There Are Always Some Who Are Willing To Overpay
A report from the Des Moines Register. “Iowa’s average farmland value declined for the third year in a row, down 5.9 percent to $7,183 an acre over the past year. It’s the first time since the 1980s farm crisis that land values have fallen three straight years, according to an Iowa State University report. Average Iowa farmland values are now 17.5 percent lower than the historic high set in 2013 at $8,716 an acre. Values dropped $449 per acre over the past year. U.S. farm income is projected to be $66.9 billion this year, 46 percent below record profits in 2013, the year following a devastating drought that drove commodity prices to new highs.”
“Since then, corn prices have tumbled close to 60 percent and soybeans, about 40 percent. At the same time, seed, herbicide, farmland rents and operating costs have been slow to decline, squeezing producers. Iowa livestock producers have struggled as well, said Wendong Zhang, an ISU assistant economics professor who leads the university’s annual farmland survey. ‘While corn and soybean prices continue to fall short of production costs, livestock producers faced a tougher environment in 2016 with hog, cattle and dairy prices all down by at least 30 percent compared to two years ago,’ he said.”
“Iowa’s average farmland value is still 173 percent higher than 2004, when prices began to climb, thanks to the ethanol boom, historically low interest rates, drought and other factors. ‘Looking ahead, land values might continue to adjust downward in the next year or two,’ Zhang said. ‘This is consistent with the stagnant corn and soybean futures prices and potential rise in interest rates.’”
From Country Guide. “This past fall, harvest stumbled to a finish. In parts of Ontario, combines chewed through spindly, drought-stricken corn on the same days that Prairie farmers drove their machines into swathes that had been buried in snow. It was enough to make those sporadic reports of feedlots shutting down, U.S. crop farms going bankrupt, and Midwest farmland prices dropping seem all the more foreboding.”
“Compared to 2013, Chapter 12 bankruptcy filings across the top grain-producing states in the U.S. climbed 50 per cent in the 12-month period ending on June 30. In Iowa, the biggest corn producer of all, they jumped a massive 125 per cent. (These Chapter 12 bankruptcies involve farms with less than $4.03 million in debt.)”
“Then in August, the 2016 Purdue Farmland Value Survey revealed that Indiana farmland values had plunged another 8.2 to 8.7 per cent after having fallen five per cent in 2015. Declines this big have not been seen since the mid-’80s, the university said. And now, farm surveys were also reporting similar drops across the Midwest in cash rents.”
“Michael Langemier, Timothy Baker and Michael Boehje, agricultural economics professors at Purdue University, Indiana, further examined the worrying trends in farmland prices and cash rents, using data from surveys by Iowa State University (Ag Decision Maker), the Illinois Society of Professional Farm Managers and Rural Appraisers, and Purdue (Dobbins and Cook).”
“They compared declines in cash rents and farmland prices to what happened in the grain price bear market of the 1980s, which lasted six years after the initial crash. Over the first year of the six-year decline back then, average cash rents in the three states increased two per cent, and average farmland prices declined 5.3 per cent. This time, however, from 2014 to 2015, average cash rents and farmland prices for the three states both declined, falling 2.1 per cent and 2.2 per cent, respectively.”
“One major difference between the two periods is interest rates, so there’s much more cash flow now. Also, they note that inflation is much lower, and they say the percentage declines in cash rents and farmland prices in Iowa, Illinois, and Indiana are not expected to be as large as those experienced in the 1980s, unless earnings per acre collapse even more, or inflation and interest rates increase dramatically.”
“When they analyzed farmland price per acre divided by cash rent per acre and then cyclically adjusted this P/rent ratio for interest and inflation, they found it continued to be substantially higher than historical values in the 1980s. This means that to maintain current high farmland values, cash rents would have to remain very high, or even move higher, while inflation and interest rates would have to remain very low.”
From Illinois Farmer Today. “Some farmers and farm managers negotiated with their landlords to lower cash rents last year. Even if changes weren’t made, farmers continue to look carefully at land costs. ‘For the majority of my farms, we made the adjustment a year ago,’ said David Klein, vice president and managing real estate broker for Soy Capital Ag Services based in Bloomington, Ill. ‘It depends where you started. If it was extremely high, you may get a reduction (this year).’”
“When commodity prices were higher, from 2006 to 2013-14, it made a lot of sense for landowners to get price increases, said Gary Schnitkey, University of Illinois agricultural economist. It doesn’t make sense now, and farmers need to negotiate these downward. ‘Some of the rents need to come down quite a little bit,’ he said.”
“Ruth Hambleton, Southern Illinois University farm management instructor, uses such a system with land she manages for the Fleck Trust in Lee and Bureau counties. It saves time, eliminating the need to negotiate every year. She says a bonus system may work well if a landowner can’t understand why farmers want rent lowered. The landowner can experience first-hand why the income is higher some years than others.”
“There are always some operators who are willing to overpay in rent or when buying land. If they pay over break-even too many years, they are likely be in the 6 percent of farmers leaving the business, she said.”
From Successful Farming. “While it’s less common to see farms for sale in the Midwest as farmers hold on to their property and hope for the record-high prices to return, the land that is put on the block often gets snapped up by other growers who want to work the acres rather than by investors or large-scale family producers, according to real estate agents and analysts.”
“While declining land prices are keeping a lot of producers from selling, those who have decided to part with their farms aren’t having a hard time finding buyers. Local growers have recently made up the bulk of those purchasing farmland, often outbidding fund managers or large-scale owners who want to rent to single or multiple tenants, says Tomm Pfitzenmaier, president of Summit Commodity Brokerage in Des Moines.”
“‘Just before harvest, there were about a half dozen for sale up in the north-central part of Iowa, and they all sold pretty well – from $7,800 to $8,500 an acre,’ he says. ‘Every single one of those sold to a local farmer or a neighbor. Not one sold to an outside investor.’”
“The collapse in grain prices and the impact of tighter gross margins are working their way through the agricultural economy, Purdue ag economists Craig Dobbins and Kim Cook, write in the report. ‘While the underlying reasons for multiple years of tight gross margins now are not the same as in the 1980s, a series of years with downward adjustments in farmland values and cash rents like the 1980s may still be the result,’ the economists write.”
“Jim Hughes, the owner of Jim Hughes Real Estate in Glenwood, Iowa, says there aren’t a lot of farms for sale in his area, but the ones that have sold did so at ’solid’ prices, even if they are down from the lofty levels of 2012 and 2013. Farmers in his part of the state also are the main buyers, partly due to laws that forbid corporate farming and partly because farmers like to own land. Interest rates are favorable as the Federal Reserve keeps down its federal funds rate, which affects long-term debt such as land and equipment purchases, he says.”