The  Search  For  Farm  Property  

             Keldah  Hedstrom  Ag  Real  Estate  &  GIS  Consultant  OSU  Small  Farm  School  September  7th  2013  

Agenda  • My  Background  

• Goals  &  ExpectaIons  of  Land  

• IniIal  Property  Search  

• In  Depth  Research  

• Working  With  a  Realtor  

Land  Goals  &  Expectations  • Understand  Your  Goals,  ExpectaIons,  and  Means  FIRST  before  searching  •  Specific  Crop  and/or  Livestock  

•  Specific  Area  and  Flexible  Crop  or  Livestock  

• Property  Purchase  Budget  •  Closing  Costs  •  Taxes  •  IniIal  Costs  •  etc.  

Land  Goals  &  Expectations  • Define  ExpectaIons  and  Goals  •  Type  of:  Crops,  Yields,  Livestock  •  Farm  Plan  &  Budgets  • Area/LocaIon  &  Size  • Climate  • Markets  &  Proximity  to  Town  • AmeniIes  (Home  on  the  land?)  • Water  Rights  &  Features  (Pond,  Creek,  etc.)  •  Infrastructure  (ExisIng  or  Not?)  • Neighborhood  

Initial  Property  Search  • Now  that  you  have  a  starIng  point…  • Begin  a  search  to  narrow  down  potenIal  properIes  • Online  Search  Tools  

•  In  Person  Search    

• Build  a  reference  folder  of  informaIon  about  potenIal  properIes  that  meet  your  goals/expectaIons  

Online  Tools  -­‐  MLS  • RMLS  –  Regional  MLS  (h`p://www.rmls.com)  

 

• WVMLS  –  Willame`e  Valley  MLS  (h`p://wvmls.com/)      

• AssociaIons/Boards  of  Realtors    • Central  Oregon  (h`p://www.centraloregonrealtors.com/index.php)    •  Southern  Oregon  (h`p://roguevalleyrealtors.org/)  • North,  Central,  South  Coast  Boards  of  Realtors  

RMLS    

WVMLS    

Online  Tools  • Craigslist  (h`p://www.craigslist.org)  •  For  Sale  By  Owner  &  some  Realtor  LisIngs  

• .COM  Sites  •  Zillow  (h`p://zillow.com)    

• Realtor  (h`p://realtor.com)    

•  Truila  (h`p://www.trulia.com/)  

•  ifarm  (h`p://www.friendsoffamilyfarmers.org/)  

•  Friends  of  Family  Farmers    •  Farmer  to  Land  ConnecIon  Website  

In  Person  Search  • Drive  Around  Neighborhoods  &  Look  for  Signs!  • Community  Research  • Restaurants  •  Tractor,  Feed,  IrrigaIon  stores  •  Farmer’s  Markets  • Grower  AssociaIons,  Farm  Bureau,  4-­‐H  Clubs,  etc.  • Ask  Neighbors  • Networking  •  Investors    

Now  that  you  have  narrowed  it  down  to  a  few  properIes  that  might  meet  your  goals…  

 Start  the  In  Depth  Research!  

In  Depth  Research  –  Maps!  • GIS    (Geographic  InformaIon  Systems)  • Models  the  world  in  different  themed  layers  • Combines  a`ribute  informaIon  with  a  spaIal  (on  the  ground)  locaIon  

Example  GIS  Map  

In  Depth  Search  -­‐  County  • County  • Assessor  •  Taxlots  (Taxes  &  Appraisal)  

• Planning  (Zoning)  •  Zoning  Maps  -­‐  What  can  you  do  with  the  land?  

• Maps    •  Roads  •  Flood  Zones  •  Fire  Districts  •  School  Districts,  etc.  

• Clerk  &  Recorder    •  Some  History  •  Surveys  

County  Mapping  •  Benton  County  •  h`p://www.co.benton.or.us/maps/bentonmaps.php    

Benton  County  Tax  Lots  

County  Tax  Record  Example  

In  Depth  Search  -­‐  Water  • Water  Rights  •  State  owns  the  water  • Administered  by  Oregon  Department  of  Water  Resources  (ODWR)  • Complaint  driven  regulaIon  •  If  a  stream  is  non-­‐navigable  then  the  landowner  potenIally  owns  the  ground  under  it    • Can  only  water  ½  acre  around  home  or  livestock  without  a  water  right!  • Water  Rights  stay  with  a  property  • Well  TesIng  is  responsibility  of  Seller  

ODWR    •  How  do  I  find  if  a  Property  has  Water  Rights?  

(h`p://www.oregon.gov/owrd/Pages/wr/property_wr_info.aspx)  

• Water  Rights  Online  Mapping  • Water  Rights  CerIficates  and  Permits  • Well  and  Diversion  locaIons  • Well  Logs  • Well  ConstrucIon  Compliance  • Water  Availability  • Wetlands  

ODWR  Water  Right  Map  

Water  Right  CertiIicate  Search  Example  

Well  Log  Example  

In  Depth  Search  -­‐  Soils  • Different  Soils  and  DRAINAGE  Needed  for  Crops  • NRCS  is  Primary  Expert  -­‐  Web  Soil  Survey  • Soil  Samples  -­‐  Ask  realtor  or  owner  if  they  have  any  • Soil  TesIng  –  OSU  publicaIons    • h`p://smallfarms.oregonstate.edu/soil-­‐tesIng  • h`p://ir.library.oregonstate.edu/xmlui/bitstream/handle/1957/20037/em8677.pdf  • h`p://ir.library.oregonstate.edu/xmlui/bitstream/handle/1957/20035/em8710-­‐e.pdf  •  Local  Crop  and  Soil  Consultants  

NRCS  Web  Soil  Survey  Website  •  Search  for  an  area  •  (h`p://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm)  

• Define  your  Area  Of  Interest  (AOI)  •  Soil  Map  Tab  –  For  the  Soil  Map  •  Soil  Data  Explorer  –  Soil  Index  

Soil  Map  Example  

Soil  Map  Example  

In  Depth  Search  –  Aerial  Photos  • Land  Surveys    • Ask  realtor  or  owner  for  previous  surveys  • Ask  local  survey  company  to  research  if  exist  

• Aerial  Photos  •  Field  Maps  &  Acreage  

• Historic  Photos  • Old  stream  channels  • Old  gravel  pits  • Previously  VegetaIon  Type  

Imagery  Sources  • Oregon  Explorer  (h`p://www.oregonexplorer.info/)  •  State  Wide  Imagery  from:  1995,  2000,  2005,  2009  &  2011  • Different  ‘Portals’  for  exploring  Oregon  • Google  Imagery  • Other/Private  Data  Providers  

 

Imagery  Sources  • USGS  Earth  Explorer  –  (h`p://earthexplorer.usgs.gov/)  • Aerial,  Infra  Red  (Plant  Vigor)  &  Historic  Imagery!  

Additional  Maps  • Oregon  GIS  Data  Warehouse  •  (h`p://gis.oregon.gov/DAS/EISPD/GEO/pages/alphalist.aspx)  

•  Topography  -­‐  Lidar  (1o  elevaIons!)  • Hazards  &  Geology  • Market  Analysis  (Census  data,  etc.)  • Urban  Growth  Boundaries  (Affect  Zoning!)  • Groundwater  Restricted  Areas  •  Fire  &  Forest  •  Fish  (affect  water  rights  and  quality!)  

Working  With  A  Realtor  • Real  Estate  Agency  RelaIonships  •  Seller’s  Agent  • Buyer’s  Agent  • Disclosed  Limited  Agent    •  Represents  both  the  buyer  and  seller,  or  mulIple  buyers  who  want  to  purchase  the  same  property.  This  can  be  done  only  with  the  wri`en  permission  of  all  clients.    

• Acknowledged  at  the  Time  of  Offer  • Discuss  this  AHEAD  OF  TIME!    

Working  With  A  Realtor  • More  clearly  you  communicate  your  expectaIons,  more  help  you  will  get!  •  If  property  is  listed,  usually  need  agent  to  visit    • By  law,  agents  must  disclose  material  facts  that  are  KNOWN  to  them  • You  can  represent  yourself,  BUT:    • Make  sure  to  have  lawyer  help  with  contracts  and  provide  guidance    •  Perform  lots  of  research  &  due  diligence  •  Stand  up  for  yourself!  

 Adapted  from  Conner  Voss’s  Family  Farm  Real  Estate  Handout    

Working  With  A  Realtor  • Ask  QuesIons  to  find  out  their  level  of  knowledge  about  the  property  •  See  Handout  for  List  of  Example  QuesIons  To  Ask  

• VisiIng  The  Property  •  Inspect  EVERYTHING!  •  Take  Pictures  • Visit  in  Winter  if  Possible!  • Chance  to  find  out  about  things  that  come  up  during  your  research  

THANK  YOU!      

Contact  me  anyIme  with  QuesIons!        

Keldah  Hedstrom  Ag  Real  Estate  &  GIS  Consultant  

406-­‐465-­‐7271  (cell)  keldah@peacefulescape.com