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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?