Land to Buy!

Have you been thinking about buying some land?  We have some deals for you in both the states of Kansas and Missouri.  Whether you're interested in buying at an auction or private treaty there are plenty of deals available with great returns on your investment.  Click on the links below to find the perfect land for you.

240 Acres Miami Co. KS

70 Acres Miami Co. KS

23.5 Acres Miami Co. KS

110 Acres Leavenworth Co. KS

160 Acres Johnson Co. KS

40 Acres Miami Co. KS

103 Acres Daviess Co. MO

42 Acres Daviess Co. MO

80 Acres Daviess Co. MO

139 Acres Miami Co. KS

500 Acres Johnson Co. MO

169 Acres Cass Co. MO

100 Acres Barton Co. MO

391 Acres Morris Co. MO

65.3 Cass Co. MO

Interested in a greenhouse operation?  Click on the link below.

Greenhouse =+ 10 Acres Cass Co. MO

New Ag Technology

Farmers are constantly coming up with new ways to use technology to help them improve yields and become more productive.  What are the new gadgets on the market?  Here are the top five according to Delta Farm Press.

1. Free NozzleCalc app from Greenleaf - This app improves your efficiency in spraying your crops.  All you have to do is input what you want and you are assured you'll get the right amount every time.
2. Ag Weed ID mobile app - If you're in the field and need to know what weed you've spotted and dealing with, this handy app will help you out.  No more trying to remember or taking pictures and comparing them in the office or home.  You can identify the weed and deal with it much faster now.
3. Novariant's Simple Steer - This is high precision auto steer technology.  Will improve you ability to stay accurate in your driving and improve your efficiency in the field.
4. Apply Yourself app - This app takes all the guess work out of selecting and calibrating an injection pump.  It come pre-loaded with all sorts of different injection pumps to suit your needs.
5. New Planting Calculators from DuPont - DuPont as come up with three great planting calculators.  The first one is the online Planter Setting Calculator.  You can get customized setting from just putting in your planter type and seed batch ID.  The second is Pioneer Field360 Plantability App.  This app offers recommendations after you scan the barcode on their Pioneer brand corn and sunflower seed tags.  The third is the Pioneer Planting Rate Estimator.  This helps you estimate an optimum planting rate for your crops based on their yield history.

These are just a few of the new technology products on the market available to farmers.  There are more I'm sure but these seem to be the best and most productive apps out there.

Looking to Buy or Sell Farmland?

Have you been thinking about getting into the farmland business?  You're probably asking yourself how do I go about doing it?  Or do you own some land and are looking to move it?  Look no further than Farmers National Company.  What can Farmers do for you?  I'll let them explain it.



I highly suggest using your local broker who's familiar in farmland real estate.  You can go to Farmers Real Estate Page to find one.  If you're in the states of Kansas or Missouri I can help you out.  Just go to Farmers National KC, email us at info@farmersnationalkc.com or call us at 913-837-0760.

Thinking of Selling Your Farm?

Have you hit that moment where you think it's time to sell your farm?  The biggest question is how do I choose my broker.  You need to be sure that broker isn't a broker who only sells homes.  Look for someone who specializes in farmland real estate.  Here are seven things you need to think about when it comes to picking your farmland realtor.

1. Your broker should provide to you a market analysis before you list it.  Make sure he or she has done their research before signing onto the dotted line.  You don't want to rely on guessing or rumors going around.
2. Along with being familiar with private treaties, the traditional form of real estate, your broker should also be experienced in auctions.  Auctions are a very big part of agriculture sales and if your broker is unfamiliar with it you're doing your self a disservice.
3. Your broker should be able to identify your lands strengths and weaknesses.  And then be able to properly promote your lands strengths and minimize its weaknesses.
4. Your broker needs to be on the cutting edge of technology along with the traditional methods.  Just putting up a sign and hoping doesn't cut it.
5. Your broker should be able to effectively negotiate with not just local farmers but operations, another broker or attorney, or a group of investors.  It's important to have a veteran broker who's been in the trenches in numerous types of deals.
6. Your broker should be informed of farm tax issues associated with selling a farm.  The worst case scenario for a seller is getting stuck in a nasty situation with taxes.  Make sure your broker can help you navigate and avoid these issues.
7. You broker should be well versed in 1031 exchanges.  If done right, selling your farm with a broker experienced in 1031 exchanges can save you a large chunk of change.

Choosing a informed farm broker is vitally important.  Not only will he or she help you get the highest price for you land, they will also make it smooth and painless.

Who do I suggest you use.  I highly suggest you do your own research for your local area.  However, if you're in the Kansas City area, I highly suggest using the Farmers National KC Team.  They almost only do agriculture sales and are backed by the Farmers National Company out of Omaha, NE.  That allows them to advertise your property more widely and effectively than any other broker in the area.  You can check out their website, email them at info@farmersnationalkc.com or call them at 913-837-0760.

What Does Farmers National Company Do?

What is Farmers National Company?  Well, that's a hard thing to say.  Basically, if it has anything to do with land or minerals, Farmers National Company can help you out.  Want more info?  Just watch this video.



To find out even more go to Farmers National Company.

Wheat Damage Likely

The freezing temperatures we saw mid-April have led many to believe the Wheat crop may have been damaged.

According to an interview on South West Farm Press, Jeff Edwards from Oklahoma State Extension who is a wheat specialist said, "Most of Oklahoma spent at least four hours below freezing last night and some areas spent an extended period of time below 28 degrees.  While temperatures in the wheat canopy might have remained slightly higher than reported air temperatures, they were still probably low enough to result in significant injury to wheat."

The one thing that may save it all is that most farmers weren't able to plant til late this season..

Generally, when wheat is flowering, freeze damage can occur when temperatures are as high as 32 degrees and stay there for more than two hours or more says Clark Neely, AgriLife Extension small grains and oil seeds specialist in College Station Texas.

There is no way of telling what kind of damage the crop has suffered for another week or two.

Neely said, "It really depends upon the weather after the freeze.  If it becomes hot and dry, we'll see symptoms a lot sooner.  If it stays cool, it'll take a little bit longer for those symptoms to show up."

"Kansas wheat may be damaged as well," said Jim Shroyer, Kansas State Research and Extension crop production specialist.  "Wheat in the jointing stage is most at risk."

Interested in an Ag Job?

For years the Ag industry has lacked young workers.  Well, AgCareers.com is looking to fix that.  The agricultural industry is growing.  And as long as grain and livestock prices remain high, and there is no reason to believe that will change anytime soon, the industry will continue to grow.  With all this growth the Ag industry is beginning to hire.

Two years ago, the International Agri-Center launched a program to hire returning military veterans.  It's called the Ag Warriors program.  This program was designed to help soldiers, sailors, marines, airmen, and coast guard with employers in the ag business who needed experienced workers.

In the video below the CEO of AgCareers.com Eric Spell talks about the program and how it will be beneficial for both employers in the Ag industry and returning vets.  Just click on the link to see the video.

CEO Eric Spell

The Return of El Nino?

As most of you know, predicting the weather is about like throwing a dart at a board.  No one knows for sure what's going to happen.  However, it's Spring!  And us in the agriculture industry can't help but watch the sky's and the evening weather forecast.

Farmers are making the preparations.  In some places the seeds are already down and in Southern Texas, the sorghum is already knee high is some places.

Generally the forecasts are calling for a continued drought in the West and Southwest.  However, the National Weather Service, independent weather forecasters and university weather scientists are hinting at a change.  What is that change?  El Nino!  This could be very welcome news for the Southwest including an increased chance of rain in the mountains.

 Right now the National Weather Climate Prediction Center is calling for a 50-50 chance of an El Nino this year.  An El Nino is a fluctuation in the water temperatures of the tropical Pacific Ocean.  An El Nino means warmer water and an La Nina means colder water.

What Does This Mean For Farmers?

It all depends on the location of your farm or ranch, influences from water temps, wind and an ever-shifting tropical jet stream.  If there is no El Nino the Southwest could be looking at something reminiscent of the dust bowl.  However, even if El Nino is late developing that could mean a wet snowy winter which would lead into a great 2015.  

The National Oceanic and Atmospheric Administration has been noticing some positive changes in the water temperatures in the Pacific.

Nothing is written in stone.  So like most folks I'm suspicious of long range weather forecasts.  But anytime there is a possibility to help us get out of this drought then I'm all for it.  Is El Nino returning?  I sure hope so.

Avoid Being Nickled and Dimed

Treament

Treatment is cheap.  But treatment upon treatment upon treatment isn't.  For example, let's say you need to spray lime on to your farm.  Let's go ahead and assume that $5 per acre.  Not bad.  Now, a couple weeks later you need some boron.  That's $5 per acre.  Ok fine.  Still not bad.  But let's say every few weeks you need to apply something else.  Before you know it you've spent $50,000 dollars on applications.

Soil Health

How do you avoid this problem?  Improve your soil health.  The problem we face is that we may have highly productive soils but along the way the soil becomes degraded.  The goal should be to improve and maintain the soils health without having to spend all that money on applications.

No-Till

The key is to do almost no-till crops.  The reason the phrase almost no-till is used is because you would have to do some form of irrigation.  You would have to dig a trench so the water can go from the crown of the field to the lower end.

Cover Crops

Cover crops will helps your soil from drying up as well.  They will reduce the stress on your plants.  Best of all, it will help maintain more moisture from infrequent Summer rains.  The trick is to make Mother Nature to work for you.

For more information on this go to Delta Farm Press

22 Facts About Herbicide Resistant Weeds

In an article on Agriculture.com the break down 22 things you need to know about herbicide resistant weeds.  I thought I would give you the quick rundown of what they found for you.  You can read the article if you want to go into more depth.

1. Nothing New is Coming
     Have you seen those ads for the new herbicides?  Don't listen to them.  There is nothing new on the market right now and nothing in the foreseeable future.  Don't fall for that ploy.

2. You Can't Diversify Enough
     Just like a financial profile, you must use different herbicides.  This needs to be in every farmers head.  If all farmers diversify there herbicide use, the likely hood of herbicide resistant weeds should decrease dramatically.

3. Pre's Don't Always Get Applied
     Apply early.  While this may seem like a no brainier, it doesn't always happen.  It's usually not an intentional mistake.  Lots of times we wait til the right moment to apply.  Sometimes that doesn't happen and the farmer moves on with other things and never comes back to it.  Make sure and stick with it.  It's worth it in the long haul.

4. Preemergence Benefits Are Limited
     Just because you applied in April doesn't mean you've completely killed the weed.  Some weeds have numerous germination periods.  Some as late as June.  So don't count on early applications to get you through the year.

5. Fall Applications Don't Always Work
     Don't think because you applied in the Fall you can skip the Spring application.  While those south of I-80 should do Fall applications, don't think it's all you need to do.

6. You Can't Use Liberty Like Roundup
     The best way to use Liberty is wait til the weed is 4 inches tall.  The reason you may want to use Liberty is it's good at fighting herbicide resistant weeds.  However, if you use it like you would Round Up you won't see any improvements.

7. Weed Control Via Cover Crops is Mixed
     Cover crops can kill off all those winter weeds that have grown.  However, by the time a second round in the late season starts to grow, most of those cover crops are gone.  So don't count on them solely.

8. Weeds Have a Weakness
     You just have to figure out what weed you're dealing with and exploit it.

9. Your Combine is a Giant Planter
     In a highly infested field your combine could act as a spreader.  If you have an issue it may be best to mow the field before harvest.

10. You Can Bury Waterhemp Seed
     They don't emerge from soil depth of 6 to 8 inches.

11. Palmer Amaranth Should Be Feared
     This weed will become resistant to what you're using at some point.  When that happens you must spray them postemergence before they reach 4 inches in height.  If not, you'll have a big problem on your hands.

12. Pigweeds are Tough to Distinguish
     Waterhemp is a leggy plant with lots of space in between its leaves.  Palmer Amaranth has a much thicker cover like a canopy.

13. Pigweeds can be Coed
     This means they have both male and female plants.  And, unfortunately, the male plant can pass its resistance on in the pollen.

14. Pigweed Hybrids are too Common
     Think about it this way.  A crossbreeding cattle produces better producing and a stronger calf.  Pigweeds are no different.

15. It's Harder to Kill Late Emerging Waterhemp
     Waterhemp that germinates later in the year tends to be more waxy and harder to kill.

16. Waterhemp Has One Perk in Your Favor
     Waterhemp is not has competitive has Pigweed.  It won't hurt your yields nearly as much.

17. Overlapping Residuals Give Better Control
     Hit those weeds at preemergence and post emergence.  Yes it costs more but it will better help in your control of weeds.

18. Resistant Weeds Can Wreak Rental Havoc
     As a land owner you must get control of weeds.  If you don't, no farmer will want to work your field.

19. Waterhemp is the Weed to Beat in the Midwest
     Palmer Amaranth is mostly a Southern plant.  Although it can be found as far North as Michigan sometimes.  So for the most part, especially in Missouri, Waterhemp is the weed you'll be fighting.

20. Herbicide Rates Can Not Be Sliced.
     All this will do is give the weeds a chance to become resistant.  Don't do it.

21. You'll See More Crop Injury
     You have to know your field.  Understand its pH level and know what herbicides may carryover from the last year.  Knowing this will help you to know when to plant on which field.

22. You May Need to Cultivate
     No you won't have to cultivate your whole field.  You may not have to do it at all.  Just if you have an area with a high infestation.

What To Do With Uninsured Crops

The non-insured crop disaster assistance program (NAP) is a federally funded program that helps producers reduce their risk when growing foods and fiber crops, specialty crops and crops for livestock feed.  These benefits are only available for crops for which the catastrophic level of crop insurance is not available.  Application for coverage must be filed by the applicable crops application closing date.

Production levels for all crops must be reported to the FSA no later than the acreage reporting date for the crop the following year.  FSA requires any production reported in a loss year be verifiable according to Agency specifications.  NAP losses must be reported within 15 days of the loss became apparent.

All applications for NAP payment must be signed by the subsequent crop year's acreage reporting date in order to be considered timely.  There are no late file provisions for NAP applications for payment.

Contact your local FSA County Office for more information on the NAP program and for NAP application closing dates for specific crops.

Farm Loan Program Changes

Changes to FSA regulations have resulted in changes to both the Direct and Guaranteed Loans available through FSA.  The new regulations have removed Guaranteed Operating term limits.  Previous and current guaranteed loan borrowers who were not eligible for further guaranteed loans due to the previous 15 year eligibility term limit may now be eligible for further guaranteed loans through their commercial lender.

Also, the interest rate was reduced on Direct Loans where FSA provides 50 percent or less on jointly financed purchases of real estate also called Direct Farm Ownership Participation Loans.  The interest rate is currently 2.5%, but is subject to change.

Disaster Assistance

The 2014 Farm Bill, formerly known as the Agricultural Bill of 2014, makes the Livestock Forage Program (LFP) and Livestock Indemnity Program (LIP) permanent programs and provides retroactive authority to cover eligible losses back to Oct. 1, 2011.

LFP provides compensation to eligible producers who suffered grazing losses due to drought and fire.  LIP provides compensation to livestock producers who suffered livestock death losses in excess of normal mortality due to adverse weather and attacks by animals reintroduced into the wild by the Federal Government or protected by Federal law, including wolves and avian predators.

USDA is determined to make implementing the livestock disaster programs a top priority and plans to open program enrollment by April 15th, 2014.

As USDA begins implementing the livestock disaster assistance programs, producers should record all pertinent information of natural disaster consequences, including:

• Documentation of the number and kind of livestock that have died, supplemented if possible by photographs or video records of ownership and loss.
• Dates of death supported by birth recordings or purchase receipts.
• Cost of transporting livestock to safer grounds or to move animals to new pastures.
• Feed purchases if supplies or grazing pastures are destroyed.
• Crop records, including seed and fertilizer purchases, planting and production records.
• Pictures of on-farm storage facilities that were destroyed by wind or flood waters.
• Evidence of damaged farmland.

Many producers still have questions.  USDA is in the process of interpreting the Farm Bill program regulations.  Additional information will be provided once enrollment period is announced.  In the meantime, producers can review the LIP and LFP fact sheet.  The USDA is working dilligently to put the Farm Bill programs into action to benefit the Farmers and Ranchers of rural America.

Treat Your Soybean Seeds

Don't think of seed treatment as an input cost.  Think of it as an investment.  It's really only a small investment you have to make to ensure your beans are taken care of.  For example, it takes less than a bushel of soybeans to pay for the treatment.

Wet soils that are poorly drained promotes the development of fungal and cause seedling diseases, which slows germination and plant growth.  You will waste less seeds, see more stands, resulting in a better yield and eventually a increase on your return of investment.

While there are many different seed treatment products out there, I highly suggest using Latham Hi-Tech Seeds signature Soy Shield Plus, which has fungicide and insecticide.  It protects seeds from disease and insect damage for around 30 days.  This time frame is longer than most other seed treatments and usually covers the window needed for seedlings to grow.

Soy Shield Plus has a fungicide combination that protects against soil born diseases.  Diseases such as Pythium, Phytophthora, Fusarium and Rhizoctonia.  It also provides health benefits that for increased germination.

Some seed treatments that could protect nematodes, which are becoming more prevalent.  Many fully loaded treatments contain innoculants, micronutrients or plant foods.  For more info go to Latham Hi-Tech Seeds website.

Closing Grain Futures

Just real quick I thought you would be interested in the closing grain futures from March 17th, 2014.

• May corn closed at $4.79, down 7 cents
• May soybeans closed at $13.91 and 3/4, up 3 and 1/4 cents.
• May soybean meal closed at $446.60, up $2.60.
• May soybean oil closed at $41.89, down 40 points.
• May wheat closed at $6.74 and 1/2, down 12 and 3/4 cents.
• April crude oil closed at $98.08, down 81 cents.
• May cotton closed at $92.03, down 16 points.
• April gold closed at $1,372.90, down $6.10.
• Dow Jones Industrial Average: 16,247.22, up 181.55 points.

1031 Exchange Under Attack

Proposed Tax Reforms Includes Ending 1031 Exchange

The ninety two year old 1031 tax exchange is once again up for abolishment in current tax reform proposals.  Congressman Dave Camp, Chair of the US House or Representatives Committee on Ways and Means, has a bipartisan tax reform group tasked with identifying eleven subjects including real estate tax matters as potential revenue raisers.  Senator Max Baucus, Chair of the Senate Finance Committee has targeted the elimination of the 1031 exchange as one of many means of tax reform.

Section 1031 "like-kind" exchanges is estimated to cost of $42 billion over the five year period 2012-2016 by the Joint Committee on Taxation (JCT).  Estimated by the JCT in prior years estimated the tax deferral to be $16.2 billion over the five year period 2010-2014.  The two fold difference is attributed to a change in accounting methodology.

The Treasury Department 1031 Regulation is enforced by the Internal Revenue Service in Section 1.1031 stating that "no gain or loss shall be recognized on the exchange of property held for productive use in trade business or investment, if such property is exchange solely for property of like ind which is to be held for productive use in trade or business or for investment."  Individuals, married partnerships, trusts, corporations use 1031 exchanges when selling and replacing real and personal property to defer federal and state capital gain and recaptured depreciation taxes.  The taxes are deferred until the replacement property is sold and not replaced, effectively cashing out.  The economic position of the taxpayer does not change in a 1031 exchange; they have the same amount of cash and debt if not more.  If the taxpayer receives cash or reduction in debt, then a tax is due.

Sixty percent of 1031 exchanges involve properties for sales of less than one million dollars with a third for less than $300,000 owned by small investors and businesses.  The majority of investors are individuals and small businesses with exchange proceedings of less than $300,000.  Corporate entities do utilize 1031 exchanges to replace worn equipment and reposition low income producing properties with higher income producing properties.  In the Florida Panhandle, from Perdido Key West of Pensacola, Florida to Panama City Beach, Florida, investment properties saturate the real estate market with the local counties benefiting from the country bed taxes on properties held for short term rentals.  Titleholders are individuals, husbands and wives, trust and small limited liability companies generating business for Realtors, lenders, contractors, title companies, attorneys, CPAs, appraisal, pest and survey companies.

Positive Impact of 1031 Exchanges

• Encourages the rate by which money is move from one transaction to another; otherwise, known as the velocity of money.
• Property located in the US must be exchanged with property located in the US requiring reinvestment in the US rather than overseas.
• Stimulates taxpayers to acquire properties of equal or greater value often times greater including improvements in real estate.

What a 1031 is Not

• A tax loop hole for the rich.  Ninety percent of investors are individuals, families and trusts within a seven hour driving distance to their investments.
• A tax scheme robbing US taxpayers and government, rather a temporary tax deferral with the tax due when replacement property is cashed out or due upon decedent's taxable estate.

Negative Impact of 1031 Exchange Elimination

• Fewer real estate transactions, real and personal property will be held longer with many families electing to hold until death.
• Increase in depreciation deductions offsetting income tax revenue.
• Businesses will downsize due to no longer having access to or qualify for loans and paying tax on the gain or depreciation recapture of relinquished or old asset.

1031 exchange provide significant benefits to the taxpayer and local economies where the asset is located encouraging reinvestment versus the hoarding of cash and removing those dollars from the economy.  The 1031 exchange allows many others to benefit in the transaction before ultimately deposited with the US Treasury.

Climate Changes Impact on Agriculture

Irregardless of what's causing climate change it is in fact changing.  Those in the agriculture industry that don't adjust to this are bound to be left behind.  What are the major things in climate change taking place and what can you do about it?  According to agriculture.com, in a interview with climatologist Mark Seeley from the University of Minnesota here are a few things to look for.

General Temps Are Rising.

What does this mean?  

• Changes in depth and duration of soil and lake freeze
• More rapid breakdown in residue
• Later fall nitrogen applications
• Change in survival rates of pests, parasites, plant pathogens and soil microbes
• Change in plant hardiness zones
• Longer growing seasons

Higher Frequency of dewpoints of 70 degrees or Higher

• Seasonal dynamics of pathogens, parasites, insects and microorganism populations
• Increased workload in heat-related healthcare
• Increased stress on livestock

Changes in Precipitation Quantity and Character

• Mitigation of erosion
• Altered irrigation, tile damage, runoff, etc
• Impact on insurance
• Change in sewer runoff design
• Amplified flow means mitigation of flooding potential

What Can You Do?

First off don't ignore it.  Irregardless of what you believe is causing it, it is happening.  Climate change should be impacting what you're doing.  Don't get bogged down in worrying about what's happening globally.  Pay attention to what's happening in your area.  Take those changes into account and make the appropriate changes.

What did Seeley predict in this years planting season?  According to agriculture.com he's predicting a cool and wet season.  However, pay attention to your region.  Just because it's cool and wet in say Georgia, doesn't mean it won't be warm and dry in Wyoming.

For more information on Seeley's report click on the link below.

Climate & Weather Education

What's Going On With My Winter Wheat?

With the harsh Winter we are experiencing many are curious if there winter wheat will make it.  How does one see how it's doing?  According to agriculture.comThe University of Nebraska has come up with a way to sample test the soil to give a good idea of how it's doing.

1. Remove the top 3 inches of soil containing the plant crown (typically located 1 to 2 inches below the soil surface).
2. Thaw the samples and warm to room temperature.
3. Remove soil from the roots and wash with cool water to remove attached soil.
4. Cut off roots below the crown and fall growth to within 1 inch above the crown.
5. Rinse the crowns with cool water.
6. Place 10 wet crowns in a labeled plastic bag, inflate the bag, and tie shut.
7. Place the bags in a lighted room, but not in direct sunlight.
8. Check the crowns in two days, rinse with cool water, and reinflate the bag.
9. After four days, the crown should show about 2 inches of new growth.
10. Plants that are not growing after six days should be considered dead when estimating survival.
11. Some plants may grow poorly and develop molds that live on dead or injured plants.

Remember winter-kill is a localized event.  Pick your sample areas carefully and don't over try to get your results too widely.

Farmland Values Cooling Off

It's upon us!  That long stretch of a dramatic rise in land values is finally slowing down.  According to the Federal Reserve Bank of Kansas City land in Nebraska, Kansas, Wyoming, Montana, Colorado, Oklahoma and Western Missouri have all cooled off.  This could trigger what I believe is a farmland gold rush for buyers. 

How's That? 

Many farmers have been holding on to their land in hopes to selling it at it's highest value well beyond the normal age a farmer does.  Well, those values have peaked, leveled out and are now starting to come back down a bit.  As of now, there are fewer farms for sale on the market.  I expect a dramatic increase here quickly with farms selling at a dramatic pace.  So if you're an investor looking to get in, now is an excellent time to be brushing up and learning about the cropland business.

Where Should I Go?

There are many websites you can go to to learn.  My favorite is Brownfield Ag News.  This is where you can keep up with all things agricultural.  I especially like it has a spot where the commodity prices are constantly up to date.  You can also download and app for your smart phone as well.

Another good place is Farmers National Company.  Here is a one stop shop for all things agricultural and they do an excellent job spelling things out in laymen's terms to better help you understand.  Also, they are the largest farm management company in the United States.  So, find a local manager in your area using there site and sit down and talk with him.  That the best way to learn.

And then finally, talk to a local real estate agent to help you look and make decisions.  Farmers National Company also does this.  Depending on where you're looking I highly suggest Farmers National Kansas City.  If anything, they can help point you in the right direction.

What About a Bubble?

This is a common fear people have.  While it is a possibility it's highly unlikely.  Most farms were bought by cash buyers.  It was rare someone bought a farm with loaned money.  The reason is farmland prices always go up and rarely fall back.  Now we are experiencing a slow down and may experience a lowering in price, but that won't be the trend for long.  As a matter of fact, what will most likely happen is instead of farm prices rising at a clip of 25% per year.  They are more likely to rise at 5% per year.  So there won't be any collapse like the housing market which was primarily driven by debt.

If you wish to read the complete survey by the Federal Reserve Bank of Kansas City just click on the link below.

Fed Reserve of KC Survey

Small Farms Get Help

Recently Occupational Safety and Health Administration (OSHA) has been allowing inspectors on to farms with fewer than 10 employees.  While the point of the OSHA's inspections are valid this is a violation.  Small farms a supposed to be exempt from from inspections.  Inspections are only allowed when a farmer is buying and selling grain in an unrelated farming operation.

What's The Point of These Inspections?

In 2010 and 2011, there was a rise of deaths involved with employees dying in grain bins.  Employees would walk on grain or attempt to remove build up.  The employees would sink and get stuck in the grains like quick sand and die.  It then became law for the OSHA to inspect large farming operations to ensure employee safety.  This resulted in a significant decrease in grain bin deaths.  So it's not like the OSHA inspections are a bad thing.

What Went Wrong?

It's a simple misunderstanding but one that had major ramifications against small farm operations.  A memo inside the OSHA stated drying and fumigating is not central to agriculture operations.  This gave OSHA inspectors the go ahead to inspect.  Also, the memo didn't clearly spell out the guidelines and was interpreted incorrectly.

In one such a case, according to Brownfield Ag News, "A Nebraska farmer with one non-family employee was recently assessed a fine of over $130,000 dollars by OSHA."  Clearly a small farm operation can not pay such a fine.

What Was The Solution?

Congressman Sam Graves of Missouri, along with several other congressmen, wrote a letter to the OSHA.  In it they asked OSHA to adhere to the law and clarify the guidelines for the inspectors.  OSHA did so and the problem seems to be resolved.  Below are links to the letter Sam Graves wrote and OSHA's response.

Letter From Congress

Letter From OSHA