Farmland Values and Leasing Key Questions Chapter 20 What determines the value of farmland? What are the advantages and disadvantages of owning vs. leasing? What are the common types of farm leases? How can a fair cash rent be determined?
Dec 14, 2015
Farmland Values and LeasingKey QuestionsChapter 20
What determines the value of farmland?What are the advantages and disadvantages
of owning vs. leasing?What are the common types of farm leases?How can a fair cash rent be determined?
Average Iowa Farmland Value--$/acre
$0$250$500$750
$1,000$1,250$1,500$1,750$2,000$2,250$2,500$2,750$3,000$3,250
Land Value Trends in Iowa1973-1981
Increased export demand High grain prices Low interest rates High inflation rate
1982-1986 Higher interest rates Lower inflation Weather problems Forced sales
Since 1986 Farm economic recovery Government payments Higher yields Lower interest rates
Farm for Sale
FOR SALE: 80 acres in Hamilton County, 75 acres tillable, Clarion-Webster soil type, CSR of 76 and 84. No buildings. Hard surfaced road. Contract available.
Key Questions in Analyzing a Land PurchaseDoes it fit in with the operation?
Labor supply Machinery Livestock Location
Is it worth the asking price? Will the potential income support it? How is it priced relative to the market?
Land Valuation:Capitalization of Earnings
V = R / d
V = value of assetR = expected annual earnings--$d = discount rate
Discount RateAverage cost of capital 6-7%Minus expected inflation rate 2-3%Equals discount rate 4%
Net Returns to Land Corn Soybeans Average
Yield 165 52Price $2.40 $6.00Gross income $396 $312 $354USDA direct payment 24
$378Seed, fert, pest. 160 100Mach. Ownership 40 25Mach. Operating 30 20Drying 21 0Labor 25 23Total nonland costs $276 $168 $222Property taxes, etc. 24Net return to land $132
Farmland values depend on:
1. Productivity (supply of crops)2. Costs of production3. Crop selling prices (demand)4. Interest rates5. Inflation6. Alternative investments
Comparative SalesFactors to compare:Productivity +Location + or -Other uses/income + or -Family sales -Sales contract +Size of tract + or -
Value Based on Productivity
CSR RatingX $ per CSR point= Estimated value
Example:Comp. sales averaged $50 per CSR
point$50/ CSR point x 80 CSR = $4,000
Adjust for % Tillable
Example: 75 acres tillable out of 80 =
93.75%$3,000 x 93.75% = $3,750 per
acre
Financial Analysis of a Land Purchase
Where can I obtain financing? Equity (savings) Credit Installment contract
Will it cash flow? On its own? With help from other sources?
Cash Flow Analysis Sale priceDown payment (1/3)Loan amount(2/3)Amortization factor (7%, 25 yr loan) (p.418)Annual paymentIncome availableSurplus/deficit
$3,600 -1,200= $2,400 x .0858= $206 $120 (86)
Characteristics of Farmland
Does not depreciate or wear outSupply is fixedEach parcel is uniqueValues depend on profits from
agriculture, other usesOwnership provides security, pride
Farmland Leasing in Iowa
LandFarmed by owner 46%Farmed by tenant 54%
Types of Leases--acresCash 69%Crop Share 30%Other 1%
Own vs. Rent
OwnershipSecurityInflation hedgePrideBuild equityLoan collateral
RentalFlexibilityLower cash costNo investmentLarger scale
Cash LeasesTenant pays a fixed rateTenant takes all the riskRent may be due in advanceMost are one-year agreementsMore management freedomFewer records to keep
Estimating a Fair Rent
Tenant’s Residual (max. to pay)= gross income - nonland costs
gross income $378nonland costs 222 residual $156Machinery fixed costs? Labor?
Estimating a Fair Rent
% of gross income(typically 35 to 40 %)
C: ($396 + $24) x 35% = $147
SB: ($312 + $24) x 40% = $134
Cash Rent Based on Yields
Corn: $.90 - $1.00 per bushelSoybeans: $2.70 - $3.00 per bu.Example:
Corn: 165 bu. X $.90 = $148Soybeans: 52 bu. X $2.80 = $146
Flexible Cash Leases
Rent is paid in cashAmount of rent depends on actual
prices and/or yieldsTenant pays all crop expensesTenant and owner share risksMust agree on how to calculate rent,
and how to determine actual price and yield
Flexible Rent Example
Rent = % of Gross RevenueTypical: 30-40% (165 bu. @ $2.40 + $24) x 35% = $158(100 bu. @ $2.80 + $24) x 35% = $106(200 bu. @ $2.50 + $24) x 35% = $183
-Usually include government payments.-May set a minimum and maximum
rent.
Crop Share LeasesTenant and owner divide crop
1/2 and 1/2 is typical
Tenant and owner share cost of crop inputs (seed, fertilizer, pesticides, drying, crop insurance)
Tenant supplies labor and machineryBoth price and production risk are
sharedLess capital is required from tenant
Evaluating a Share Lease
Corn Total Tenant Owner
Seed,fert,pest $160 $80 $80Machinery $ 70 70 0Drying 21 15 6Labor 25 25 0Management 20 20 0 (5% of gross $396)Land $140 0 140Total $436 $210 $226Share 100% 48% 52%
Net Returns to Tenant--Corn
(60)
(40)
(20)
0
20
40
60
80
100
120
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
$ per acre
Cash
Crop Share
Net Returns to Tenant--Soybeans
(20)
0
20
40
60
80
100
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
$ per acre
Cash
Crop Share
Developing a Good LeaseDiscuss details and put it in writingTreat the land as if it were your ownCommunicate frequentlyConsider environmental effectsGo the extra mileThe tenant that will pay the most is
not always the best
Custom FarmingOperator supplies labor
and machinery, onlyMay buy supplies,
choose inputs, etc.Receives a fixed
payment, sometimes a bonus or % of crop
Owner takes all the risk
Livestock Share Lease
Crop costs split same as crop-share leaseOwner provide buildings, pasture,
stationary equipmentTenant provides movable equipment, laborDivide livestock, feed, operating costsDivide income equallyNot very common now
Contract FarmingUsually involves growing specialty crops
high oil corn, seed corn, organic grains, etcMay receive a fixed paymentMay receive a guaranteed priceMust meet quality standardsManagement requirements are stricterMay need separate storageNeed a guaranteed market
Contract Finishing
Operator provides buildings, labor, operating costs
Contractor provides animals, feed, health services, marketing
Operator receives a fixed payment per animal or space. May have a bonus.
Limited risk, limited returns