Landowners are always endeavoring to get the most from their farmland, and this is especially true when negotiating cash rental rates with potential tenants. While there are many factors in play when it comes to lease rates, one of the most significant is whether or not their parcel of land is under center pivot irrigation. As many savvy landowners readily discover, there is a strong correlation between higher cash rental rates and the presence of center pivot irrigated acres.
Cash rental rates have been steadily rising over the last several years, and demand remains high for quality rental acres. Trends over the last several years, when rainfall has been adequate or exceeded expectations, suggest that would-be tenants have been willing to pay a straight per-acre rate for both irrigated and dryland corners in their rental agreements, since the yield difference between the dryland corners and the irrigated acres have been smaller.
However, after 2012’s severe drought, tenants are becoming more interested in negotiating rental contracts with per-acre rates based on the irrigated circle and the dryland corners, this according to survey results conducted by the Ag Econ Department at the University of Nebraska. The survey looked at the five reporting Agricultural Statistical Districts in Nebraska and found that in all five, the cash rental rates were an average of $9-$33 per acre higher when rates were based only on the center-pivot irrigated acres, and not the whole parcel.
Specifically, in the Northeast Nebraska reporting district, the results of the survey found that the center pivot irrigated only price per acre average was $397, versus $379 for the center pivot whole parcel average, a difference of $18 per acre. The difference may also be attributed to high demand for acres to farm and high competition to win leases in this part of the state.
Indeed, it has been noted that it is cheaper to buy an acre of untillable grazing ground in northwest Nebraska than to rent an irrigated farm acre in the eastern portion of the state for one year. The same UNL survey cited the going rate for the highest quality irrigated rental acre was $439, versus $379 sale price for a grazing acre.
So, what does this mean for landowners? Obviously, it’s a great economic benefit to have center pivot capabilities on your farmground, as tenants are obviously willing to pay more for irrigated acres at this time. Landowners seeking to maximize their land asset should take advantage of the economic benefits that come with irrigation. If your ground is dryland, it’s a good idea to evaluate it and decide if the benefits that come along with adding a center pivot are worth the initial cost. The findings of this survey and trends over the years suggest that the higher cash rent premiums that accompany irrigated land are worth the efforts.
Are you striving to make the most of your farmland? Are you wondering whether you are negotiating appropriate rental rates? Give UFARM a call. We have the experience and expertise to help you make the most of your farming operation.
Source:
“Center Pivot Rental Rates With and Without Adjustments for Dryland Corners.” Cornhusker Economics. Agecon.unl.edu. 31 Jul. 2013. Web. 14 Apr. 2014.
Successful landowners know what it takes to build and maintain good working relationships with the producers who farm their land. With the high land values and cash rental rates of the last decade, it’s even more important for both landowners and tenants to go into their business relationship with clear goals and a well-defined agreement for how best to manage the farmland.
In many cases, today’s landlords are increasingly turning to professional farm management companies to help them navigate the decisions that need to be made regarding their farmland. Two main reasons account for this change. One is that agriculture is becoming more complicated and volatile. Anyone farming in the last decade, with its rapidly burgeoning land values and commodity prices, can attest to this. Another reason is that many of today’s landowners don’t have close ties to the farm. This may be the result of farmland being passed down to non-farming children or grandchildren, the landowner not being geographically close to the land, or the landowner acquiring the land as an investment, without any prior farming knowledge.
Whatever the case, many landowners feel they lack the knowledge to farm the ground themselves, or to find someone who is both competent and trustworthy to farm their ground, and so they turn to the expertise of experienced professional land managers to do this for them.
One of the most important decisions that farm managers help their clients make is who to farm the land. Farm managers strive to take into account each client’s circumstances, gathering the pertinent information needed in each instance to make the right decisions. They ask many questions, finding out if the land has been rented to relatives or neighbors, and if the client would like to see that continue or not. Often, there are prevailing family concerns that need to be taken into account, and farm managers have experience when it comes to these often delicate situations.
Open, candid communication is the foundational component to successful relationships. This is especially true for landlords and tenants. A professional farm manager can be an effective liaison between landowner and farmer, securing a mutually beneficial arrangement for both parties. In many instances, an impartial third party negotiator is all it takes to encourage a positive landlord/tenant bond.
When it comes to landlord/tenant relationships, it’s important to negotiate a lease that is agreeable to everyone. Farm managers are knowledgeable about different type of leases. For instance, leases that share the profit and risk, known as flexible lease agreements, are becoming more commonplace. A flexible land lease agreement is an agreement in which the rent is not paid until the after the crop is harvested. The final rate is then based upon the actual prices and yields attained in a year, rather than a set rate. This type of lease may be a good fit for both parties, and will further promote a healthy and open business partnership.
Are you a landowner? Are you striving to get the most out of your farm? Let UFARM help you determine which strategies are a good fit for you, your tenants, and your valuable land asset.
