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Tractor Talk Discussion Forum

asking advice again -Long post

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Dave from MN

03-21-2006 08:21:33




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OK, 23 acre peice of tillable land. Is in that direct countercylicle? program. Payment is $300 annually, payed to person farming ground. I rent it out for $550. Want to add tree line to north side and take 2 acres for it. Land has to have 21 acres tillable for DCP qualification. That said, I am considering running that 21 acres rather than renting out. I have poultry and the county extention agent states I can spread chick manure at 3ton/acre and not have to add any other fert, not even starter. Manure would be spread in winter or spring then tilled in. I would set up a 4 row planter for min till planting and probably use round up ready corn or beans and rotate in a green crop every 4 years for humus. I plan on raising 3-6 beef cows/steers starting this spring and may use some corn for feed or buy depending on price at time. I have access for free use everything I dont have for harvest. All this being said, what range of profit could I expect off this fertile loamy sand with areas of heavy black/peat land with watering ability. With taking the DCP payment of $300 that puts me at only $256 profit on crops to make even $1 more than just renting. Time is not an issue, i have plenty. Am I looking at $500 NET OR $3500 NET. Long but I needed to kinda paint the picture for all you wise ones.

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Mark from WI

03-21-2006 18:24:49




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 Re: asking advice again -Long post in reply to Dave from MN, 03-21-2006 08:21:33  
All anyone can say for certain without more information is that by renting you have zero risk. But on the other hand, you miss out on all the fun. If it is currently rented, can't you find out what sort of yield the current operator is getting? That times the (completely unpredictable) future price of the crop is all you need to calculate your profit... :-)
I tried renting my acreage at first, nobody wanted it. So I started farming it myself, and I wouldn't rent it out now, even if that paid twice what I make. Wouldn't have an excuse to play with tractors and other equipment almost as old as me.
If you just bought the land, you might consider continuing to rent it for a while, and learn what you can by watching. Just don't get in the way.
Whatever you do, make sure you talk to your local USDA office before planting any trees, you don't want to violate the DCP contract. Make sure they approve of your plans, they can also be a great source of advice, mine was!
MarkL

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Dave from MN

03-21-2006 19:10:57




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 Re: asking advice again -Long post in reply to Mark from WI, 03-21-2006 18:24:49  
Thanks, I beleive last 5 corn crops avg was 150 bu/acre. Dont know bout beans. I did just buy the property in sept 04 and was a little dissapointed that the previos owner nor the renter had disclosed this to me.



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IaGary

03-22-2006 04:22:20




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 Re: asking advice again -Long post in reply to Dave from MN, 03-21-2006 19:10:57  
If they are getting 150 bu corn rent should be around $100 dollars per acre thus you would receive $2300 for rent.
I rent a lot of land and pay from $95 to $145 per acre depending on the soil.
Yields are from 130 to 175 bu to acre.
If you farm it,it takes a lot of chickens to make a ton of manure. Unless you have 1000s of chickens your manure won't go far to replace fert.
If you can't get more rent it would still pay you to farm it yourself.

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Dave from MN

03-22-2006 05:46:24




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 Re: asking advice again -Long post in reply to IaGary, 03-22-2006 04:22:20  
Actually I have 15,000 layers. Barn cleans once a year and I end up with between 12-13 Semi loads. I could cover all my ground easily and sell whats left. Previos owner would spread it over 20 acres 5-6" thick. That was a bit much so I spread it on a neighbors 40+ last year about 2". He had the best corn there in 30 years. This year I sold the whole pile.



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RickL

03-21-2006 13:28:01




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 Re: asking advice again -Long post in reply to Dave from MN, 03-21-2006 08:21:33  
You can make more renting it out period.



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RickL

03-22-2006 05:21:31




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 Re: asking advice again -Long post in reply to RickL, 03-21-2006 13:28:01  
I geuss I missed the rental rate he was getting anything in my area brings $135-$210. Land sold next to me yesterday 4150.00 acre.



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farmermatt

03-22-2006 04:30:29




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 Re: asking advice again -Long post in reply to RickL, 03-21-2006 13:28:01  
Not necessarily at that rental rate, $25/ acre, thats crazy. If that ground can truely raise those kinda yields it could be rentings for atleast 3 times that. I wouldnt count on all your nutrient needs from chicken manure though.



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Dave from MN

03-22-2006 05:54:42




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 Re: asking advice again -Long post in reply to farmermatt, 03-22-2006 04:30:29  
I am gonna run soil sample's this spring with the extention agent before appling any more manure to my ground. I am definatly raising rent , the $550 was based on the farmer providing all the labor, machinery for barn cleanout and spreading with previous owner, he dont want to now.. My property also allow him access to 60 more acre's that he gets for same rent on 30 and free rent on the other 30. He's a good man and good farmer, but I gotta look at my whole farm bottem line. Probably will raise rent to $75/acre with a Irrigation well supply fee.

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RickL

03-22-2006 06:06:40




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 Re: asking advice again -Long post in reply to Dave from MN, 03-22-2006 05:54:42  
Don't know all your exacts but that is still dirt cheap!!!! The only thing in my area bring that kinda rent is cattle pasture that is mainly ditch banks. Aren't your land taxes alone close to half the rent charge or little over. $75.00 rent? Whats this 30 acres free rent? Good farmer or not you still have taxes at least to pay you know.



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Dave from MN

03-22-2006 08:12:59




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 Re: asking advice again -Long post in reply to RickL, 03-22-2006 06:06:40  
The 30 acres free rent is a guys property that is west of me but is farmed as on big feild. The owner of that 40 acres lets my renter run the ground but does not charge him rent, he cant access this other land with out passing through mine. The owner lives in town and bought the land just for a parcel to sell in the future. I am also gonna talk to my neighbors and see what they are getting for rent. My prop is the only one locally that gets any manure of anykind, others land aint seen organic fert in 20+ years. Wife even wants me to plant 15 of the 23 in trees and prairie grasses for future value when the town starts to push us out in 20-30 years- thats a tough decision as well.

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RickL

03-22-2006 10:29:03




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 Re: asking advice again -Long post in reply to Dave from MN, 03-22-2006 08:12:59  
that really wierd must have money growing out his ears,not even collecting to pay the taxes at least. I would not do the tree thing since from what I HAVE SEEN A SIMPLE OPEN LOT IS WORTH way more than one with some so called trees on it. They take alot of effort and time to really get to grow etc. I am suprised you have not had people complain about the fertilizer. Good Luck



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