See national chem pricing trends in the FBN Research report
When you're evaluating a potential farmland purchase, the listed "tillable acres" is often the first number that catches your eye. It's the primary driver of income potential and a key factor in determining a fair price.
However, simply taking that number at face value can lead to costly surprises. Truly verifying the tillable acres and understanding what constitutes "actual farmable land" is a critical step in your due diligence.
The difference between listed tillable acres and the reality on the ground can stem from several factors:
Optimistic Estimates: Sometimes, sellers or their agents might round up or include areas that are technically tillable but impractical to farm efficiently.
Historical Data: Listings might be based on older surveys that don't account for recent erosion, new waterways, or changes in field boundaries.
Exclusions: Areas like waterways, field roads, tree lines, ditches, and conservation program land (e.g., CRP) are often included in the total acreage but are not "tillable" for annual crop production.
Impractical Areas: Small, irregularly shaped corners, steep slopes, or areas prone to chronic wetness might be technically tillable but reduce operational efficiency significantly.
AcreVision℠: AcreVision was built to empower producers with a transparent look at key land information when deciding if a parcel of farmland would be a good fit for their operation. With high-resolution aerial maps and comprehensive land insights vs. county level information, AcreVision allows you to assess the land’s potential to support your operation.
Aerial Imagery: Google Earth, USDA's Geospatial Gateway, or county GIS (Geographic Information System) portals are also helpful. These allow you to visually inspect the property, identifying field boundaries, tree lines, waterways, and non-farmable areas.
Soil Maps (SSURGO Data): Access detailed soil maps from the USDA Natural Resources Conservation Service (NRCS) Web Soil Survey. These maps provide information on soil type, slope, drainage, and prime farmland classifications, helping you understand the inherent productivity and limitations of different areas.
FSA (Farm Service Agency) Maps: If the farm has been enrolled in USDA programs, the local FSA office will have official farm and tract maps that delineate tillable acres, CRP land, and other features. This is often the most accurate governmental record. Requesting these from the seller or visiting the local office (with permission/proper documentation) is highly recommended.
Walk the Perimeter: Get boots on the ground. Walk the actual boundaries of the fields you intend to farm. Pay close attention to corners, fence lines, and areas that appear overgrown or unmanaged.
Identify Obstacles: Note any permanent obstacles like power poles, rock piles, isolated trees, or old structures that could impede machinery or reduce effective acreage.
Assess Terrain: Confirm the slopes. While aerial maps show contours, nothing beats seeing how a sprayer or planter would handle the grade. Identify low spots prone to standing water after rain.
Measure Field Roads/Waterways: These consume acres but are often necessary. Estimate their total area.
Boundary Tracing: Use a handheld GPS unit or a smartphone app (many farm management apps offer this feature) to walk or drive the exact perimeter of the actual farmable area. These tools can then calculate the acreage you traced. This is arguably the most accurate method for hands-on verification.
Field History: If possible, talk to the current or previous tenant farmer. They can offer invaluable insights into areas that consistently flood, yield poorly, or are difficult to manage.
Land Surveyor: For high-value properties or properties with unclear boundaries, hiring a professional land surveyor is money well spent. They can precisely delineate boundaries and measure tillable acreage.
Agricultural Consultant/Appraiser: An experienced agricultural consultant or appraiser can provide an impartial assessment of the land's actual productive potential and identify areas that might be overvalued based on listed tillable acres.
By taking these proactive steps, you move beyond mere estimations and gain a clear, accurate picture of the true farmable land you're investing in, enabling you to make a far more informed decision.
At FBN Finance, we understand that securing the right land loan is fundamental to your future success, especially when considering the productive potential of every tillable acre.
Our commitment is to empower your growth, which is why we offer a range of comprehensive land loan financing solutions designed with your farm's unique rhythms in mind. We provide access to competitive rates and highly flexible terms, including options that stretch up to 30 years, ensuring your repayment schedule aligns seamlessly with your operational cash flow.
Through our streamlined online application, we aim for rapid decision-making, giving you the agility to capitalize on land opportunities as they arise, whether you're expanding your current footprint, refinancing for more favorable terms, or investing in critical land improvements. We are dedicated to partnering with you to unlock the full potential of your agricultural assets.
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