Anyone done it?

Thinking about asking big brother for the money for a farm?

What area are you interested in. Not sure about any place but Texas, but there are some lenders Production Ag Credit et al, that have really got into lending money for recreational acreage, not just crop or grazing land.

I am just starting this quest for information, and in the end it may not be doable.

It looks like the USDA will loan 1.3 million dollars for agriculture farm loans. But then they say they will only loan $500,000.

So it's a bit confusing.

I don't have anything against Texas, I just prefer to live someplace without 20,000,000 of my "best" friends.

It will be in Alaska, the Northern Rockies or Northern Great Plains if we decide to go that route.

The interest rates are 1.5 percent for 20 years.

I'm not sure where you are now but if you are in a state with a USDA office just contact them about your question. When I deal with the local USDA office they are friendly and helpful and usually seem pleased that they have someone to talk to.
I've spoke with them briefly in the past about Ag loans to update my irrigation system but I wasn't aware they would loan for the purchase of farm ground.
Doubtful that they will loan on pristine hunting ground and call it agricultural, its my understanding you have to be growing something or raising something for market.
There are far easier ways to live than to try to start a cattle operation just so you have a place to hunt. You'll not only slowly go broke doing it but you'll have to work so hard at it that you won't have time to hunt.
Desirable land costs have outpaced farmers and ranchers ability to buy land and make a living on it in most parts of the west. Especially if you are trying to just start out.
Don't take my word for it though please do your research.
Good luck with your endeavor.

quote:

I don't have anything against Texas, I just prefer to live someplace without 20,000,000 of my "best" friends.

Just a question, in defence of my state, have you ever spent any time in Texas?

Like it has been said before land prices currently exceed economics of farming/ranching. Fuel and Livestock prices are through the roof (although that may change with the BSE in CA).

There are quite a few hoops to jump through but you can swing by the Farm Service Agency (make an appt with the Loan Officer). I know they have beginner Farmer/Rancher loans but how much they loan varies per person and operation. The USDA is posed to take a huge hit to farm programs so don't be surprised if they turn you away. The other route is to go to USDA Rural Development. They too have programs to help.

Just a week or two ago you were asking about becoming a resident of Tanzania

Now buying a ranch/farm????

Many of my friends are farmer/ranchers. You don't just go out and ask the gov. for a loan to buy land--won't happen.

You almost need to be born into it and/or have some serious $$$ or work on a farm and lease/tennant some land. Expand a little at a time and hope you don't go broke.



BTW although I'm not from Texas I do have some cousins there and visit them in the 'hill country' on occasion.
It's an eden, except it can get a little hot and there are some creepy, crawly things that take some getting used to----

The USDA will have better rates, but depending on your situation, as I mentioned earlier, there are institutions that will loan $$$$ on strictly recreational properties.

Follow your dream! Don't do like me, put off and put it off, then you wake up and your to old.

Hey there was a parcel of land in Texas for sale on the classifieds a while back, I thought long and hard about it. Nice place to escape in the winter was on my mind!

quote:

Originally posted by Sidnye:


BTW although I'm not from Texas I do have some cousins there and visit them in the 'hill country' on occasion.
It's an eden, except it can get a little hot

Yep, it gets hot here in the summer. But then again, we don't shovel snow when it's 70 degrees in the Winter. Lived in Colorado for 5.5 years. Pretty, but you can have all the snow you want!

quote:

Originally posted by Crazyhorseconsulting:

quote:

I don't have anything against Texas, I just prefer to live someplace without 20,000,000 of my "best" friends.

Just a question, in defence of my state, have you ever spent any time in Texas?

I lived in Waco, and I think you and I have talked about this before.

Texas lacks the 3 things I consider to be ideal for my mental survival. 5 months of snow, altitude above 10,000 feet, and considerable public land.

Not knocking Texas, just trying to find someplace with less people.

quote:

Originally posted by Sidnye:
Just a week or two ago you were asking about becoming a resident of Tanzania

Now buying a ranch/farm????

Many of my friends are farmer/ranchers. You don't just go out and ask the gov. for a loan to buy land--won't happen.

You almost need to be born into it and/or have some serious $$$ or work on a farm and lease/tennant some land. Expand a little at a time and hope you don't go broke.



BTW although I'm not from Texas I do have some cousins there and visit them in the 'hill country' on occasion.
It's an eden, except it can get a little hot and there are some creepy, crawly things that take some getting used to----

Nope, I was asking about diplomatic hunting in Tanzania.

I grew up in the livestock industry. I am retiring from the military soon, and just figuring out the next 20 years.

All,

I think my last bit kind of sums it up.

Retiring from the military soon.

Have about 30 ideas of what I think I want to do.

I know 3 things:

1. I don't want to work 100% inside all the time. I'd be really happy with 10%

2. I don't want to live in town ever again. Actually something like 5000 people with the next bigger town 30 plus miles away would be good if not more. I really want to move back to Alaska, but Agriculture in Alaska is tough. Northern Rockies and Northern Great plains, maybe Eastern WA or OR.

3. I am not buying a property to hunt on. We are buying a property to help make a living on. Hunting is a side bonus.


With the economy sucking it isn't exactly the best time to be retiring. Last time I got out I had no problem getting hired within 2 days of getting home, and I only had that job while waiting on the police academy to start.

Heck I applied to 9 police departments and got hired by all of them. Things were good!

Just trying to figure out all the options.

Not trying to be Buzz Killington here, but if you think it is not a good time to be retiring, you are going to have one hell of a rude awakening trying to be a farmer/rancher.

You really need to do some serious looking before you dive off into trying to make a living in agriculture in todays world.

I have been involved with agricultural operators since the 60's, if you show a profit one year out of seven, your hitting the average.

As a new operator getting into the business, things are even harder.

Also, being a farmer/rancher, is a 24/7/365 job. You can turn off a computer or a vehicle engine, turning off a cow or a drought or a hail storm or a drop in meat or grain prices are out side your abilities.

I can go on a long time about this one, because I have been watching it/involved in it, for the majority of my almost 62 years. The best thing that ever happened to many farmers/ranchers in Texas at least was the fact that hunting became a cash cow.

Grain markets/meat prices even oil & gas production fluctuate too wildly. With our present economy, even the recreational income from hunting/fishing is down.

Not trying to rain on your parade, but you really need to do a lot of serious thinking before jumping off into an agricultiural enterprise. JMO.

quote:

Originally posted by Crazyhorseconsulting:
Not trying to be Buzz Killington here, but if you think it is not a good time to be retiring, you are going to have one hell of a rude awakening trying to be a farmer/rancher.

You really need to do some serious looking before you dive off into trying to make a living in agriculture in todays world.

I have been involved with agricultural operators since the 60's, if you show a profit one year out of seven, your hitting the average.

As a new operator getting into the business, things are even harder.

Also, being a farmer/rancher, is a 24/7/365 job. You can turn off a computer or a vehicle engine, turning off a cow or a drought or a hail storm or a drop in meat or grain prices are out side your abilities.

I can go on a long time about this one, because I have been watching it/involved in it, for the majority of my almost 62 years. The best thing that ever happened to many farmers/ranchers in Texas at least was the fact that hunting became a cash cow.

Grain markets/meat prices even oil & gas production fluctuate too wildly. With our present economy, even the recreational income from hunting/fishing is down.

Not trying to rain on your parade, but you really need to do a lot of serious thinking before jumping off into an agricultiural enterprise. JMO.

Good Post. In Todays world I just do not see how Farmers, and Ranchers make it.

Especially smaller Farms and Ranches...

Just the sheer outlay to start up is staggering. My boss and his family have 2000 acres that they own, about 700 acres in crop land the balance in pasture.

Cattle prices are on a decline right now, but not as volitale as wheat prices. By the time a person does all their plowing with farm diesel at around $3.00 a gallon, fertilizes at 5 to 6 hundred dollars a ton for the fertilizer and depending on the amount of acreage and the application rate, it might take several tons for the total acreage involved.

Then, spraying for weeds and pests has to be included, crop insurance in case of hail or other calamity, harvesting at $25.00 or more an acre.

It is real easy to end up spending $100.00 up to $150.00 an acre to put in a wheat crop, from planting to harvest. Then comes harvest time and if God is in a good mood, your crop makes 40 bushels to the acre.

Then as your standing there happy with your results, you find out that wheat has dropped to $3.00 a bushel. If you were able to get your crop in for $100.00 an acre and you get $120.00 an acre, you have come out to the good $20.00 an acre, so on a 100 acre field you made $200.00. Course there is still things such as maintenance on the equipment, hiring help, storage fee if you decide to hang on to your grain in hope the price goes up.

Then you also, unless you were able to pay for the land outright, yuour going to have a land payment to make.

I have stated this before elsewhere on AR, but farming/ranching is the biggest crapshoot ever devised. It is a good life if your tough enough to hang in there, but that is why, small family farms and ranmches continue to disappear and the big "factory" operations keep popping up.

Boy, a lot of ranting going on and no sensible advice. The gentleman only asked for some advice not the complete BIBLE. He is only asking for some positive info.

Bitch a little why don't you. He was the one asking for advice,not you. The man needs to have some idea of what he will be facing if he decides to go ahead with this undertaking. it is going to be his money and his life, not yours. Having some basic information of what he might be getting himself into is better than going into the project blind.

Be a hell of a thing for the man to go into something like this for his retirement and then end up in one hell of a bind.

Everything in life is not positive nor does everything in life have a positive outcome.

quote:

Originally posted by MOA TACTICAL:
All,

I think my last bit kind of sums it up.

Retiring from the military soon.

Have about 30 ideas of what I think I want to do.

I know 3 things:

1. I don't want to work 100% inside all the time. I'd be really happy with 10%

2. I don't want to live in town ever again. Actually something like 5000 people with the next bigger town 30 plus miles away would be good if not more. I really want to move back to Alaska, but Agriculture in Alaska is tough. Northern Rockies and Northern Great plains, maybe Eastern WA or OR.

3. I am not buying a property to hunt on. We are buying a property to help make a living on. Hunting is a side bonus.


With the economy sucking it isn't exactly the best time to be retiring. Last time I got out I had no problem getting hired within 2 days of getting home, and I only had that job while waiting on the police academy to start.

Heck I applied to 9 police departments and got hired by all of them. Things were good!

Just trying to figure out all the options.

First, thank you for your service! I had my first trip to Alaska last September and it is just unbelievably beautiful. I'd recommend you ask this on the Alaska forum, but you could find a job with law enforcement and buy or build a cabin on 5 acres and be in really the last American Wilderness. I don't see you making a living off of the land there but it's stunning. The downside is you need to own a plane or have a buddy that owns one to get to lots of places in the bush. I live in Colorado and have lived in Montana from 1970 to 1980. I love the Bob Marshall Wilderness (the Bob) but compared to Alaska it's a suburb, lots of traffic (horse guides, float trips, hikers and hunters (me).

If my wife would let me, I'd buy a place there just to go for six months of the year. I've lived in Northern Montana and Northern New York, so I know cold (at least southern Alaska cold) -40 without wind chill, but just because I know it doesn't mean I want to live in it again, lol ...

Best of luck to you!

If you are serious and have some money and gumption and won't mind South Dakota give me a shout.

Thanks everyone we are looking into it.

It is just one of those things to think thru real carefully before making a decision. Best of Luck on whatever you choose.

He lowered the price.

53 +/- acres for sale. Off of County Road 230, about 2 miles south of Highway 41. County Road 230 is about 2 miles east of FM 335 and Highway 41. The coordinates from Google are 30.049287,-100.020508. This should get you to what shows up as a “white” area next to a road. That’s my pad sight, where the travel trailer is located. My property goes down the page to the draw that more or less parallels the road.

We have shot Whitetail and Wild Pig. We have seen dove and quail. We have had on trail camera: turkey (hear them alot too), Axis, Blackbuck, and Aoudad. A neighbor told me he's seen Mouflon on his place.

Included with the sale of the land is a 33' Forest River Ultra Light Travel Trailer. It has two slide outs. Toilet/shower with separate sink. It will sleep seven.
We had a caliche pad area (30'X50' +/-) cleared out to put it on. There is a stone fire ring too.

Pedernales Electric Co-Op is the electrical provider. $25.00/month to keep the power on year round. There is a 200Amp service with two 30Amp RV receptacles and one 20Amp/110V receptacle already on the power pole.

Telephone is supposed to be available. I'm at the end of the telephone line. The box that comes out of the ground is there, I've just never looked into getting a phone as my AT&T cell phone works just fine. My across the road neighbor had some type of high speed internet so that should be available too.

Currently I’ve got one water trough, one ladder stand, one tripod and one 300lbs. Season All feeder on the property.

There are the remains of a 4’X8’ box blind that I built for the 2010-2011 season. It got blow over just before the beginning of the 2011-2012 season. It has/had a set of scaffolding stairs up to the 2’X4’ porch. I haven’t had time to repair it. The base/platform was built using Elevator brand brackets, should it be OK. Not sure about the walls and tin roof.

The only reason I’m selling is we just don’t have time to get out there like we want to due to two kids school activities and my wife is back in school too.

We are asking $140,000 for it all.

If interested, PM me a telephone number with the best time to call.

http://www.landsofamerica.com/america/

Has tons of stuff like that for the same money in the hill country.

I am young enough my first choice is to move back to Alaska. Then again, I have spent most of the last 18+ years in the military overseas away from family. So we might just end up in Wyoming or Montana.

Hill country would be wonderful though. An ideal situation would be someplace like Fredericksburg. Housing prices for plots in that 150-300 acre range keeps me from wanting to live there.

MOA, as much as I love Texas and the Hill Country, it is not the best choice of a place to live like it once was. Both San Antonio and Austin have expanded toward Fredericksberg and Kerville, hence the high land prices.

Now the areas to look at down there are Junction/Rock Springs/Uvalde.

I think your idea about Wyoming or Montana is a better choice, but as Lyle Lovett says in his song, "Texas Wants You Anyway"!

http://www.youtube.com/watch?v=nMhaehb5AnE

Crazy Horse,

not sure of the Url, but "West Hill Country Reality" or something like that.

Has some wonderful properties near Rock Springs.

Hmm.

Home in the bush in Alaska?

Small ranch in Wyoming or Montana?

Small ranch in somewhere in the Western hill country?


Of course ideal situation would be to have all 3? But a 1.5 million dollars I do not have.

quote:

Originally posted by Crazyhorseconsulting:
MOA, as much as I love Texas and the Hill Country, it is not the best choice of a place to live like it once was.

Sadly lots of places are that way. Lots of towns in Wyoming and Montana have become refuges of crystal meth low lifes.

This world of ours is changing fast.

Problem with the Hill country closest to Austin/San Antone is the upper middle income/upper class that want the 3 to 10 acre ranchetts and are willing to ;pay out the ass for the land.

You are Welcome to move here and folks will treat you right, but it ain't for everyone.

We need the whole mortage to be less than $400,000. That West Hill Country guy has some places near Rock Springs that would fit the bill.

Then again, I am not 100% sure we are ready to move to the retirement area yet.

I want a lot more Rocky Mountain and Alaskan sunsets.

Depending on your age and health, retirement is not neccessarily all it is touted to be. Wish you the best on whatever you decide.

MOA,
you have PM inbound

Well it won't really be a retirement, my military retirement will only make the house payment (enlisted )

Wife wants to repopulate the world so I am still going to have to work for a long time, especially if I am going to do any hunting.

We have 4 criteria.

1. small town (doesn't have to be Jackson Hole or Aspen, but someplace nice would be good). Less than 10,000 people ideally less than 5000.

2. Variety of wildlife to hunt and trap. Lots of nice places in the mid west and eastern half of the country, but I don't want big game to just mean whitetails. That and I grew up in Big-Sky country so it really needs to be in the Western USA.

3. Right wingers welcome!

4. Mountains are a plus!

One parameter that I don't think has been brought up, and it is not a condemnation, but over much of the west, especially the more rural areas, over the past 20 years or so a lot of emigration has taken place. Much of it by folks from California that made it big in Silicon Valley and other such places and were able to "retire" at a really early age.

This would not be a bad thing, but in some cases, they brought their bigger city ideas and concepts with them, and started trying to make the places they moved to, be like the places they moved from. JMO.

Crazyhorse,

They are f'ing up the West something fierce!

I don't want to be a wet blanket but it is HIGHLY unlikely that you can buy any land in the western area of Texas that will provide you with any significant income for the amount of money you have available. In general, unless you're into the desert area, land starts around $2000 an acre and goes up, WAY UP, from there in the hill country. This land is arable but barely. It takes quite a few acres per animal unit. OTOH, you can certainly buy some productive land in NE Texas for $2000 an acres or less that will carry a animal unit on 2 to 3 acres. Basically no snow, under 1000 feet above msl, and very little public land. Based on your preferences, I have no idea why you're even considering Texas. Personally if I wanted to see snow, I'd look at a post card of the slimy white shit.

Amen!!!

Gatogordo, you need to research some of your "facts", a tad bit better. I know of 260 acres of farm land with a cotton allotment and a stock pond that can be had for $1300.00 an acre.

The man has stated that he is more interested in the mountain west, which I think is a better choice, but to start listing land prices and conditions in areas where you do n ot seem to have real information is flat wrong. There is plenty of land available in parts Texas for well under 2K an acre.

MOA's only interest in Texas seemed to be the Hill country, and land down there, especially on the western side of the Hill country can be bought for less than 2k.

Good land in Texas does not end at the I-35 corridor going west in spite of what some individuals believe.

Have you considered becoming a hops farmer? Some places you mentioned you'd enjoy living, that would have good climate for hops. Craft beer is one of the fastest and largest growing markets, and honestly there are often times not enough hops to go around. Something to consider! From what I understand, not a horribly hard crap to grow either, and you don't have to pull your hair out about yearly market prices and government subsidizing.

quote:

Have you considered becoming a hops farmer? Some places you mentioned you'd enjoy living, that would have good climate for hops. Craft beer is one of the fastest and largest growing markets, and honestly there are often times not enough hops to go around. Something to consider! From what I understand, not a horribly hard crap to grow either, and you don't have to pull your hair out about yearly market prices and government subsidizing.

Now there is a good suggestion. Niche farming opportunities can be really lucrative if managed right.