Kansas Land For Sale

Kansas Farmers and Ranchers can opt for local FSA updates via email

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 24 May 2012 12:46:41 -0700

Farmers and Ranchers in Kansas now have a more efficient timely option for receiving important Farm Service Agency (FSA) program eligibility requirements, deadlines and related information. We are now offering free online communications through our GovDelivery electronic news service. News will now be sent via e-mail right to your home or farm office or to your Smartphone – affording you immediate notification of farm program news pertinent to your agricultural operation.

QUESTIONS? – Contact your local FSA Kansas County office if you need help. Click here to access a Kansas FSA directory.

http://KansasLandBrokers.com

913-915-9151

REAL ESTATE NOTICES: The listing information on any property is deemed reliable but not guaranteed or warranted by Kansas Land Brokers, LLC, the sellers or any other parties. Any real estate offering is subject to withdrawal from market, prior sale, price change or corrections without notice. Kansas Land Brokers is not representing you unless you have a written and signed agency disclosure with broker. General communication does not imply representation. All posts are valid only at the actual time of the first posting and should not be considered active listings beyond the original post date and time, please visit Kansas Land for Sale for current listings.

Kansas Farmland Index update

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 18 May 2012 12:43:48 -0700

Agricultural land values continue to inflate but at a more moderate pace. Low interest rates help as well as liquid farmers. Belief that above-average crop prices will persist helps fuel the rising land prices too. Creighton University’s latest Farmland-Price Index¹ eased a second straight month to 64.6 in May, from 69.4 in April. The May reading extends the land price expansion to 28 consecutive months. A reading above 50 suggests prices are rising. Bankers in the Creighton survey say land appreciation rates rose in Kansas again. The Confidence Index, which tracks bankers’ expectations for the rural economy six months out, eased slightly to 60.2 in May, from 60.6 in April.

The Kansas Farmland Index this month was at 70.9 for May which is up from April's number of 65.

http://KansasLandBrokers.com

913-915-9151

Recreational Hunting Land for Sale - Northeast Kansas

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 18 May 2012 07:26:22 -0700

Marisa Morgan Dallman | Kansas Land Brokers | 913-915-9151

222nd & Bourbon Rd, Holton, KS

Breathtaking Views

38 acres Vacant Land

offered at $65,000

Lot Size

38 acres

DESCRIPTION

Ideal location to enjoy the natural land for your outdoor recreation. Fenced, wooded, meadow, ponds, quarry. A haven for prime hunting and fishing.
KansasRuralHuntingLand.com

see additional photos below

LOCATION FEATURES

- Easy Drive to Kansas City, Topeka, Lawrence

- Corner Lot just off Highway KS-116

- Delaware River only a couple of miles

- Only short 15 min drive to Perry Lake

OTHER SPECIAL FEATURES

- Pond

- Treed

- Meadow

- Hunting, Fishing

- Panoramic Views

ADDITIONAL PHOTOS

View from the Top

Pond

Aerial Map

View from Road

Aerial

Contact info:

Marisa Morgan Dallman

Kansas Land Brokers

913-915-9151

For sale by agent/broker

http://KansasLandBrokers.com

913-915-9151

Atchison County Kansas Land Resources - Conservation District & FSA

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 18 May 2012 07:10:06 -0700

Atchison County Kansas FSA (Farm Service Agency) Newsletter has several updates for farmers in the areas of Atchison, Cummings, Effingham, Huron, Lancaster, Muscotah, and Potter Kansas. The following information is from their email newsletter for Achison County farmers and from other USDA press releases and information sources. Contact the County USDA / FSA office with questions and to sign up for the newsletters.

Atchison County FSA Office

402 W 15th St

Ellsworth, KS 67439

Phone: 785-472-3161

Hours: 8:00AM - 4:30PM

ACREAGE REPORTING DATES

May 31, 2012 – Deadline to Report All Small Grain Crops

July 15, 2012 – Deadline to Report Spring Seeded Crops and CRP

December 15, 2012 – Deadline to Report 2013 Small Grain Crops (planted in fall 2012)

Another Resources for Landowners in Atchison County Kansas is the Atchison County Conservation District Office at 605 Sixth Street, Effingham, Kansas 66023 - Phone: 913.833.5740

http://www.atchisoncountycd.com/

Local Newspapers for the area:

http://www.thenewsleaf.com/

http://atchisonglobeonline.com/

Click here to receive statewide Kansas FSA (Farm Service Agency) updates at the USDA.gov website

If you have land in Atchison County Kansas and are interested in selling please contact our office for more information about the listing process and selling your ATchison County Kansas Land for Sale and values.

http://KansasLandBrokers.com

913-915-9151

Ellsworth County Kansas Farm Service Agency News Updates

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 18 May 2012 07:00:09 -0700

Ellsworth County Kansas FSA (Farm Service Agency) Newsletter has several updates for farmers in the areas of Ellsworth, Holyrood, Kanopolis, Wilson, and Lorraine Kansas. The following information is from their email newsletter for Ellsworth County farmers and from other USDA press releases and information sources. Contact the County USDA / FSA office with questions and to sign up for the newsletters.

Ellsworth County FSA Office

402 W 15th St

Ellsworth, KS 67439

Phone: 785-472-3161

Hours: 8:00AM - 4:30PM

ACREAGE REPORTING DATES

May 31, 2012 – Deadline to Report All Small Grain Crops

July 15, 2012 – Deadline to Report Spring Seeded Crops and CRP

December 15, 2012 – Deadline to Report 2013 Small Grain Crops (planted in fall 2012)

2012 DCP/ACRE SIGN-UP

2012 Direct and Counter-Cyclical Program (DCP) and Average Crop Revenue Election (ACRE) Program enrollment ends June 1, 2012. All producers with an interest in DCP base acres must be included on the DCP/ACRE contract and receive a proportionate share of DCP/ACRE payment for the farm. All producers receiving a share greater than zero on the DCP/ACRE contract must sign the contract no later than June 1, 2012.

Click here to receive statewide Kansas FSA (Farm Service Agency) updates at the USDA.gov website

If you have land in Ellsworth County Kansas and are interested in selling please contact our office for more information about the listing process and selling your Ellsworth County Kansas Land for Sale and values.

http://KansasLandBrokers.com

913-915-9151

Selling Kansas Land

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 17 May 2012 09:35:09 -0700

Do you own vacant land in Kansas?

Do you want to sell your land?

Do you want to liquidate real estate?

Do you have land that you want to sell and are looking for a buyer?

Did you buy some land a long time ago and never did anything at all with and now want to sell your land?

Do you have vacant rural land that you want to sell?

Do you have cropland, farmland or other agricultural land that you inherited and need to sell?

Do you have recreational hunting or fishing land that you need to sell fast?

Do you own pasture land, ranchland or land in CRP that you want to sell?

We can help if you have land for sale. If you are a land owner in Kansas and you want to sell your land with a quick easy and affordable process! Contact us today by calling 800-557-9151. We are a land brokerage that works with land investors that buy vacant farmland, ranch land, hunting land, recreational land, timberland, rural lots, old farms and lake land. These investors have the resources to buy your land fast.

We can help get a buyer for your land. We have a hassle-free process that is simple and easy! Land Buyers are interested in buying cropland property, timberland property, pastureland property and hunting and recreation property in Kansas as an Investments. Typically they only buy land that is 5 acres or more but contact us with any type of land you have especially if it is lots in a recreational area.

Kansas Land Brokers LLC is a Kansas owned and operated business that has lifelong Kansans owners. We have years of experience and knowledge of the real estate market and we can find a buyer who will pay fair value for your land.

We have buyers for Kansas land!! Sell your land today!

Call 800-557-9151

http://KansasLandBrokers.com

913-915-9151

Kearney County Farm Service Agency News Updates

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Wed, 16 May 2012 07:16:59 -0700

Kearney County Kansas FSA (Farm Service Agency) Newsletter has several updates for farmers in the areas of Deerfield and Lakin Kansas. The following information is from their email newsletter for Kearney County farmers and from other USDA press releases and information sources. Contact the County USDA / FSA office with questions and to sign up for the newsletters.

Kearney County FSA Office

212 W. Santa Fe Trail Blvd.

Lakin, KS, 67860

Phone: 620-355-7911

Fax: 620-355-6484

Hours: 8:00AM - 4:30PM

Emergency Conservation Program (ECP)

ECP is approved in Edwards, Ellsworth, Rice and Stafford counties for eligible damage cased by tornadoes and high winds occuring on April 14 and 15, 2012. Producers may file an application for cost-share assistance under ECP during a signup period from May 14 through June 22, 2012. Form FSA-848 must be filed prior to starting the practice. Conservation problems existing prior to the applicable disaster are ineligible.

COMMODITY LOANS

Farm-Stored structures must:

be of a design that can be accurately and safely measured. There must be safe access to the commodity.
contain permanently installed outside ladders on bins over 12 feet high and inside ladders if the quantity does not reach the eave. At the producer's option, for safety purposes, the outside ladders can begin approximately six feet from the ground.
provide safe access for commodity measurement, inspections and re-inspection.
allow for proper treatment of the commodity if conditioning, fumigating or other actions necessary to the safeguarding of the grain are required.
not be subject to floods, fire or theft because of the location of the structure.
provide adequate protection from natural elements, such as rain, hail, snow, wind, etc.
provide adequate protection from rodents, birds, other animals, and sources of contamination.

May 31, 2012 is the final date to request a commodity loan or LDP on 2011-crop feedgrains, oilseeds, cotton, lentils, and sunflowers.

Click here to receive statewide Kansas FSA (Farm Service Agency) updates at the USDA.gov website

If you have land in Kearney County Kansas and are interested in selling please contact our office for more information about the listing process and selling your Kearney County Kansas Land for Sale and values.

http://KansasLandBrokers.com

913-915-9151

Grant County Farm Service Agency News Updates

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Wed, 16 May 2012 07:13:21 -0700

Grant County Kansas FSA (Farm Service Agency) Newsletter has several updates for farmers in the areas of Ulysses Kansas. The following information is from their email newsletter for Grant County farmers and from other USDA press releases and information sources. Contact the County USDA / FSA office with questions and to sign up for the newsletters.

Grant County FSA Office

524 S Main St

Ulysses, KS 67880

Phone: 620-356-1744

Fax: 620-356-4157

Hours: 8:00AM - 4:30PM

MILK INCOME LOSS CONTRACT (MILC) PAYMENTS

MILC payments are availble for commercial milk marketings for February and March 2012. The production limitation for fiscal year 2012 is 2.985 million pounds.

February 2012 Payment Rate is $0.3895043 per hundredweight.
March 2012 Payment Rate is $0.82622432 per hundredweight.

SURE SIGNUP FOR 2010 LOSSES

Signup for the Supplemental Revenue Assistance Payments (SURE) Program for 2010 crop losses will end June 1, 2012. SURE is available to eligible producers on:

farms in counties with Secretarial disaster declarations, including contiguous counties, that have incurred at least a 10 percent crop production or quality loss, or both, on all crops grown by a producer nationwide, except grazed crops
farms in which, for the crop year, the actual production on the farm because of disaster-related conditions is 50 percent or less than normal production of the farm.

BEGINNING FARMER LOANS

FSA has loan programs to assist beginning farmers and ranchers to finance agricultural enterprises. Under these designated farm loan programs, FSA can provide financing to eligible applicants through either direct or guaranteed loans.

Click here to receive statewide Kansas FSA (Farm Service Agency) updates at the USDA.gov website

If you have land in Grant County Kansas and are interested in selling please contact our office for more information about the listing process and selling your Grant County Kansas Land for Sale and values.

http://KansasLandBrokers.com

913-915-9151

Kingman County Farm Service Agency News Updates

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Wed, 16 May 2012 07:09:46 -0700

Kingman County Kansas FSA (Farm Service Agency) Newsletter has several updates for farmers in the areas and towns of Kingman, Belmont, Cunninghma, Murdock, Nashville, Norwich, Penalosa, Rago, Spivey, and Zenda Kansas. The following information is from their email newsletter for Kingman County farmers and from other USDA press releases and information sources. Contact the County USDA / FSA office with questions and to sign up for the newsletters.

Kingman County FSA Office

1137 E 54 Hwy

Kingman, Ks, 67068-1820

Phone: 620-532-3116

Fax: 620-532-1068

Hours: 8:00AM - 4:30PM

FARM STORED FACILITY LOANS

Farm Stored Facility Loans (FSFL) allow producers of eligilble commodities to obtain low-interest financing to build or upgrade farm storeage and handling facilities. Maximum principal amount is $500,000. Loan terams of 7, 10, or 12 years are available depending on the amount of the loan. An FSFL application must be approved before any site preparation or construction can begin. Loans are available for farm storage on eligible grain, silage, hay, biomass, and fruits and vegatables.

RURAL YOUTH LOANS

FSA makes loans to rural youths to establish and operate income-producing projects in connection with 4-H, FFA and other agricultural groups. Projects must be planned and operated with the help of the organization’s advisor, produce sufficient income to repay the loan and provide the youth with practical business and educational experience. The maximum loan amount is $5,000.

LAND CONTRACT GUARANTEE PROGRAM

The Land Contract Guarantee Program is designed to help beginning farmers and ranchers who find landowners willing to sell and finance a land purchase to a beginning or socially disadvantaged farmer. FSA offers two options: 1) guarantees up to three annual installment payments on the contract, or 2) guarantees 90% of the unpaid principal of the contract. Guarantees can be used in the purchase of the land for up to $500,000.

COMMODITY LOANS

Nine-month marketing assistance loans are available for warehouse or farm-stored production to producers who shared in the risk of producing the crop. Producer must retain beneficial interest in the commodity before and during the loan term. May 31, 2012 is the final date to request a commodity loan or LDP on 2011-crop feedgrains, oilseeds, cotton, lentils, and sunflowers.

Click here to receive statewide Kansas FSA (Farm Service Agency) updates at the USDA.gov website

If you have land in Kingman County Kansas and are interested in selling please contact our office for more information about the listing process and selling your Kingman County Kansas Land for Sale and values.

http://KansasLandBrokers.com

913-915-9151

Norton County Farm Service Agency News Updates

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Tue, 15 May 2012 17:41:26 -0700

Norton County Kansas FSA (Farm Service Agency) Newsletter has several updates for farmers in Norton County. The following information is from their email newsletter for Norton County farmers and from other USDA press releases and information sources. Contact the Norton County USDA / FSA office with questions and to sign up for the newsletters.

Norton County FSA Office

11506 Pineview Dr

Norton, KS 67654-3001

Phone: 785-877-5156

Fax: 785-877-2286

Hours: 8:00AM - 4:30PM

ACREAGE REPORTING DATES

May 31, 2012 – Deadline to Report All Small Grain Crops

July 15, 2012 – Deadline to Report Spring Seeded Crops and CRP

December 15, 2012 – Deadline to Report 2013 Small Grain Crops

Contact your local FSA county office as soon as possible to make an appointment to report your fall seeded acreage. Producers are reminded to also report acreages to their crop insurance agent

2012 DCP/ACRE SIGN-UP

RURAL YOUTH LOANS

LAND CONTRACT GUARANTEE PROGRAM

COUNTY COMMITTEE ELECTION

Local FSA County Committees will hold elections this year for Local Administrative Area(s) up for election. The election of responsible agricultural producers to FSA county committees is important to ALL farmers and ranchers with large or small operations. It is crucial that every eligible producer take part in this election because county committees are a direct link between the farm community and the U.S. Department of Agriculture. Committee members are a critical component of the day-to-day operations of FSA. They help deliver FSA farm programs at the local level. Farmers who serve on committees help decide the kind of programs their counties will offer. They work to make FSA agricultural programs serve the needs of local producers. Producers and grassroot organizations are encouraged to submit nominations for the election on Form FSA-669A’s between June 15 and August 1

http://forms.sc.egov.usda.gov/efcommon/eFileServices/eForms/FSA669-A.PDF

Norton COC Election for LAA #3

The COC election for Norton County will cover the western 1/3 area of Norton County beginning on a north and south line following Road W4 and west.

HOLIDAY OFFICE CLOSURE

USDA offices will be closed on Monday, May 28, 2012 in observance of Memoral Day.

Click here to receive statewide Kansas FSA (Farm Service Agency) updates at the USDA.gov website

If you have land in Norton County Kansas and are interested in selling please contact our office for more information about the listing process and selling your Norton County Kansas Land for Sale and values.

http://KansasLandBrokers.com

913-915-9151

Recent Kansas Land Values

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Mon, 14 May 2012 15:01:06 -0700

A recent issue of LandOwner Newsletter magazine reports some values for Kansas land sales. In April a section of land in Kearny County Kansas that was under CRP at $40/acre sold for about $1,562 per acre. In May some dryland cropland sold at auction for $4,000 per acre with was a new county record for Thomas County and the land was located southease of Colby.

Many land values are not reported especially private-treaty lands sales. Kansas Land Brokers tracks the land market in Kansas and if you are looking for land values in a particular county then give us a call at 800-557-9151 and we'll help you.

http://KansasLandBrokers.com

913-915-9151

Bobwhite Quail Initiative in Kansas

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Mon, 14 May 2012 14:54:26 -0700

Kansas Department of Wildlife, Parks and Tourism has a new initative that will help with decling bobwhite quail populations in Kansas.

Certain areas are designated including parts of Lyon, Wabaunsee, Coffey and Osage counties around areas like the Melvern Wildlife Area and the Lyone State Fishing Lake and Wildlife Area. Another area includes Labette and Neosho counties and also the Grand Osage Wildlife Area (formerly the Kansas Army Ammunition Plant in Johnson County Kansas).

The program helps landowners with enrollment cost-shares and assistance with the program. For more information go to

http://bringbackbobwhites.org/

http://KansasLandBrokers.com

913-915-9151

Wichita County Kansas Farm News

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 11 May 2012 14:55:36 -0700

The May edition of the Wichita County Farm Service Agency Newsletter had news for area farmers including the following:

Feed Grain Maps Available for Pick Up - Producers please stop by our office and pick up maps to record feed grain acreages.

A new program tech has been hired.

Details about a down payment loan assistance program for new farmers is available.

Contact the Wichita County FSA office for more info or you can also sign to receive the newsletter digitally at http://fsa.usda.gov/ks or the Wichita County Farm Service Agency office at 612 W. Broadway Leoti, KS 67861-0340 Phone 620-375-2332

http://KansasLandBrokers.com

913-915-9151

Kansas Farm Service Agency help available if affected by tornadoes

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 10 May 2012 08:33:14 -0700

USDA’s Farm Service Agency in Kansas announced that assistance is available for Kansas farmers that were affected by tornadoes and high winds in Edwards, Ellsworth, Rice and Stafford counties. The storms occurred on April 14 and 15, 2012.

Cost-share assistance for farmers and ranchers to rehabilitate farmland damaged by natural disasters is available. The damage must be of such magnitude that it would be too costly for the producer to rehabilitate without Federal assistance. Practices approved in these counties include: removing debris from farmland; grading, shaping, and re-leveling measures; restoring permanent fences; restoring conservation structures or other installations; and field windbreaks and farmstead shelterbelts emergency measures. Any damage prior to the storm cannot be included.

Form FSA-848 must be filed prior to starting the practice.

More information is available at

http://content.govdelivery.com/bulletins/gd/USFSA-3f5007

or contact your local USDA / FSA office

http://KansasLandBrokers.com

913-915-9151

Bureau of Land Management Wild Horse Pasture Tour near Wichita Kansas

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 10 May 2012 08:04:38 -0700

Kansas BLM is hosting a free tour on Saturday, June 9, 2012, of two wild horse long-term holding pastures in El Dorado, Kansas, located about 30 miles east of Wichita. This gives the public an opportunity to observe wild horses roaming in a pasture setting on thousands of acres.

Reservations must be made by June 1.

RSVP phone number: 866-468-7826

Pick-up location:

Walmart, 301 S. Village Rd, El Dorado, KS 67042

http://KansasLandBrokers.com

913-915-9151

Buying at Auction

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 03 May 2012 08:18:14 -0700

Buying at Auction

This is totally off-topic for our usual posts relating to Kansas land. However, we recently finished a long-term project with a client and helped them sell many items in addition to their land. They had three self-storage units full of stuff where they paid for storage at self-storage business locations plus they had storage boxes on the land. We worked with them to sell their items on eBay and clean out the storage boxes on the land so they could be removed and the land would present better to potential buyers. In the course of this project which has taken well over two years we experienced estate auctions, self-storage unit auctions, real estate auctions and everything in between.

With all the hype of reality TV shows like Storage Wars and all the HGTV real estate shows you may think you can jump in on this bandwagon for a quick buck. Maybe you can. However, do some serious research and make sure your time and effort are worth the payday. So today we share some no-nonsene information and more importantly "No fluff". We are not trying to sell you any books, seminars, subcriptions or programs.

As business people and real estate brokers we have bought hundreds of books and we hate all the fluff that writers put into their books and their webinar calls. They spend at least a third to half of the time telling you all sorts of totally useless information and making jokes or giving you the dream speech – you know the one – you’ll be on a beach on vacation within a month of doing this program. Nonsense. Every business opportunity is going to take time to build and will have a learning curve. We are not going to spend 20 pages explaining what a storage unit is and why people use them. Also, we are going to give you the negative reasons up-front so you can decide immediately if auctions work for you to make into a part-time home based business first. The information we share can apply to any type of auction not just storage units. So if you make it through the reasons NOT to do this then move forward, do some more research and then go for it.

Top Reasons NOT to Buy at Auction

Financial Hardship – do not buy at auctions looking for a quick buck

Lack of Space – if you have no space to put the items you buy at auctions do not buy

Generalist – if you have no specific hobbies or collecting interests do not buy at auctions because you will end up with all kinds of junk that you have no interest in

Renting Storage Now – if you already have storage units do not start buying at auctions and get more stuff. You have to clean out the unit immediately or within 24 hours and the last thing you want is more storage unit monthly rental expense. Never re-rent a unit that you buy.

Scheduling – if you have a job or reasons why you cannot be flexible then you likely cannot do this because you need to be able to attend the auctions during the day

Cleaning – if you hate cleaning and organizing this is not the business for you because you will need to clean out the unit quickly and then organize the contents so you can sell them quickly and get your investment back

Details – you have to really watch everything and inspect everything that you buy because sometimes you can miss a very valuable item because you are tossing through things so fast

Physical Activity – if you do not like to walk or cannot lift heavy items then do not buy at storage unit auctions because you will need to move boxes, furniture and many heavy items and you will have to do quickly (usually within 24 hours) and just attending the auctions requires a lot of walking especially at larger storage facilities.

Time – if you do not like to wait and are an impatient person this is not for you because you will need to get to the auctions about half hour early and then you stand around and wait and sometimes it will be delayed and it takes time between units for the auctioneers to handle paperwork and other issues.

Restraint – you have to be able to contain your excitement if you see something that might be valuable because you will be in a bidding war with typically about 10 people. There may be 30 to 40 people at auctions but mostly all the bidding is usually between only a few people each time.

Vision – you need good vision so you can use your visual clues to give you an idea of the value of the items inside the unit, see-through tubs, back corners, etc. you can use a flashlight but you cannot touch anything or you will be disqualified from bidding

Hearing –you will need to make sure that you are paying attention very carefully because the auctioneers talk very fast and if you make the slightest movement you might bid yourself up without even knowing it

Instincts – you need to be able to get a feel for what you think might be inside, it is packed well, are the boxes marked, is it thrown around or is there trash thrown everywhere – some of it is basic common sense but you also need to be able to look past messy things to guess what else is in there

Risk – you have to be able to take a risk to be able to spend some money and lose it and if you do not have the stomach for spending gas money driving to a location, spending a few hours at the auction, then getting a unit, cleaning it out and finding out that you have wasted a whole day and lost your investment.

Emotions – you cannot have any emotional attachment to anything you find at a storage unit –it has to be a business and you have to be able to throw things away

Rules – you have to stick to a set of rules that you make for yourself but basically you will need to organize what you find in the storage units into three categories are Trash, Free or Sell. You should not be keeping anything unless you are a serious collector.

Salesmanship – you need to have good skills for describing items well and in a way that makes it appealing to other people

Internet Selling – you will need to be skilled with websites like eBay, Craigslist or have relationships with thrift shops or consignors that will take items and sell them for you

Expectations – you need to keep your expectations very low and then you will be very pleasantly surprised. The old 80/20 rule will apply here just as it does everywhere.

Consistent – you have to be able to consistently do this on a regular basis if you want to make any real money at it because just attending one auction won’t do it and in fact you should go to a few auctions just as an observer for the first month or so

Intimidation – you cannot be intimated or feel like an outsider just because there are regulars there that banter with the auctioneer

Top Reasons to Buy at Auction

Entrepreneur Sprit – you have a knack for finding creative ways to sell items

Collector – you have a specific collecting interest or niche specialty knowledge

Business Plan – you understand income and expenses and can say “NO”

Flexible Schedule – you need to be able to attend the auctions during the day

GOOD LUCK!!

http://KansasLandBrokers.com

913-915-9151

Evaluate the market before your List your Land

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 03 May 2012 08:04:17 -0700

I am sure everyone has heard over and over the saying location, location, location when it comes to real estate. That may hold especially true for residential and commercial markets but I think it less important for the land market particularly the rural, farmland, and hunting land sectors. Usefulness, Use, & Best Use are my replacements for location, location, location when it comes to rural land.

Before you list your land there are many factors to consider and Robert King’s recent post on LandThink covers preparation of the land in detail but one thing that is usually overlooked by sellers is the actual market data. A quality comparable is data on a property that has SOLD not that is on the market trying to sell. An active property listing may give you an idea of your competition but it gives no indication of actual price sold. If there is any chance the buyer of your property would need financing then an appraisal will be done and they always use sold data not active listings or pending contract properties.

Things to look for in the comparables:

Sold Date

The date of the sold transaction is most important right now because of the fast changing market conditions. Using comparables from a year ago is no longer feasible. Some areas are so remote you may have to use a full year to even get a few comparables but try to keep it under 6 months if at all possible and take into account the seasons as well. If several sales were in December they could have been lower prices due to willingness to sell by year end for tax purposes. Take care when looking at a comparable sale because you need to know more about the sale than just acres sold, sold price and the date.

Incentives

A qualified land agent that follows the market will be able to use unpublished data to support documented sold reports from MLS or other services. Agents out in the market talking with landowners will know if land had been split, or if investors drove up a price in a bidding war or if a seller provided down payment assistance at closing which actually lowers the selling price. Every sold price in MLS has a story. The more experienced agents that focus exclusively on land sales will know the stories and can help you interpret the data.

Features

Features do not have nearly the impact on land sales as they do in residential sales. Certain features are inherently appealing though and will usually garner a higher sales price. For example, in Kansas especially in grassland areas a pond is an excellent feature. All weather roads are a big feature in some areas where dirt roads become impassable during rains. So make a list of features and see how your land compares.

Use

What is the use of the property? Is it the best use? Was the land ignored by the seller which caused a lower price? How can the land be used now? Did the use change drastically and if so did it affect the price? These are all things to consider and look at when evaluating comparable sold data. Pre-development land can cause prices to skyrocket in an area but that does not necessarily mean that all land in that area can bring the same amount. A qualified land professional can help you interpret the trends.

Distressed Sales

Should REO, foreclosure, short sales or any type of distressed sale be used as a comparable? It depends. Some short sales actually still sell within market ranges so in that case they should be used. In reality there have been far fewer land foreclosures than residential so the impact of these sales in the land market will not be as drastic.

Competition

Finally you need to know what you are up against in the market. You should drive by if possible or do online tours of other land for sale that is comparable to yours. Curb appeal is more of factor now with land than it ever has been before especially with recreational land. If your opening gate is made of barb wire and falling over and the comparables all have solid metal gates with locks or even automatic openers then you need to make improvements or adjust your price accordingly.

After you have evaluated the data then decide your course of action. If you are adamant on a price that does not coincide with the data then be prepared to have your listing agent say no to your listing. You could linger on the market for ages and that would be a detriment to your marketing plan. Instead offer the following solution to your agent. If your projected listing price is drastically off from the data then sign a Pricing Agreement Addendum to your listing and agree to a sliding price change. For example if you believe you can list your property at 25% above what the data supports then agree to a 10% price reduction every 60-90 days to keep your listing competitive in the marketplace. Also re-evaluate any new sold data that comes out after your listing is put on the market.

Using sold data to determine your listing price will provide the best estimate of market value and decrease your marketing time.

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Land Conservation: Buffers, CCRP

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 03 May 2012 07:49:16 -0700

Considering conservation buffers on your land? The USDA has 250,000 or more buffer contracts with about 160,000 farms and ranches. They may be a good choice for your land and for the environment. They are also economically viable for most operations. The Continuous Conservation Reserve Program (CCRP) is one of the programs that provide financial incentives for farmers and ranchers.

Conservation buffers are areas or strips of permanent vegetation established around and in cropland. They are placed between surface water areas and agricultural fields. The buffers range in width from 40 feet to 150 feet.

What do Buffers do?

Minimize Soil Erosion
Intercept & Buffer Pollutants
Improve Water & Air Quality
Enhance Wildlife Habitat
Conserve, Beautify & Protect

Types of Buffers

Grassland waterways
Shelterbelts/Windbreaks
Living Snow Fences
Wetland Restoration
Filter Strips & Trap Strips
Shallow Water Areas
Farmable Wetland Buffers

Why Use Buffers?

Signing Payments up to $150 per acre
Up to 50% Cost Sharing for Implementation
Annual Rental Incentives from 10-40%

Programs for Assistance with Establishing Buffers

Many groups like Pheasants Forever and Quail Unlimited strongly support buffers and provide support and assistance. Even rural farm land loan lenders consider them a good choice. Combing land conservation with farming is possible with the many different programs available. The largest program is the CCRP but other programs are available to help landowners offset the cost of installing buffers on their land. Some of the programs to learn about include the Environmental Quality Incentives Program (EQIP), Wildlife Habitat Program (WHP), Wetlands Reserve Program (WRP) and the Forest Land Enhancement Program (FLEP).

Managing and Maintaining Conservation Buffers

Buffers should be managed in accordance with an overall plan for the entire piece of land for them to be most effective. By coordinating your efforts you can minimize the runoff and sediment that reaches the buffers to begin with. Buffers must be maintained to work and remain efficient and productive.

How to Maintain Buffers

Mowing & Weed Control
Controlled Grazing
Hay Harvesting
Removing Sediment Deposits
Minimize Heavy Equipment Traffic onBufferLand

The Effect of Buffers on the Area

Maintaining buffers can truly help the water quality on your land. They can help reduce field runoff and soil erosion and easily integrated into other existing on your property. Conservation buffers help reduce sediment and agricultural chemicals that build up in surface water tables. The vegetation helps soak up the runoff and in turn the nutrients help the vegetation. Buffers can reduce runoff from 50-100%. They also help with erosion control and they give what was probably wasteland some income which increase profitability on your investment.

Buffers are flexible in size, relatively easy to maintain, protect the land and many resources are available to help establish them on your property. For more information on buffers contact your local Natural Resource Conservation Service (NRCS) or Farm Service Agency (FSA) where you own your land and ask about the buffer conservation programs or visit the USDA website. Also contact your local state foresty office.

http://KansasLandBrokers.com

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Recreational Hunting Land for Sale in NE Kansas

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Thu, 19 Apr 2012 18:56:05 -0700

Recreational Hunting Land

Overview
Maps
Photos
Features

$65,000

Lots and Land

Main Features

Lot: 38.00 acre(s)

Location

222nd & Bourbon Rd
Holton, KS 66436
USA

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Listed by: Kansas Land Brokers

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Sales Tax Rates in Kansas

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Wed, 11 Apr 2012 09:11:55 -0700

The Tax Foundation relased a report with the Sales Tax Rates in Major United States Cities and Wichita Kansas came in on the list as number 66 on the ranks. The state rate in Kansas 6.3% and the local rate is 1% for a total tax rate in Wichita, Kansas of 7.3%

Town:

Wichita

State:

Kansas

State Rate:

6.3%

Local Rate:

1.0%

Total Tax:

7.3%

Rank

Anchorage Alaska came in at the lowest as zero percent and the highest was Montgomery and Brimingham Alabama at 10% total rates. Seattle, Washington and Glendale Arizona and Chicago Illinois were the next higest at 9.5% and Kansas City Missouri came in at 7.85%

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Dairy in Kansas

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Sat, 07 Apr 2012 12:23:20 -0700

Kansas may be more well known for sunflowers and wheat but we do have a solid dairy industry.

There are about 400 dairy farms in Kansas.
Each dary cow produces about 8 gallons of milk a day or about 3,000 gallons a year
Kansas dairy farms proudce about 290 million gallson of milk every year
Dairy is the 4th largest agriculture business in Kansas
Nearly all Kansas dairy farms are family owned

Currently, the following are licensed or permitted in Kansas:

Dairy farms                                  410
Milk haulers                                 177
Milk tankers                                   84
Tanker wash stations                      2
Dairy processing plants                 12
Milk transfer stations                      8
Single service manufacturers          8
Milk and dairy distributors             68

Some Facts From the Midwest Dairy Association ( via the April 2012 issue of Kansas Farmer )

Farmland: No Marketing Quota for 2013 Wheat Crop

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 06 Apr 2012 10:33:58 -0700

In a 1938 Act it required a marketing quota for the 2013 wheat crop if the total supply of the crop would likely be excessive without the quota, so the Secretary of Agriculture decides by April 15, 2012, whether a quota is needed. Based on projected supply and demand, no quota is required.

For more information visit

http://content.govdelivery.com/bulletins/gd/USFSA-38f3e0

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USDA update from Neosho County Kansas Farm Service Agency

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 06 Apr 2012 09:58:33 -0700

Many deadlines for CRP enrollment and other programs are coming up across the state of Kansas. The deadline calendar for Neosho County is below.

Farm Service Agency (FSA) Dates and Deadlines Calendar
April 13	Conservation Reserve Program (CRP) Signup 43 ends
Monthly	Milk Income Loss Contract (MILC) production reports for enrolled Dairies
April 15-July 15	Upland Bird nesting season. Restrictions apply to Conservation Reserve Program (CRP) acres
May 31	Reporting Deadline for Wheat and other Small Grains
June 1	Report changes to addresses, accounts, acreages, operators, or ownership
June 1	Enrollment Deadline for 2012 DCP
June 1	2010 Supplemental Revenue Assistance Program (SURE) deadline
July 15	Reporting Deadline for Spring Seeded or Perennial Crops
August 1	Final date to request a farm reconstitution

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Kansas Farmland Index

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Tue, 03 Apr 2012 10:50:22 -0700

The Kansas Farmland Index has slowed somewhat in 2012 compared to 2011 as shown in our chart. Blue bars are 2011 and 2012 is red bars. Will be interested to see how 2012 pans out for farmland values across the state.

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Higher Farmland Values

Kansas Farmland for Sale by Marisa Morgan Dallman (Kansas Land Brokers LLC) — Fri, 30 Mar 2012 18:23:53 -0700

Don’t Say it Can’t Go Any Higher!

The big news on farmland values in October was the $16,750 per acre price for Iowa farmland. Even more shocking was that it topped the previous high price of $15,368 an acre a whole week before in another part of the state. Granted, this is some very high quality farmland with high Corn Suitability Ratings. But still, it’s shocking right? Not even a year ago, I met with a group of farmers when Midwest corn ground was hitting $7,000 to $8,000 an acre on a regular basis and the consensus was “It can’t go any higher, how will they sustain their costs.” Like the title says....Don’t Say it Can’t Go Any Higher....because it will.

In Kansas during the height of the residential boom (pre-2007) good development land that was previously pasture or maybe some farmland was going around $25K to $35K per acre. So these prices are absolutely amazing in comparison. However, on the flip side you will probably not ever hit those high corn yields on Kansas ground that they are getting on Iowa cropland.

In the Commercial Connections recent newsletter from the National Association of Realtors Commercial Real Estate division, Edmond Massie makes a great observation about land that hits this high price point issue perfectly.

“Every product consumed originates on land or through the use of land.”

Land is the basis for food and the demand for food is always there so land values may continue to go even higher for high quality productive farmland that produces a diverse use crop. There has been interesting talk in the mainstream media recently on the subject of high farmland prices as well. Bloomberg posted the headline last week that Soaring Farmland Prices in US Midwest Bring Fed Scrutiny of Rural Banks. And the old faithful retired Fed Chief who has been preaching about a farmland bubble for quite some time, Thomas M. Hoening, has likely had Jason Henderson take up the microphone for him on the subject. The Federal Reserve Bank of Kansas City published an eye-popping headline this week in TEN magazine called “Growing Value: Is the farmland boom sustainable?”

Land is often referred to as “Dirt” and according to the Wikipedia definition dirt means “unclean matter” and maybe regulators and media news outlets look at it that way because of all the extreme scrutiny on the issue lately. For a real estate sector that typically only turns over historically at a rate of 3% a year and estimates show that in the last year it was closer to 1.5% due to the high interest in farmland and farmers holding on to their land; it is amazing to see the vast amount of attention given to the topic of farmland investing in mainstream media.

So will land prices go higher? The crystal ball does not reveal an answer today but a guess would be that farmland prices will level out and may do so quickly if there is a major uproar in the commodities markets.

You will probably never see farmland go for that much in our lifetime in Kansas unless it is pre-development transitional land. Well...there you go... I said it... it won’t go any higher...in Kansas anyway!

This article was original posted on LandThink

http://www.landthink.com/dont-say-it-cant-go-any-higher/

And it did go higher - a parcel sold for $20,000 an acre after that

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