EAGLESTAR.NET LAND AND PROPERTY REVIEW
http://www.eaglestar.net
Issue #76
September 3, 2009

IN THIS ISSUE:
Properties of the Week:
- CA, FL, KY, SC, & NV
Dust Bowl Days:
- Pt. 3, What Landlords Can Do to Protect Their Farm Land
Sponsor's Corner:
- Land's End at Lake Anna, VA
Auction News:
- CA, CO, IA, NE, OK, PA, & WA
Buyer's List Update
LandTerms.com Term of the Week:
- Rent control


"A farm is like a man - however great the income, if there is extravagance but
little is left."
- Cato the Elder (Roman statesman and farmer, b. 234 - d. 149 BC), from 'On
Agriculture' ('On Farming')


PROPERTIES OF THE WEEK
Furnished Cabin on the Mad River
Trinity County, California
17 Acres - $249,900
Adorable 500 square foot cabin in the woods with separate bathhouse will make
the perfect getaway for you, your family and friends. Move right in, it comes
fully furnished. Downstairs bedroom & loft bedroom, plus pull-out couch in
living room can sleep 6. Nice deck and plenty of parking and space for the RV.
Approx. 295 ft. of Mad River frontage. Listing ID: 24915. Photos, map, and
seller contact information at http://www.eaglestar.net/ekt11-.html

Highland Lakes Reserve Waterfront Home Sites
Sebring, Highlands County, Florida
3 Acres - $49,900
Highland Lakes Reserve, an elegant waterfront community surrounded by two
natural lakes and rich in lush Florida foliage, offers attractive homesites in
a gorgeous natural setting with expansive water views. Historic downtown
Sebring is just ten minutes from Highland Lakes and offers numerous shopping,
dining, and cultural attractions. Listing ID: 24855. Photos, map, and seller
contact information at http://www.eaglestar.net/vlk.html

Sun Valley Acres Building Lot
Montello, Elko County, Nevada
2.27 Acres - $7,000
Sun Valley Acres No. 2 is located on the east side of Elko County near the
Utah/Idaho border about six miles northwest of Pilot Peak in a very beautiful
part of Pilot Valley. The subdivision sits close to the base of the Pilot Range
and there are beautiful ranches and nice homes in this part of the valley.
Listing ID: 24771. Photos, map, and seller contact information at
http://www.eaglestar.net/cohee.html

Wooded Acreage, Homesite or Development
Clio, Marlboro County, South Carolina
15 Acres - $46,000
Located in Marlboro County just outside of Clio, this parcel is wooded and
affordable. This acreage would be suitable for a housing development or if you
want space, a single home. $8,000 in timber value, 700 foot road frontage.
Listing ID: 24918. Photos, map, and seller contact information at
http://www.eaglestar.net/wssrmn.html

Lake Home 1 Mile from Alligator Marina
Russell Springs, Russell County, Kentucky
11 Acres - $295,000
Private, 11-acre wooded, lake-oriented home with guest house is now available
only one mile or less from Alligator Marina. Frontage on Hwy 1383 as well as
frontage on another side road leading to Lake Cumberland. Will consider selling
guest house and 2 acres separately.
Listing ID: 22800. Photos, map, and seller contact information at
http://www.eaglestar.net/str.html


DUST BOWL DAYS: SOIL CONSERVATION AND FARM TENURE
Pt. 3 - What Landlords Can Do to Protect Their Farm Land

Our latest series of articles on land issues explores the effect that farm
tenure (renting vs. owning) has farm soil conservation practices. Responsible
soil conservation measures in agricultural operations are essential if we wish
to avoid another Dust Bowl-like catastrophe. So far we have learned about some
of the mechanics of soil conservation, and that soil conservation practices are
not only affordable but can in fact help farms to increase profits and
production while providing ecological and social benefits to the surrounding
community.

In the final article in this series we try to answer all the questions that
remain - are farm renters less likely to use soil conservation techniques than
farm owners? Are there other characteristics of farmers that influence the
likelihood of soil conservation on their farms? And finally, what can a
landlord do to ensure that her farm's soil productivity is not being lost
because of a lack of conservation efforts by her tenant?

Tenure Really Matters
Many agro-economic studies have been conducted in countries around the world to
try to determine the effect that farm tenure has on soil conservation
practices. Their conclusions are astonishingly unanimous: it depends. Farmers
who own the land, not surprisingly, are the most likely to adopt and use both
long-and short-term soil conservation techniques. On the other hand, farmers
who pay a set cash price for the use of the farm irrespective of the farm's
productivity or profit (cash renters) are the least likely to practice soil
conservation. But there is a third group, those who rent but pay the landlord a
share of the farm's goods produced (or of the net or gross profits, depending
on the lease arrangement). This group of farmers, known as share renters or
sharecroppers, tends to incorporate many conservation techniques into daily
agricultural operations, nearly to the extent that owner-operators do. And
herein lies the key to ensuring that a renting farmer does things to replenish
and reinvigorate a farm's soil rather than depleting it.

Generally speaking, a farmer's proclivity to practice soil conservation is
influenced ONLY by the type of farm tenure he or she has, and whether or not
the measures to be implemented will be financially viable. A review of hundreds
of economic studies conducted around the world concluded that of all the
characteristics of the farms and farmers studied, none had any universal effect
on soil conservation except for land tenure and financial viability of
conservation measures. Some of the major factors that were determined to have
NO effect on soil conservation practices include the age of the farmer, the
size of the farm or the number of acres planted, the farmer's education or
experience, awareness of soil productivity problems, the amount of farm debt,
or even the amount of rainfall the farm receives.

Insecurity on the Farm
Cash renter-operators can't really be blamed for not doing more to preserve the
land. Cash renters tend to over-exploit farm soils rather than conserve their
beneficial qualities for the future simply because these farmers can't benefit
from investments made now that don't pay off until after the rental contract
has expired. Agricultural economists refer to this phenomenon as "tenure
insecurity". To put it another way, cash renter-operators have very little
incentive, financial or otherwise, to take steps necessary to maintain soil
fertility and reduce erosion.

Sharecropper Conservation
Share renters are more likely than cash renters to practice soil conservation
for three primary reasons. The first is that such measures, in nearly all
cases, increase a farm's productivity or profitability, providing a natural
incentive. Second, the cost of changes and improvements necessary for proper
soil conservation is often borne partially by the landlord in share rental
agreements. The third reason is that landlords who offer share rental have a
stake in the output of the farm and are often much more involved in the
day-to-day operations than those who offer cash rental. These three factors
often combine, resulting in a sharecropper farmer who behaves much more like an
owner than like a cash renter, at least in terms of soil conservation.

One caveat is that, much like cash renters, the longer the time period before a
benefit from an improvement is realized, the less likely a share renter is to
make that improvement. For example, share renters use conservation tillage
(e.g., reduced-till or no till) just as often as owners, but are more reluctant
to adopt longer-term practices like contour farming or strip-cropping. However,
while sharecroppers might employ long-term strategies less often than
owner-operators, they are still much more likely to do so than cash renters.

Protecting the Land
So what steps can landlords take to encourage or even require that soil
conservation be practiced on their land? The first and most obvious is to avoid
cash rental arrangements, which, by their very nature, often result in land
exploitation and soil depletion - exactly the opposite of the desired result.
It was once thought that by increasing the length of a cash lease agreement, an
owner could foster a sense of long-term stewardship in his cash tenant, but
this had been proven false - lease length has been shown to have absolutely no
effect on the likelihood that a cash renter will use soil conservation
practices. However, by entering into share rental agreements, even those that
are relatively short in duration, landlords can mitigate the damage to their
soil that might otherwise have occurred.

If there is no alternative to a cash agreement, there are still some thing a
landlord can do to protect his land. First, land owners can require
conservation practices as a part of the lease agreement itself. These practices
should include things like contour plowing, strip-cropping, and installation of
vegetative buffers. If these stipulated practices are not followed, the
contract has been broken and the owner can seek a legal remedy. Landlords can
also physically limit the ability of the tenant to cause soil depletion by
doing things like installing terraces to reduce erosion. We should note here
that sometimes this results in a dilemma for a farmer as she must decide if she
is willing to bear the current costs of soil conservation, which may include
the diversion of productive land and subsequent loss of a portion of the
potential rent, in return for the promise of greater productivity in the
future.

This issue of farm tenure and soil conservation is of critical importance in
the United States, where historically between 35 and 45% of all crop land is
leased at any one time (50% or higher in places like the Midwest where there is
more farm land available). Currently, the figure stands at 38%. With such a
large percentage of US farm land being leased, the activities of renter-farmers
have large and obvious impacts on the overall success of soil conservation
practices nationwide.

Soil conservation as an integral part of agricultural operations, whether
performed by renter- or owner-operators, is an idea whose time has clearly
come. The various techniques employed are simple, affordable, and can be
tailored to specific locations. These techniques, when instituted properly, not
only increase a farm's productivity, but provide greater ecological and social
benefits. By taking a few relatively painless steps, especially the avoidance
of cash lease agreements, agricultural landlords can do much to ensure soil
fertility and farm productivity for generations to come.

More information on this topic:

USDA 2007 Census of Agriculture
http://www.agcensus.usda.gov/Publications/2007/index.asp

EPA US Farm Demographics
http://www.epa.gov/oecaagct/ag101/demographics.html

NRCS Info for Farmers, Ranchers, and Other Ag Producers
http://www.nrcs.usda.gov/partners/for_farmers.html


SPONSOR'S CORNER
Land's End at Lake Anna
Orange County, Virginia
2 Acres - $69,900
Get a FREE boat slip! Land`s End on Lake Anna in Virginia is perfect for those
who appreciate pristine landscapes, historical tradition, and close-knit
communities. It is a place where residents enjoy a quality of life that is
active yet relaxed. The breathtakingly beautiful VA land of Lands End
subdivision has more than one mile of dockable shoreline right on Lake Anna!
With average lot sizes of Lake Anna land exceeding two acres, this is a rare
opportunity for a lot of land in a very special lakefront, private
community.Listing ID: 25651. Photos, map, and seller contact information at
http://www.eaglestar.net/Detailed/25651.html


AUCTION NEWS
Browse thumbnail photos and short property descriptions at
http://www.eaglestar.net/Land_Auction_Calendar/index.html

Dryland and Pasture Agricultural Land
Auction: Thursday, September 10, 2009
Sidney, Cheyenne County, Nebraska
1,566 (+/-) Acres - $807,500
1,566 acres of dryland and pasture to be sold at auction on September 10, 2009.
This land for sale provides an opportunity to add dryland wheatland and pasture
to your current cattle, horse, livestock ranch, or farming operation. Listing
ID: 25425. Photos, map, and seller contact information at
http://www.eaglestar.net/fsk.html

Republican River Ranches
Auction: Wednesday, September 16, 2009
Wray, Yuma County, Colorado
5,651 Acres
The Republican River Ranches are two units encompassing 5,652 total acres in 39
tracts. The Laird Unit is located just east of Wray, Colorado. The Wray borders
the city limits of Wray. The Laird Unit is comprised of tracts ranging in size
from 2 acres to 33 acres. The Wray unit is comprised of tracts ranging in size
from 7 acres to 312 acres. Listing ID: 25547. Photos, map, and seller contact
information at http://www.eaglestar.net/snydr.html

Total Liquidation of Debonaire Farms
Auction: Wednesday, September 16, 2009
Mounds, Creek County, Oklahoma
80 Acres
Complete horse farm liquidation. Country home, horses, barns, loafing sheds,
paddocks, pasture, farm equipment, tractors, generators, home furnishings - all
for sale at auction. Visit web page for detailed information on parcels and
items for sale. Listing ID: 25551. Photos, map, and seller contact information
at http://www.eaglestar.net/ww1.html

Crooked Creek Lodge
Auction: Tuesday, September 29, 2009
Garfield County, Washington
70 Acres
Selling 2 parcels - custom three-story home on 30 acres, 2 cabins and bathhouse
on 40 acres. Miles of trails, the Pacific Northwest's best hunting and fishing
area. Borders the Wenaha Wilderness. Located in the Blue Mountains.
Auto-irrigated food plots. Observation tower. Listing ID: 25617.Photos, map,
and seller contact information at http://www.eaglestar.net/crw6-.html

7 Home Sites in Santa Lucia Preserve
Auction: Saturday, October 3, 2009
Carmel, Monterey County, California
2,000 Acres
Selling seven (7) homesites. Carmel’s most beautiful and exclusive community is
also one of America’s top golf communities. 18,000 acres are permanently
protected by a conservation easement. Privileged, pampered and fun at the Santa
Lucia Preserve. Listing ID: 25619. Photos, map, and seller contact information
at http://www.eaglestar.net/dle3-.html

Raw Land, 5 BR Home, and Equestrian Facility
Auction: Saturday, October 10, 2009
Muscatine, Muscatine County, Iowa
79 Acres
30 Acres for residential development along the Mississippi River. Ten 1-acre
waterview home sites, 1 with 5-bedroom home. 39-acre equestrian facility
overlooking the Mississippi River.
World-class equestrian center located on Wyoming Hill – the highest point in
the area. Listing ID: 25618. Photos, map, and seller contact information at
http://www.eaglestar.net/sth.html

Glendorn Estate Resort For Sale
Auction: Sunday, October 4, 2009
Bradford, McKean County, Pennsylvania
1,208 Acres
Glendorn is a 1,208-acre estate adjacent to Pennsylvania’s Allegheny National
Forest. This one-of-a-kind estate was created as a private retreat in the
1920s. Known for its world-class trout fishing, Glendorn currently operates as
a luxury Relais & Chateaux resort. Listing ID: 25421. Photos, map, and seller
contact information at http://www.eaglestar.net/ww8.html


BUYER'S LIST UPDATE
http://www.eaglestar.net/Land_Buyers_List/index.html

Find the properties you are looking for by placing unlimited free buyer's ads
on Eaglestar.net. This service is intended for serious inquiries only. It's
fast, easy, and best of all, free. Navigate to
http://www.eaglestar.net/pages/buyers.html to begin.

To contact a buyer, please call us at 800-239-3448 or 877-471-0077 or email us
at info@eaglestar.net and we will put you in touch with them. Please note this
is a service provided to EagleStar.net clients with PAID property listings
only.

- Looking for: Property in California. Please refer to buyer #25622.

- We are seeking distressed resort/commercial/residential properties in the
United States including golf course and country club, hotel/inn, yacht club,
marina, residential communities, etc. to acquisition, develop, improve and/or
market. Please refer to buyer #25561.

- Looking for land in South Carolina, possibly with a house. Please refer to
buyer #25554.

- Wanted: RV park in Thompson - Okanagan region, British Columbia, Canada.
Please refer to buyer #25550.

- Looking for 1-2 acres unimproved lot to owner-build single family home in
Chester or Delaware counties, Pennsylvania. Ideal lot would be near Kennett
township and not part of an existing development. Please refer to buyer #25492.

- Looking for: A nicely-kept 5 to 6-bedroom home on small acreage, no bigger
than 10 acres, with nice machine shed and outbuildings on the property. The
house needs to be fairly new, 1996-2009. I would prefer a property set up for
horses if possible. We need it to be located in the Laurens, Spencer,
Emmetsburg IA area would be perfect. NW Iowa for a broader range. Please refer
to buyer #25490.

- Looking for a home, will consider any location. Please refer to buyer #25491.

- Looking in: Washington. Timberland on Deer Creek by Spokane WA. Please refer
to buyer #25424.

- Looking in: Texas. Beautiful 2-story house with 1/4 acre (or less than 1
acre), 3 bedrooms or more, 2 full baths or more. Dining room and a big kitchen.
A pool (it does not have to have a pool), a huge living room and master bedroom
(doesn't have to be big but would like brick). Please refer to buyer #25340.

- Looking in: New Jersey. Cash for your house. Any condition, any situation. No
equity, no problem. Please refer to buyer #25264.

- Looking in: USA or South America. We are interested in large plantations
established and immature depending on price. Please refer to buyer #25263.


LANDTERMS.COM TERM OF THE WEEK
http://landterms.com
Each issue we feature a real estate, forestry, natural sciences or other
land-related term from our partner site, LandTerms.com.

Rent control
Controls or restrictions on the amount of rent that landlords may charge
tenants for the right to possess and use real estate. Rent control is much more
common in urban rather than rural or suburban areas, and its purpose is to
protect tenants from being taken advantage of by dishonest or unscrupulous
landlords. Rent control, like zoning, is an example of government police power.

Find thousands of land-related terms, definitions, articles, abbreviations,
quotations, and more at Landterms.com! Click on the "Categories" button at the
top of each page to see the list of over 35 categories.


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