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15 Must-Ask Questions Before Buying Farmland

American Bankers Association The increase in crop and livestock prices have generated significant profits for many farmers, which some are using to buy additional land. Growing demand has driven land values to record highs in many areas. Whether farmers are using cash or borrowing money, buying land should include a well-researched financial plan. “Farmers should consult their banker throughout the land buying process, to ensure decisions made today best position them to prosper and obtain credit in the future,” said John Blanchfield, senior vice president of agricultural and rural banking at ABA. “When it comes to buying land, you cannot spend too much time researching all of the contingencies.” Given current market conditions, ABA’s Agricultural and Rural Bankers Committee, made up of leading agricultural bankers in the country, has developed the following recommendations for buying farmland: 1. What is your business’s financial condition? Consider needed investments, expected expenditures, and crop conditions to determine if buying land is the best use for your cash. Are there other opportunities that can provide a better return? 2. Have you created a pro-forma cash flow? Research sales trends and expected revenue of a potential plot of land to determine how well the purchase fits within your plan. Does the potential return meet your objectives? Your banker can help you develop this essential planning tool. 3. Given your revenue forecast, are you overpaying? If you are paying a premium, how long will it take you to recoup? Determine how much your business should prudently spend on a land purchase and the revenue needed to justify your purchase and stay within those targets. 4. Have you thought long and hard about it? Never be rushed by a broker and never confide your best price or financial goals with a party working for the seller. Don’t buy impulsively or make a deal before visiting the property numerous times. Rework the standard broker’s purchase contract with your lawyer, deleting what you don’t like and adding what you want, before presenting the offer. 5. Does it make more financial sense to rent the land rather than owning it? Rental rates are high, but renting frees your cash for other activities. What will be your total land payment per tillable acre owned and how does this compare to cash rents in your area? Whether using cash or borrowing money, buying farmland should include a well-researched financial plan. ​ All in with cash? Water source? 6. Should you go all in with your cash? Talk to your banker about alternatives to using all cash in the transaction. Land is an illiquid asset and purchasing it will impact your farm’s liquidity. Your banker can work with you to structure a loan that will enable you to acquire the land you need while preserving some of your working capital for necessary expenditures. 7. How much land are you acquiring? Sounds simple, but many times there is confusion about how much land is actually being purchased. Know exactly what you’re getting before making a bid. See if the land has been surveyed and make sure it matches the details of the offer. If the land has not been surveyed, work with your attorney to determine the acreage based on the legal description or consider having the land surveyed and determine who will pay for it. Make sure that there are no special easements tied to the land. If there are, make sure you spend time studying them and understanding them completely. 8. What does the land appraise for? Are there some comparable sales in the area? Appraisals are expensive, but they are the best way to establish value. Even if you do not get a full appraisal, attempt to find some comparable sales to determine if the purchase price is reasonable. 9.  What is the soils story? What is the capability of the soil you are buying and how does this impact your revenue forecast? Good soil is paramount. Know the type of soil you’re buying and the history of annual crop rotation. Any seller should be more than happy to provide you with a soil’s profile and information about past farming practices. 10. What is the water source? Is the property irrigated? Do the water rights convey with the property? Adequate water is essential to establishing the value of the property. Account for water cost in your financial plan to ensure this cost doesn’t negatively impact your return. Make sure all water wells are registered with the appropriate authorities. Each state has its own water laws so make sure you are familiar with the state that you are doing business in. 11. What do you know about the gas, mineral, and wind rights for the property? Do these rights convey to you as the purchaser? Have they been surveyed or severed from the surface rights? Are they currently under lease? If so, under what terms? Have a thorough knowledge of property rights, as mining and drilling can have an impact on surface and water quality, access to the property, and the viability of the farm or ranch. Zones and deeds 12. How is the property zoned? Will your plans for the property conflict with existing zoning restrictions? Are there conservation easements that could restrict use of the property? This factor has a significant impact on your valuation of the property, particularly if your plans conflict with current zoning restrictions. Make sure that you understand the assured leases that may go with the property — many of the states in the west have a large percentage of their ground that falls into this category (bureau of land management, forest service, state land, national grass land). 13. How will you hold deed in the property? Will you own it individually, jointly with a spouse, in a family owned entity (corp., LLC, LLP) or in a trust? The pros and cons of how you own the land will depend on your long term goals. 14. Are there any environmental problems? The last thing you want to buy is a costly environmental problem. Paying for an onsite environmental audit before you buy the land may be worth the cost and will help ensure you are not buying into an expensive cleanup. 15. How long will you actively farm?   Make sure your financing plan matches the rest of your intended career as an active producer. Will you fully retire all debt from the acquisition before you retire? Do you have sufficient life and disability insurance? No one knows more about financial budgeting and cash flow planning than your banker. ABA recommends making an appointment to talk with your banker about the significance of purchasing land and how it will impact your business. Continue reading

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Should You Buy Farmland? Or Bonds? Or Oil? No!

This story appears in the June 24, 2013 issue of Forbes. Two areas investors should pare back on are bonds and farmland. And regarding energy, be extremely careful. Bonds have been overpriced since 2008, but that doesn’t mean the bubble won’t eventually burst. Debt instruments have already taken a hit as the Federal Reserve hints that it will be scaling back its vacuuming of Treasurys and mortgage-backed bonds. Unless you have to do the bond dance (the only buyers, other than speculators, of long-term government paper are financial institutions that must have such securities for regulatory reasons)–don’t! Municipal bonds are in a different universe from corporates and Treasurys. Here the big risk is solvency. Unless you are an expert or have an advisor who is, go for well-diversified muni-bond funds with durations of under five years. Undermining the integrity of the dollar is similar to introducing a virus into your computer: It corrupts the information. In the economy an unstable dollar undermines the integrity of prices. Hard assets go up when the dollar is weakened, as people seek to preserve what they have. Traditional, productive investments are hurt. In the inflationary 1970s the price of farmland boomed. Same with agricultural commodities. Farmers leveraged to get more and more land. When inflation was conquered in the early 1980s, this Fed-created boom collapsed. Agricultural America went into a depression. A couple of years ago in Nebraska I warned against the rapid rise in the price of farmland since the early 2000s. I was assured that farmers had vivid memories of what had happened in the 1970s and would not overborrow to make purchases. I’m not so sure this is the case today. It certainly isn’t with Wall Street , where institutions and individual investors are treating farmland as a great asset class, and many are borrowing to purchase it. Caveat emptor! Energy also has been given an artificial boost by the shaky dollar for the past decade. Commodity inflation, including oil, has for the moment sharply subsided because the Fed has been sterilizing most of the money it’s been printing by borrowing it back from banks. There’s no way to know how much more of a downside there is, but unless you are farsighted and nimble, you should be extremely cautious with energy investments. If you’re overweighted in energy, cut back for now.    To repeat, the Fed may give commodities, bonds and farmland a new round of bubble life, but if you’re a long-term investor, don’t get sucked in. Continue reading

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GCC Investors Eye African Farmland

22 April 2013, 9:26 GMT | By Paul Melly Africa’s fertile soil can provide food security and investment opportunities In the capital-rich countries of the GCC, the chronic shortage of rainfall limits the prospects for food production. On the other hand, the African continent has vast agricultural potential but suffers from a shortage of investment. The complementarity of interests between the Gulf and its economic partners south of the Sahara seems clear, and has been recognised since the late 1990s as governments on both sides explore the scope for deals that could make African land available to Arab investors. However, translating this vision into a mutually beneficial reality has proved a complex challenge. For GCC states, the key concern has been to ensure security of food supply. Populations in the GCC states are growing fast and traditional local oasis agriculture cannot satisfy the consumption demands of booming societies in the modern era. GCC constraints To mitigate the problem, Gulf governments have encouraged domestic irrigated production. But the potential for this practice is limited by environmental and financial constraints. Natural aquifers in the region are becoming depleted, while using desalinated water is hugely expensive. The method might be viable for some high-value horticultural crops, but makes little sense for cereals. Saudi Arabia eventually concluded that the large-scale irrigated production of wheat was not a sensible use of limited and highly subsidised water supplies, and the practice is now being phased out. High oil prices have enabled GCC states to maintain security of food supply despite rising world prices. But most have felt uncomfortable relying so heavily on the open world market. Over the past 15 years they have explored the scope to invest in land in other regions that have more reliable agricultural potential. But it has not always been possible to buy or lease land in countries that are major global grain exporters; big rice producers such as Thailand, for example, impose tight restrictions. This has led GCC governments to look to Africa, where fertile land and rainfall are in more ample supply than on the Arabian peninsula. Since the 1990s, there has been a steady trickle of announcements about major investments in the continent’s land, often from Saudi Arabia. In 2009, the Jenat consortium of Saudi agricultural firms announced plans for a $40m investment in food production in Sudan and Ethiopia, while another Saudi group, Hadco, is reported to have acquired 25,000 hectares of Sudanese cropland. Last year, Sheikh Mohammed al-Amoudi’s Saudi Star group launched a programme to develop 500,000 hectares of land in Ethiopia, and a small area of this is already in production. Governments have also been important actors in this process. Qatar agreed a deal to take over large tracts of the Tana River delta in Kenya, in return for building a new port at Lamu. The Abu Dhabi Fund for Development is said to be funding a 28,000-hectare project in Sudan to grow alfalfa, maize, beans and potatoes for export to the UAE. Riyadh leads Once again it is Saudi Arabia that has led the field, with government support for agricultural partnerships with Africa, notably through the state’s King Abdullah Initiative for Saudi Agricultural Investment Abroad (KAISAIA). In 2012, the kingdom’s Agriculture Minister, Fahd Balghunaim, announced that the task of agricultural investment abroad would be transferred to a KAISAIA offshoot, the Saudi Company for Agricultural Investment and Animal Production (SCAIAP). The firm has capital of SR3bn ($800m), although it is not thought to have disbursed funds yet. Many of the announced GCC agricultural investments have never been implemented, or even started, on the ground in Africa, says Eckhart Woertz, author of Oil for Food: The Global Food Crisis and the Middle East, a new book examining these issues. “There is a huge discrepancy between amounts projected and amounts actually implemented,” he says. Moreover, he points out that concrete schemes have been confined to a relatively small number of countries. “Sudan is certainly top of the list, followed by Ethiopia, Tanzania, West Africa, Senegal and Mali,” he says. “Sudan is the most popular country for announcements, but most of the projects have either not started or, if they have started, are at a very early stage of implementation.” There are several reasons for the gap between ambition and reality. Other than livestock from the Horn of Africa, GCC countries have little track record of importing food from the continent. The GCC’s plans to invest in sub-Saharan agriculture as a source of food crops for home markets have been hindered by the fact that many of the targeted African countries have a tropical climate that is not well suited to the cultivation of some of the products most heavily consumed in the Arab world, such as wheat and barley. These temperate-climate cereals are mainly imported from Canada, the US, Australia, Russia, Ukraine and EU states such as France. Rice is widely grown in Africa and is a crop that is also heavily consumed in the GCC. At present, most Gulf imports of basmati rice come from Pakistan and India, although Arab investors have now developed some pilot projects in Senegal and Mali for export to the Gulf. Local challenges A further major hurdle is that local social and political conditions are not always welcoming. Land-lease agreements between Gulf investors or governments and central governments in sub-Saharan Africa are often seen as attempted land grabs by wealthy outsiders. These deals can be hugely controversial in countries that are poor and where much of the indigenous local population is undernourished. They can spark protests among local populations, local and international media, and non-governmental organisations. Woertz cites the example of Qatar’s agreement with Kenya to take over land in the Tana River valley. “The locals started complaining; there was a lot of resistance by land groups,” he says. “Originally, the scheme was tied to the construction of a port at Lamu, but now the Chinese have got the contract to build the port.” Land deals with Gulf investors – and other outsiders, including the Koreans – have provoked fears that existing local users such as pastoralists or smallholders will be pushed out to make way for big, foreign commercial investors. Still, Woertz says Arab investors have become more sensitive to these issues. “There is a certain readiness to take these things into consideration,” he says. “So, perhaps you may see other types of projects taking place: to share equity or have outgrower schemes.” Gulf governments and investors have held talks with the UN’s Food & Agriculture Organisation (FAO), which could act as an honest broker in identifying opportunities for agricultural partnerships between the GCC and Africa that would respect the interests of communities on both sides. But the realisation of such an approach presents complex challenges. Woertz points out that Saudi Arabia’s strategic goal remains the production of food for its domestic consumption. Indeed, those Saudi agricultural firms that have been looking at investment in Africa expect to enjoy substantial subsidies from the kingdom’s authorities. This is because their role would be to produce food to replace the output of the domestic cereals programme that is now being wound up for environmental reasons. The cereals scheme was massively subsidised, says Woertz. “The direct costs of subsidies for the Saudi wheat program were $85bn between 1984 and 2000. This was equivalent to 18 per cent of Saudi Arabia’s $485bn in oil revenues during that period.” Rethinking strategy Another option is to treat African agriculture as essentially an investment; a business proposition focused on the world market rather than a means of satisfying Gulf demand for food imports. This is a strategy being pursued by Hassad Foods, an arm of Qatar Holding, which is part of the emirate’s sovereign wealth fund, Qatar Investment Authority. Hassad’s publicity material says: “While all investments are there to generate profits, they also exist to fulfil certain needs to support the food security programme when required.” But such an approach can pose tough challenges for GCC investors, who mostly lack experience in producing or marketing tropical cash crops and risk finding themselves in direct competition with long-established sub-Saharan and Western players. They will often need to recruit foreign sector specialists to actually establish and run the projects for them. Even so, some have taken on the challenge. In 2011, Saudi-based Menafea Holdings revealed plans to invest $125m in a new pineapple farm and processing plant in Zambia. The GCC is short on food, but rich in cash. African nations are fertile and need money. As ties between the Gulf and Africa strengthen, investment in agriculture is likely to grow. Continue reading

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