Jan 12, 2016
Tools
• Ag Decision Maker– Decision Aids
• Annual Surveys• Publications
– Decision Tools
• Agricultural Management e-School– Farm Leasing Arrangements course
• Non ISUE on-line resources• Face-to-Face resources
Top Issues
• Land Values
• Cash Rental Rates
• Custom Rates
• Leasing Practices
• Crop-Share Leases
• Calculating a Cash Rent Lease
• Modified Crop-Share Leases
Iowa Farmland Value Surveys
• Iowa State University Extension – conducted annually around November 1st – mailed survey sent to 1,100 licensed real estate brokers– usually 500-600 responses– released in mid-December
• Federal Reserve Bank of Chicago– quarterly survey of ag lenders by state– http://www.chicagofed.org/economic_research_and_data/ag_letter.cfm
• Realtors Land Institute – semi-annual survey (March and September)– compares land classification by corn production– includes pasture and timber land– http://www.centralstatesland.com/csmlsdisplay.asp?id=ed01
Leasing Practices
Crop Share Practices
Leasing OpportunitySoil Type: Acres: Percent: CSR---------- -------- -------- -----T370B 61.47 23.2% 85248 17.72 6.7% 60T368 16.70 6.3% 90212 11.71 4.4% 91T369 87.78 33.1% 85133 9.69 3.7% 80220 60.11 22.7% 85---------- -------- -------- -----Totals 265.19 100.0% 83.73
Iowa Corn Suitability Rating based yield estimation: 179 bushels per acre
Determining A “Fair” Cash Rent
Value
Location: Page CountyTillable Acres: 265 AcresCorn Yield: 179 bu/AcreSoybean Yield: 49 bu/ACorn Suitability Rating: 84 CSR
Supporting Information
Cash Rent Market ApproachISU Extension Publication FM 1851 – Cash Rental Rates for Iowa 2006 Survey (released in May)
Three Methods for Determining Cash Rent Values
Typical Cash RentAverage Rent for ProductionAverage Rent for Corn Suitability Rating (CSR)
Calculating Cash Rent Values
1.Typical Cash Rent
Select the Area of the State/County
Area 10 County Page
Determine Overall average $ 120 /A
High Quality Third = $ 139 /AMiddle Quality Third = $ 119 /ALow Quality Third = $ 104 /A
Calculating Cash Rent
2 a. Average Rents Per Unit – Corn Yield
Select the Area of the State/County
Determine Average Rent for Corn
Farm’s Average Corn Yield (bu/A) 179Times rent per bushel of Corn yield $0.89Equals the Average Rent for Corn Acre $ 159./A
Calculating Cash Rent
2 b. Average Rents Per Unit – Soybean Yield
Select the Area of the State/County
Determine Average Rent for Soybeans
Farm’s Average Soybean Yield (bu/A) 49Times rent per bushel of Soybean yield $2.84Equals the Average Rent for Soybean Acres $139/A
Calculating Cash Rent
2.Average Rents Per Unit – Corn & Soybeans
Add the Average Rent for Both
Corn Average Rent $ 159/ASoybean Average Rent $ 139/A
Average Rent Corn & Soybeans $ 149 /A
Calculating Cash Rent
3. Average Rents Per CSR Index Point
Select the Area of the State/County
Determine the Average Cash Rent using CSR
Farm’s Average Corn Suitability Rating 84Times rent per CSR index point $1.61Equals the Average Rent for all Row Crop Acres
$ 135 / A
Using Corn Suitability Rating (CSR)
Source: ISU Extension Publication FM- 1851
Source: ISU Extension Publication FM- 1851
Average all 3 Methods
Method 1: Typical Cash Rent $139 /AMethod 2: Average Rents per Unit$149 /AMethod 3: Average Rents per CSR Index Point $135 /A
Total all Methods and divide by 3 $141 /A
$141 /A X 265 Tillable Acres = $37,365
Split Payments of $18,682 and $18,682
Overall Average
Gross Income MethodTenant Residual MethodMarket Productivity MethodCrop Share MethodReturn on Investment Method
Crop Lease Comparison
(a) Assumptions: 265 crop acres, 179 bushel corn yield, 49 bushel Soybean yield,
(b) Corn Market Price $2.20 / bu, Soybean Market Price $5.25 / bu,
(c) Direct Government Payments average $22.00 / acre
Share of Gross IncomeCORN: 179 bu X $2.20 + $30.00 = $424.75SOYBEANS: 49 bu X $5.25 + $15.00 = $281.70
Iowa cash rents typically are equal to about 30 to 40 percent of the gross
income from producing corn, and 35 to 45 percent of the gross income
from producing soybeans.
Cash Rental RateCORN: $424.75/ac X 35% = $ 148.66SOYBEANS: $281.7/ac x 45% = $ 126.77
Tenant Residual Method
CORN: $424.75 – $286.51 = $138.24/ac
SOYBEAN: $281.70 - $207.12 = $74.58/ac
Average: $106.29/ac
Crop Share Method 50-50 Share
Expense:Corn: 50 % x $175 = $87.50 Soybeans: 50 % x $114 = $57
Equivalent Rent:Corn: $212.38 / acre - $87.50 / acre = $124.88 / acreSoybean: $140.58 / acre - $57 / acre = $83.85 / acreAverage: $104.37 / acre
(1) The owner is assumed to pay 50 percent of the costs for seed, fertilizer, lime,
pesticides, crop insurance, interest and miscellaneous, and drying and storage.
Income:Corn: 50 % x $424.75 = $212.38 Soybeans: 50 % x $281.70 = $140.58
Return on Investment Method
Iowa farm estimated to have a market value of $2,962 per acre.Expected Rent: 0.047 (4.7%) X $2,962 / acre =
$139.21 / acre gross income
Rent as a Percent of Value for Iowa Farm Land
0%
2%
4%
6%
8%
10%
12%
1972
1974
1976
1978
1980
1982
1984
1986
1988
1990
1992
1994
1996
1998
2000
2002
Cash Rent SurveyPer Bushel YieldPer CSR PointGross IncomeTenant ResidualCrop ShareReturn on Investment
Average
Corn Soybeans
All Average: $130 Based on this information: Most likely agreed upon cash rent: ?????
$139 $139$159 $139$135 $135$149 $127$138 $ 75$125 $ 84$139 $139
$141 $120
Landlord Tenant
Land
½ inputs
Labor
½ inputs
Machinery
Management
½ income ½ income
Crop Share 50-50 Lease
Landlord Tenant
Land $124
½ inputs $88
Labor $39
½ inputs $88
Machinery $55
Management $30
½ income $212 ½ income $212
Crop Share 50-50 Lease
Landlord Tenant
Land $139
½ inputs $73
Labor $25
½ inputs $103
Machinery $55
Management $29
½ income $212 ½ income $212
Shift the tech fee or chemicals to tenant to balance up the ratio
Crop Share 50-50 Modified Lease
Cash Rent
Land $140Labor $ 30Inputs $150Machinery $ 65Management $ 20
Total $405
150 bu corn $400or
50 bu SB $300Ave $350
Expenses Income
Cash Rent
Land $140Labor $ 30Inputs $150Machinery $ 65Management $ 20
Total $405
150 bu corn $400or
50 bu SB $300Ave $350
Expenses Income
Either find economies of scale orPlay take away !!Where do we start ???
Cash Rent
Land $140Labor $ 10Inputs $145Machinery $ 35Management $ 00
Total $330
150 bu corn $400or
50 bu SB $300Ave $350
Expenses Income
I can still make it work and I can spend $10 on crop insurance to lock it in !!!Well maybe !!!
Machinery costs
Fixed costs Variable costs
Depreciation
Interest
Storage
Insurance
Repairs
Labor
Fuel
$100 per hour
Low Third $33.30 $32.52
Mid Third $54.53 $53.50
High Third $86.77 $84.60
IFBA 2004 Machinery Costs
Corn SoybeansAverage
Other Resources
• Online Courses – Ag Management e-School– http://www.extension.iastate.edu/ames
• Workshops, meetings, conferences– http://dbs.extension.iastate.edu/calendar/
• Publications – rental survey, land value survey, etc.– http://www.extension.iastate.edu/pubs/
• Articles and spreadsheets– http://www.extension.iastate.edu/agdm/
• Private Consultation– http://www.extension.iastate.edu/ag/fsfm/fsfarmmg.html
Land Leasing Confidence
• Introduction to Farm Leases• Cash Rent Leases • Crop Share Leases• Custom Farming• Renting Buildings • Renting Hay and Pasture Land • Legal and Tax Considerations • Conservation and Environmental Considerations• USDA Agencies and Programs• Owner and Operator Relations
Farm Lease Arrangements
A.M.E.S.
Agricultural Management e-schoolAn ISU Extension Outreach Institute
A.M.E.S.
Agricultural Management e-schoolAn ISU Extension Outreach Institute
Purchase Plan
• Land Value Trends • Using Soils Information • Appraisal Techniques • Financing Considerations • Feasibility of a Land Purchase
Farmland Ownership
Thank You!
Tim EggersField Ag Economist
ISU Page County Extension
311 East Washington
Clarinda, Iowa 51632
(712) [email protected]
www.extension.iastate.edu/feci
ISU Extension builds
partnerships and provides
research-based learning
opportunities to improve
quality of life in Iowa
Our Mission
We believe in . . .
• Quality
• Access
• Diversity
• Accountability