Farm Leasing Arrangements Tim Eggers Field Agricultural Economist [email protected] 712-542-5171 .

Farm Leasing Arrangements

Tim EggersField Agricultural Economist

[email protected]

712-542-5171

www.extension.iastate.edu/feci

Top Issues

• Land Values• Cash Rental Rates• Custom Rates• Leasing Practices• Crop-Share Leases• Calculating a Cash Rent Lease• Flexible Cash Leases• Bio-economy

Tools

• ISU Extension Staff Resources• Ag Decision Maker

– Decision Aids• Annual Surveys• Publications

– Decision Tools

• Agricultural Management e-School– Farm Leasing Arrangements course

• Non ISUE resources

December 2007 Corn Futures

November 2007 Soybean Futures

December 2008 Corn Futures

November 2008 Soybean Futures

$100

$150

$200

$250

$300

$350

Aug Sept Oct Nov Dec J an Feb Mar Apr May J une J uly$2.80

$3.80

$4.80

$5.80

$6.80

$7.80

$8.80

$9.80

Share of Gross Tenant's Residual Crop Share Equivalent December Corn November Beans

What Should the Cash Rent Be?

Tenant’s Residual

December Corn

Share of Gross

Crop Share

November Soybeans

2008 Futures2007 Futures

When did you run the numbers?

$100

$150

$200

$250

$300

Aug Sept Oct Nov Dec J an Feb Mar Apr May J une J uly

Share of Gross Tenant's Residual Crop Share Equivalent


$2.80

$3.80

$4.80

$5.80

$6.80

$7.80

$8.80

Aug Sept Oct Nov Dec J an Feb Mar Apr May J une J uly

December Corn November Beans

With these prices?


Northeast Northwest

Ethanol Plants Ethanol Plants

low high average Elevators low high average Elevators

Oct 06 2.53 2.75 2.64 2.55 2.59 2.76 2.67 2.64

Nov 06 3.21 3.35 3.28 3.18 3.19 3.36 3.28 3.22

Dec 06 3.39 3.52 3.45 3.31 3.34 3.46 3.40 3.34

Jan 07 3.46 3.61 3.54 3.44 3.49 3.60 3.55 3.53

Feb 07 3.76 3.93 3.85 3.76 3.75 3.90 3.82 3.78

Mar 07 3.80 3.84 3.82 3.62 3.66 3.83 3.75 3.68

Apr 07 3.23 3.45 3.34 3.24 3.20 3.44 3.32 3.33

May 07 3.35 3.59 3.47 3.40 3.27 3.55 3.41 3.47

Jun 07 3.53 3.73 3.63 3.47 3.59 3.84 3.71 3.66

Corn Price Difference, Average Ethanol Bids Minus Elevator Bids, Northeast and Northwest Iowa

$(0.10)

$(0.05)

$-

$0.05

$0.10

$0.15

$0.20

$0.25

Oct 06 Nov06

Dec06

Jan 07 Feb07

Mar07

Apr 07 May07

Jun07

Northeast Iowa Northwest Iowa

www.extension.iastate.edu/agdm

Iowa Farmland Value Surveys

• Iowa State University Extension – conducted annually around November 1st – mailed survey sent to 1,100 licensed real estate brokers– usually 500-600 responses– released in mid-December

• Federal Reserve Bank of Chicago– quarterly survey of ag lenders by state– http://www.chicagofed.org/economic_research_and_data/ag_letter.cfm

• Realtors Land Institute – semi-annual survey (March and September)– compares land classification by corn production– includes pasture and timber land– http://www.centralstatesland.com/csmlsdisplay.asp?id=ed01

Distribution of Iowa Farmland by Age of Owner and Year

0%

5%

10%

15%

20%

25%

< 25 25-34 35-44 45-54 55-64 65-74 > 75

1982 1992 2002

Positive Factors Affecting Land Values, 2003-2006Positive Factors Affecting Land Values, 2003-2006

Recent Land Value Estimates

• Chicago Fed– 7% increase in the 1st quarter– 16% increase April to April

• Iowa Chapter of Realtors Land Institute– 13.6% increase from September 06 to March 07

• ISU Soil Management Conference– forecast a 20% increase from November 07 to

November 08

Prior to September 15, 2006

• Record increases in land value for each of the prior three years

• Drivers– poor overall economy– low interest rates– attractiveness of land investment

• Investors have been a major factor

Post September 15, 2006

• Bioeconomy boom

• Newfound support for fourth year of record increases

• Existing farmers are becoming more active participants

• Land at 173% 2000 value

Factors to Watch• Overall performance of the economy

– interest rates– housing market

• Recreational demand

• Aging farmland owners and their heirs

• Bioeconomy– corn based ethanol

• Farm Program– more of the same/cuts/regional differences

Crop Reporting D istrict 4Percent o f C rop AcresO w ner operated 37%Custom farm ed 2%Cash R ent 39%Crop Share 22%O ther Lease 0%Tota l: 100%

Percent of:Leased Acres Leases

W ritten lease 62% 40%Leased to re lative 36% 28%Farm resident owner 27% 35%Professional M anager 5% 5%Length of tenure (yrs.) 10

Crop Reporting D istrict 1Percent of C rop AcresO w ner operated 31%Custom farm ed 3%Cash R ent 44%Crop Share 21%O ther Lease 2%Total: 100%

Percent o f:Leased Acres Leases

W ritten lease 70% 75%Leased to re lative 36% 36%Farm resident ow ner 27% 29%Professional M anager 10% 6%Length of tenure (yrs.) 13




C rop Reporting D istrict 2Percent o f C rop AcresO wner operated 30%Custom farm ed 0%Cash Rent 51%Crop Share 18%O ther Lease 1%Tota l: 100%



C rop R eporting D istrict 6Percent o f C rop AcresO w ner operated 41%C ustom farm ed 0%C ash R ent 49%C rop Share 10%O ther Lease 0%Tota l: 100%


W ritten lease 60% 66%Leased to re la tive 29% 13%Farm resident ow ner 49% 56%Professional M anager 4% 3%Length of tenure (yrs.) 12

Crop Reporting D istrict 9Percent of C rop AcresO w ner operated 55%Custom farm ed 2%Cash R ent 28%Crop Share 15%O ther Lease 0%Tota l: 100%



Figure 1: Farmland Characteristics by Crop Reporting District




C rop R eporting D istric t 7Percent o f C rop A cresO w ner operated 47%C ustom farm ed 3%C ash R ent 18%C rop Share 30%O ther Lease 2%Tota l: 100%


W ritten lease 35% 38%Leased to re la tive 40% 22%Farm resident ow ner 35% 38%Professional M anager 5% 4%Length of tenure (yrs.) 12

Crop Reporting D istrict 5Percent o f C rop AcresO wner operated 26%Custom farm ed 4%Cash Rent 47%Crop Share 22%O ther Lease 1%Tota l: 100%



W ashington

W apello

Van Buren

M ahaska

Louisa

Lee

Keokuk

Jefferson

H enry

D es M oines

D avis

S ioux

W right

W orth

W oodbury

W inneshiek

W innebago

W ebster

W ayne

W arren

U nion

Taylor

Tam a

Story

Shelby

Scott

Sac

R inggo ld

Pow eshiek

Pottaw attam ie

Polk

PocahontasP lym outh

Palo A lto

Page

O sceola

O 'B rien

M uscatine

M ontgom ery M onroe

M onona

M itchell

M ills

M arshall

M arionM adison

Lyon

Lucas

Linn

Kossuth

Jones

Johnson

Jasper

Jackson

Iow a

Ida

H um boldt

H ow ard

H arrison

Hard in

H ancock

H am ilton

G uthrie

G rundy

G reene

Frem ont

Franklin

F loyd

Fayette

Em m et

D ubuque

D ickinson

Delaw are

D ecatur

D allas

C raw ford

C linton

C layton

C lay

C larke

C hickasaw

C herokee

Cerro G ordo

C edar

C ass

C arro ll

Ca lhoun

ButlerBuena V ista

Buchanan

Brem er

Boone

B lack H aw k

Benton

Audubon

Appanoose

A llam akee

Adam s

Adair

Leasing Practices

0%

10%

20%

30%

40%

50%

60%

1982 1992 1997 2002 Southwest

Owner Operated Cash Rent Crop Share Other

Cash/Crop Share/Owner Operator

Crop Share Practices

Landlord Tenant

Land

½ inputs

Labor

½ inputs

Machinery

Management

½ income ½ income

Crop Share 50-50 Lease

Landlord Tenant

Land $212

½ inputs $114

Labor $ 27

½ inputs $114

Machinery $ 63

Management $123

½ income $327 ½ income $327

Crop Share 50-50 Lease

Net Returns to Owner--Corn/Soybeans Rotation

60

80

100

120

140

160

1990

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

$ p

er a

cre

Crop-share

Cash

Net Returns to Tenant--Corn/Soybeans Rotation

(30)

(10)

10

30

50

70

90

110

1990

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

$ p

er a

cre

Crop-share

Cash

Leasing OpportunitySoil Type: Acres: Percent: CSR---------- -------- -------- -----T370B 61.47 23.2% 85248 17.72 6.7% 60T368 16.70 6.3% 90212 11.71 4.4% 91T369 87.78 33.1% 85133 9.69 3.7% 80220 60.11 22.7% 85---------- -------- -------- -----Totals 265.19 100.0% 83.73

Iowa Corn Suitability Rating based yield estimation: 179 bushels per acre

Determining A “Fair” Cash Rent

Value

Location: Page CountyTillable Acres: 265 AcresCorn Yield: 179 bu/AcreSoybean Yield: 49 bu/ACorn Suitability Rating: 84 CSR

Supporting Information

Cash Rent Market ApproachISU Extension Publication FM 1851 – Cash Rental Rates for Iowa 2007 Survey (released in May)

Three Methods for Determining Cash Rent Values

Typical Cash RentAverage Rent for ProductionAverage Rent for Corn Suitability Rating (CSR)

Calculating Cash Rent Values

1.Typical Cash Rent

Select the Area of the State/County

Area 10 County PageDetermine Overall average $ 132

High Quality Third = $ 161Middle Quality Third = $ 130Low Quality Third = $ 104

Calculating Cash Rent

2 a. Average Rents Per Unit – Corn Yield


Determine Average Rent for Corn

Farm’s Average Corn Yield (bu/A) 179Times rent per bushel of Corn yield $ .96Equals the Average Rent for Corn Acre $ 172


2 b. Average Rents Per Unit – Soybean Yield


Determine Average Rent for Soybeans

Farm’s Average Soybean Yield (bu/A) 49Times rent per bushel of Soybean yield $ 3.08Equals the Average Rent for Soybean Acres $151


2. Average Rents Per Unit – Corn & Soybeans

Add the Average Rent for Both

Corn Average Rent $ 172Soybean Average Rent $ 151

Average Rent Corn & Soybeans $ 161


3. Average Rents Per CSR Index Point


Determine the Average Cash Rent using CSR

Farm’s Average Corn Suitability Rating 84Times rent per CSR index point $ 1.76Equals the Average Rent for all Row Crop Acres

$ 148

Using Corn Suitability Rating (CSR)

Source: ISU Extension Publication FM- 1851

Source: ISU Extension Publication FM- 1851

Average all 3 Methods

Method 1: Typical Cash Rent $ 161Method 2: Average Rents per Unit $ 161Method 3: Average Rents per CSR Index Point $ 148

Total all Methods and divide by 3 $157 /A

$157 /A X 265 Tillable Acres = $41,517

Split Payments of $20,758 and $20,758

Overall Average

Gross Income MethodTenant Residual MethodCrop Share MethodReturn on Investment Method

Cash Lease Calculations

Assumptions• 265 crop acres• 179 bushel corn yield• 49 bushel Soybean yield• Corn Market Price $3.50 / bu

– December 2008 minus 50 cents

• Soybean Market Price $8.70 / bu– November 2008 minus 50 cents

• Direct Government Payments average $22.00 / acre

Share of Gross IncomeCORN: (179 bu X $3.50) + $22 = $648.50SOYBEANS: (49 bu X $8.70) + $22 = $448.30

Iowa cash rents typically are equal to about 30 to 40 percent of the gross

income from producing corn, and 35 to 45 percent of the gross income

from producing soybeans.

Cash Rental RateCORN: $648.50/ac X 35% = $ 227SOYBEANS: $448.30/ac x 40% = $ 179

Average $ 203

Tenant Residual Method

CORN: $648.50 – $368.47 = $280.03

SOYBEAN: $448.30 - $194.70 = $253.60

Average: $266.79

30% lower prices or lower yield $10920% lower prices or lower yield $16210% higher prices or lower yield $319

Crop Share Method 50-50 Share

Expense:Corn: 50 % x $237.28 = $118.64Soybeans: 50 % x $161.49 = $62.66

Equivalent Rent:Corn: $324.25 - $118.64 = $205.61Soybean: $224.15 - $62.66 = $161.49Average: $183.51

(1) The owner is assumed to pay 50 percent of the costs for seed, fertilizer, lime,

pesticides, crop insurance, interest and miscellaneous, and drying and storage.

Income:Corn: 50 % x 648.50 = $324.25 Soybeans: 50 % x $448.30 = $224.15

Return on Investment Method

Iowa farm estimated to have a market value of $3,700 per acre.Expected Rent: (5%) X $3,700 / acre = $185 / acre

5.66%

Cash Rent SurveyPer Bushel YieldPer CSR PointGross IncomeTenant ResidualCrop ShareReturn on Investment

Average

Corn Soybeans

All Average: $186

2006 Average: $130

43% increase

$161 $161$172 $151$148 $148$229 $169$280 $254$206 $161$185 $185

$197 $176

Machinery costs

Fixed costs Variable costs

Depreciation

Interest

Storage

Insurance

Repairs

Labor

Fuel

Low Third $71

Mid Third $76

High Third $90

IFBA 2005 Machinery Costs

FM 1789 Iowa Farm Costs and Returns (updated in September)

Power Mach Cost vs Invest. Cost(Per Acre)

0

50

100

150

200

250

300

1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006

Mach & Power Cost Mach & Power Investment

Direct Corn Expenses

0

10

20

30

40

50

60

70

80

1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006

Seed Insecticide Herbicide

Fertilizer & Lime Drying & Storage

Direct Bean Expenses

0

5

10

15

20

25

30

35

1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006

Seed Insecticide HerbicideFertilizer & Lime Drying & Storage

Flexible Cash Leases

Desire:

Terminated tenants want cash rent leases to be renewed by September 1 for the following year

Current Reality:

Prices and yields are very unpredictable

Solution:

Flexible lease contract

Advantages Disadvantages

Price and production risk shared as well as profit opportunities

Actual rent adjusts as production or price change

Owner does not have to be involved in decision making about inputs or marketing

Owner and producer share in risks

Not as well understood as traditional cash lease or crop share

More difficult to calculate

Owner benefits from tenant’s management skills

Tenant loses windfall profit potential from high prices

Types of Flexible Cash Leases

• Rent varies with both price and yield– Matches tenant’s ability to pay

• Rent varies with yield only– Could have high yields, low prices

• Rent varies with price, only– Could have low yields, high prices

Flexible Cash Lease is a Share Lease

• Farm Service Agency says that if the actual rent depends on the farm yield, direct and counter cyclical payments must be shared with the landowner.

• Considered to be a “share” lease

• Does not apply to LDPs or marketing loan gains.

• If the final rent does not depend on the farm yield, a flexible rent is still considered to be a cash rent.

• Example: base rent on county average yield and actual price at harvest.

• County yields are not published until March each year.

Flexible Cash Lease is a Cash Lease

Base plus Bonus

• Paying a “flex bonus” when revenue is above expectations does not affect the split of payments if it is not based on the actual farm yield.

• Provide a copy of your agreement to the FSA county office.

Iowa corn processing & ethanol plants, current & planned, 10/26/06

63

Sac

Linn

Lee

Ida

Tama

Clay Kosuth

Jasper

Lyon

Page

StoryrJones

Fayette

Adair

Bentonn

Wapello

Pocahontas

Osceola

Jefferson

Audubon

Washington

BuenaVista

BlackHawk

Appanoose

CerroGordo

VanBuren

Mucatine

Dickenson

DesMoines

Winnebago

Montgomery

Iowa Corn Processing & Ethanol Plant Locations, Actual & Planned. 9/26/06,

PoweshiekPolk

BooneGreeneCarrollCrawford

Plymouth

O’Brien

Woodbury

Monona

Harrison Shelby

Wright Franklin

Floyd Chickasaw

Webster Hardin

Louisa

Emmet

Palo Alto

Hancock

Worth Mitchell HowardWinneshiek Allamakee

BremerButler

HamiltonGrundy

Buchanan

Delaware

Dubuque

Jackson

Clintonn

Guthrie Dallas

Johnson

Marshall

Pottawattamie

Mills

Fremont

Madison

Warren Marion Mahaska

Keokuk

Adams Union Clarke Lucas Monroe

Taylor Ringgold

Cherokee

Calhoun

Decatur Wayne Davis

Henry

Scott

Humboldt

Clayton

Cedar

Sioux

Cass

Iowa*

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Linn

Lee

Ida

Tama

Clay Kosuth

Jasper

Lyon

Page

StoryrJones

Fayette

Adair

Bentonn

Wapello

Pocahontas

Osceola

Jefferson

Audubon

Washington

BuenaVista

BlackHawk

Appanoose

CerroGordo

VanBuren

Mucatine

Dickenson

DesMoines

Winnebago

Montgomery

,

PoweshiekPolk


Plymouth

O’Brien

Woodbury

Monona

Harrison Shelby

Wright Franklin

Floyd Chickasaw

Webster Hardin

Louisa

Emmet

Palo Alto

Hancock


BremerButler

HamiltonGrundy

Buchanan

Delaware

Dubuque

Jackson

Clintonn

Guthrie Dallas

Johnson

Marshall

Pottawattamie

Mills

Fremont

Madison


Keokuk


Taylor Ringgold

Cherokee

Calhoun

Decatur Wayne Davis

Henry

Scott

Humboldt

Clayton

Cedar

Sioux

Cass

Iowa*

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Sac

Linn

Lee

Ida

Tama

Clay Kosuth

Jasper

Lyon

Page

StoryrJones

Fayette

Adair

Bentonn

Wapello

Pocahontas

Osceola

Jefferson

Audubon

Washington

BuenaVista

BlackHawk

Appanoose

CerroGordo

VanBuren

Mucatine

Dickenson

DesMoines

Winnebago

Montgomery

Iowa Corn Processing & Ethanol Plant Locations, Actual & Planned. 9/26/06,

PoweshiekPolk


Plymouth

O’Brien

Woodbury

Monona

Harrison Shelby

Wright Franklin

Floyd Chickasaw

Webster Hardin

Louisa

Emmet

Palo Alto

Hancock


BremerButler

HamiltonGrundy

Buchanan

Delaware

Dubuque

Jackson

Clintonn

Guthrie Dallas

Johnson

Marshall

Pottawattamie

Mills

Fremont

Madison


Keokuk


Taylor Ringgold

Cherokee

Calhoun

Decatur Wayne Davis

Henry

Scott

Humboldt

Clayton

Cedar

Sioux

Cass

Iowa*

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Sac

Linn

Lee

Ida

Tama

Clay Kosuth

Jasper

Lyon

Page

StoryrJones

Fayette

Adair

Bentonn

Wapello

Pocahontas

Osceola

Jefferson

Audubon

Washington

BuenaVista

BlackHawk

Appanoose

CerroGordo

VanBuren

Mucatine

Dickenson

DesMoines

Winnebago

Montgomery

,

PoweshiekPolk


Plymouth

O’Brien

Woodbury

Monona

Harrison Shelby

Wright Franklin

Floyd Chickasaw

Webster Hardin

Louisa

Emmet

Palo Alto

Hancock


BremerButler

HamiltonGrundy

Buchanan

Delaware

Dubuque

Jackson

Clintonn

Guthrie Dallas

Johnson

Marshall

Pottawattamie

Mills

Fremont

Madison


Keokuk


Taylor Ringgold

Cherokee

Calhoun

Decatur Wayne Davis

Henry

Scott

Humboldt

Clayton

Cedar

Sioux

Cass

Iowa*

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66 Planned + current in Iowa

11 Just across the borders

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Figure 1.

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Iowa corn processing & ethanol plants, current & planned, 11/20/06

63

Capacity: 129% of 2006 cropCapacity: 142% of 2006 Crop

Iowa Corn Processing Plants, Current & Planned, 5/30/07

71 Potential Iowa Plants 11 Just across IA Borders

Total 11,693 mil. Bu.

Hazards for 2008

• Lower crop insurance prices• Higher input costs

– rent, fuel, fertilizer, seed, machinery, and drying

• Yields– low or at insurance coverage levels

• Price– average or below break even

• Increased world supplies or low ethanol prices

Other Resources• Materials from this meeting

– http://www.extension.iastate.edu/feci/Leasing/vflm.html

• Online Courses – Ag Management e-School– http://www.extension.iastate.edu/ames

• Workshops, meetings, conferences– http://dbs.extension.iastate.edu/calendar/

• Publications – rental survey, land value survey, etc.– http://www.extension.iastate.edu/pubs/

• Articles and spreadsheets– http://www.extension.iastate.edu/agdm/

• Private Consultation– http://www.extension.iastate.edu/ag/fsfm/fsfarmmg.html

Land Leasing Confidence

• Introduction to Farm Leases• Cash Rent Leases • Crop Share Leases• Custom Farming• Renting Buildings • Renting Hay and Pasture Land • Legal and Tax Considerations • Conservation and Environmental Considerations• USDA Agencies and Programs• Owner and Operator Relations

Farm Lease Arrangements

A.M.E.S.

Agricultural Management e-schoolAn ISU Extension Outreach Institute

A.M.E.S.

Agricultural Management e-schoolAn ISU Extension Outreach Institute

Purchase Plan

• Land Value Trends • Using Soils Information • Appraisal Techniques • Financing Considerations • Feasibility of a Land Purchase

Farmland Ownership

Thank You!

Tim EggersField Ag Economist

ISU Page County Extension

311 East Washington

Clarinda, Iowa 51632

(712) [email protected]

www.extension.iastate.edu/feci

ISU Extension builds

partnerships and provides

research-based learning

opportunities to improve

quality of life in Iowa

Our Mission

We believe in . . .

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Farm Leasing Arrangements Tim Eggers Field Agricultural Economist [email protected] 712-542-5171 .

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Transcript of Farm Leasing Arrangements Tim Eggers Field Agricultural Economist [email protected] 712-542-5171 .