest is over to price grain may be the best way to lock in a loss. 

Farmers talk about increased costs but the absentee landowner often doesn’t know what true expenses might be.  To assist in understanding the numbers, Purdue also releases a publication that estimates both income and expenditures for the year (2011 Crop Cost and Return Guide).  Keep in mind that they are using average numbers, which may not be 100% accurate for any given farm. Other land grant universities also publish similar cost guides that may better reflect the differences between geographic regions. 

In summary, if the predictions hold true, then there should be a lot of happy people at the end of 2011 – farmers, landowners, farm suppliers, and lenders.  And don’t overlook the money that is ultimately spent in the local communities by these people.  Remember – it’s not just the farmers who benefit when agriculture is making money.

2011 Farmland Outlook

Wednesday, December 29th, 2010

As we’ve discussed on this blog numerous times, farmland values are a function of several different factors – interest rates, commodity prices, returns on alternative investments, government policies, etc.  Of all these variables, typically a large movement  in grain prices will have the most immediate impact on land prices. Landowners (both farmers and investors) can quickly determine that a $1.50 jump in corn prices (like we’ve seen in 2010) will lead to higher than anticipated income, which can be used to fund a farm purchase.  Conversely, a drop in corn prices (like we saw in the fall of 2008), make large capital purchases nearly impossible.  

Farm Journal magazine recently held a marketing rally where they invited several top commodity analysts to provide their outlook for 2011.  Their remarks (Even the Bears Are Bullish) have been summarized on the AgWeb.com website and as the title suggests, there is plenty of optimism looking forward into next year.  Numerous opportunities to lock in profitable grain prices are likely, though volatility will likely be high. 

Assuming the commodity professionals are correct, land prices next year should remain strong.  A good job marketing grain (assuming normal yields) will mean that farmers should again have enough excess income to purchase land if they so desire. Fortunately, this demand will be driven by excess profits and not just mere speculation. And as long as there is enough cash flow to make the land payment, then a farm purchase will remain an excellent long term investment.