Download Farmland Access: How to Find the Right Farm

Access to Land:
Resources for Finding Your Farm
Tim Biello – American Farmland Trust
Marissa Codey – Columbia Land Conservancy
Holly Rippon-Butler – National Young Farmers Coalition
Columbia Land Conservancy
The Columbia Land Conservancy works with the community
to conserve the farmland, forests, wildlife habitat, and rural
character of Columbia County, strengthening connections
between people and the land.
Dutchess Land Conservancy
Dutchess Land Conservancy is a non-profit conservation
organization dedicated to preserving the rural character, important
resources, and open lands of Dutchess County, New York. We
encourage sound, well-planned growth balanced with the
conservation of our important natural resources and working
landscapes to ensure healthy and vibrant communities for the
benefit of all generations.
American Farmland Trust
American Farmland Trust is the first and only national organization
dedicated to saving America’s farmland. Since 1980 American
Farmland Trust has helped to permanently protect more than five
million acres of farm and ranch land. American Farmland Trust’s
mission is to:
• Protect farmland
• Promote sound farming practices
• Keep farmers on the land
National Young Farmers Coalition
NYFC is a national coalition of farmers, ranchers
and consumers fighting to create opportunity for
young people in sustainable agriculture. Our
mission is to represent, mobilize and engage
farmers to ensure their success.
1.
2.
3.
Reforming policy to make land, capital
and training accessible for beginning,
diversified and organic farmers
Supporting a growing network of
NYFC chapters
Providing farmer-to-farmer
technical resources and support
Access to Land:
Resources for Finding Your Farm
§ Explore the land access stages
§ Understand the importance of self
assessment
§ Discuss how to best identify and use
resources
§ Consider YOUR next steps
So You Want To Farm…
Abbott and Costello
Land Access Stages
Desire to Farm
Farm Plan
Secure Farm Tenure
Gain Farm Experience
Farm Search
Success
Photo Credit: Keith Stewart
• A large percentage
of farmland is
leased, not
owned; trend is
continuing as land
prices are
increasing
• Expensive to own
land; farmers
need security
Farmlink Resources
CLC/DLC Farmer Landowner
Match Program
§ Established 2008, collaboration
with Dutchess Land Conservancy
2013
§ Free, locally-based
§ Multi-stage process
§ What to expect
(how much work is it?)
Hudson Valley Farmlink Network
Ensuring the availability of farmland in the
Hudson Valley for the farmers of today and
tomorrow.
Farmlink Website | Workshops and Networking Events | Support Services
www.hudsonvalleyfarmlandfinder.org
Hudson Valley Farmlink Network
HUDSON VALLEY FARMLAND FINDER
§
Postings of Farmer and Farm
Profiles
§
Upcoming Events List
§
Resource Directory
§
HVFN Partners’ Contacts
§
Match Facilitation and Other
Support Services
Land Leasing Challenges
• Lack of education/
misunderstanding of farming by
landowners
• Lack of farming/business
experience by farmers, and
access to capital
• Relationships are complicated
• Long-term
security/commitments
Keys to Success
§ Hard work (its not easy to find a match)
§ Honesty (qualifications, experience)
§ Clear expectations
§ Clear and regular communication
§ Long-term relationships require work
Case Study: Ironwood Farm
• Joined program October 2012
• Contacted 18 landowners
• Signed lease May 2014
• Multiple meetings and
discussions
• Continued dialogue,
communication, revision
• 7 acres of land in Ghent, 100+
member CSA
Case Study: Sparrowbush Farm
§ Sparrowbush Farm
§ 98 acres of historic family farm
§ Winter CSA and local markets, vegetables meat and eggs
Resources
§ Business Planning (land/no land)
§
Farm Credit, Cooperative Extension, NY
FarmLink, local resources, free or fee based,
Holistic Management International, Farm
Beginnings, Carrot Project
§ Finding Farmland (lease/own/manage)
§
Farmlink programs/ land trusts/ Cooperative
Extension/real estate sites/listservs/websites
§ Financing-Accessing Capital
§
§
Ownership vs operation
Grants, loans, micro-loans, investors, partners,
others—be creative
Resources
§
Legal Assistance (business structure, contracts, transactions)
§
Farm Commons, National Ag Law Center, Find an ag-friendly attorney, Equity Trust, Land for
Good, ask around
§
Insurance (farm, commercial, product liability)
§
§
Managing the Business (accounting, record keeping, tax considerations)
§
§
See Legal Assistance Resources, Find an ag-friendly insurance agent/company
Farm Credit, Extension office, trainings, others
Mediation / Dispute Resolution (landowner-tenant conflicts)
§
NYS Ag Mediation Program, NYS Dispute Resolution Association, others
Case Study: Using Resources
http://ironwood.farm/#bizlife
Taking Your Show on the Road
This is a “put yourself in their shoes” experiment and an
opportunity to hear yourself talk about your plans…
§ Teams of 2
§ 2 “Landowner Cards” per team (1 per person)
§ 5 Minute Role-Plays
§ One person starts as themselves with the other person playing the
role of the landowner as described on their card
§ Farmers: You are meeting with the owner of a piece of farmland that
is of interest to you, exploring it’s possibility as ‘your farm’
§ Landowner: You are meeting with a potential farmer for your
property to ask them questions about their plans and to see if it’s a
good fit
§ 3 Minute Peer Evaluation– What went well/Suggestions for improvement
§ Reverse Roles and Repeat
Land Trusts
• What is a land trust?
• Non-profit, resource protection
• Public/private
• Local, state, regional or national
• Conservation, agricultural, community, or water trust
• Purchase property/easements
• Land trust movement – long history, increasing in
popularity in the 1970s
Relevance of Farming to Land Conservation
§ Land used for successful farming is being conserved (i.e. not
developed)
§ Good for soil, habitat, open space, ground water recharge
§ Benefits local community and economy
§ Consistent with mission of many land trusts
Where are agricultural land trusts?
Toolkit for Working with Land Trusts
(1) Reducing the cost of land ownership through easement purchase
• Prior to purchase
• At time of sale
• After purchase
(2) Finding and acquiring land
• Landowner matching & networking
• Leasing land (lease-to-own, ground lease,
incubator farm)
(3) Services & support
• Employment
• Land transfer counseling
• Purchase price advice
• Supporting the local food economy
What you should not expect from a land trust
• Lending you money
(some offer bridge loans)
• Answering technical questions
• Working outside their mission
• Working beyond their capacity
• Working on projects that are too small
Purchase of Development Rights
§ Conservation easement—limits future non-agricultural
development, protects natural resources
§ Perpetual agreement with qualified easement holder (Land Trust,
municipality)
Photo by Andreas Stresmann
Purchase of Development Rights
§ Can fund difference
between market value and
protected value
§ Can help make farmland
purchases more affordable
§ Funds can be used to pay
down mortgage, invest in
business, etc.
Purchase of Development Rights
§ Funding Sources:
§ Federal (Agricultural Land Easement Program)
§ State (Farmland Protection Implementation Grant)
§ Local (County or Municipal Funds, Community Preservation
Act, Bonds, other)
§ Private Funding
§
Foundations, major donors, on-farm events, community fundraising
Case Study: Whistle Down Farm
§ 60 acres, Taghkanic Creek
§ Vegetable and Berries
§ CSA, Hudson Farmers Market, 4
food pantries in NYC
§ PDR enabled them to reduce their
debt and reinvest in their farm
operation
§ Collaboration with Scenic Hudson
Land Trust
Preemptive Purchase Right (PPR)
• Additional restriction, ensures protected farmland can
only be sold to a qualified farmers at agricultural value
• Additional up-front funds in exchange for future price
control
• Easement holder (Land Trust, other) has the right to buy
land and re-sell if not sold to farmer at ag value
Case Study: Delapenta Farms
§ 83 acres
§ 3rd generation dairy, 80+ cows
§ Long process of acquiring funds to
protect farm
§ PPR requires farm to be sold to a
farmer at ag value
§ Transitioning to organic
§ Collaboration with SHLT
Affirmative Farming Covenant
• Requires land be kept in active agricultural use
• Grace period of 6 months – 1.5 years to find qualified
leasee
• Definition of qualified farmer
• Examples
Affirmative Farming Covenant
0-6 months: Notification
by Grantor to Grantee if
Agricultural Activities
cease
6 months-1 year: Grantee
has the right to
restore/prepare/maintain
the property for future
Agricultural Activities and
Grantor has to lease the
property to a Qualified
Farmer
1 year-1.5 years: If Grantor
is unable to secure a lease
with a Qualified Farmer,
Grantor may invoke the
lease attached to the
easement
Farmland Investors
§ What / Who are farmland investors?
§ Examples of farmland investor organizations in the Hudson Valley
§
§
§
§
Dirt Capital Partners
Iroquois Valley Farms
Local Farms Fund
Northeast Farm Access
§ Considerations / Questions to ask
§ Alternative Farmland Access Organizations and Opportunities
§ Equity Trust – Hudson Valley Farm Affordability Program
Strategy Suggestions
§ Identify YOUR Position / Decide YOUR Next Steps
§ Start Now
§ Cast a Broad Net
(but Know When to Cut Bait)
§ Regular, Scheduled Communication
§ Be a Face / Person
§ Strive for Consistent Progress – Be Realistic and Set Goals
§ To Spend ($) or Not to Spend ($)
Keys to Success
This could happen quickly but it will probably move slowly, it will
likely take time (more than you’d like!)
• PATIENCE
This might be simple but it will probably be complicated with many
(often unfamiliar) things that need to be done simultaneously
• PATIENCE
• PLANNING (honest planning)
This may be straightforward but there will probably be set-backs
and unforeseen complications
• PATIENCE
• PLANNING
• PERSISTENCE
Questions?