What is CSR2 Soil Productivity Rating?

May 19, 2022

Corn Suitability Rating (CSR) Explained

In 1971, Thomas Fenton a professor at Iowa State University developed the Corn Suitability Rating (CSR). It is used to measure the quality of the soils of a piece of farmland. The CSR2 formula includes six components and is calculated on a map unit basis using data and maps from the Iowa Cooperative Soil Survey. Read more here about what’s included in each component of the equation. In 2013, CSR was re-vamped to CSR2 as a new and improved system to calculate the soil productivity rating. We use CSR2 in Iowa, but many surrounding states have a productivity index as well. Such as National Commodity Crop Productivity Index (NCCPI) and PI (Productivity Index).

Soil Productivity vs. Soil Fertility

CSR2 studies a soils productivity – not soil fertility. Soil fertility can change depending on the nutrients in the soil, crop grown, farming practices, etc. This is why you would perform a soil test to determine the soil’s fertility. Soil productivity however does not change! It measures a farms ability to be intensely farmed over a long period of time. It is a constant number between 0-100, 100 being the best.

Why is CSR2 Important

CSR2 is important when it comes to determining what a farm might be worth. It is used to determine how to tax farmland. Higher quality farms with a higher CSR2 value are taxed more than lower quality farms. Same applies to determining how much a farm is worth on the market. Typically, higher CSR2 farms are worth more and sell at a higher amount then lower CSR2 farms.

This doesn’t mean that a low CSR2 farm will always sell at a lower amount. Some lower CSR2 farms (such as pastureland, development land, hunting/recreational ground) can sell for more than tillable farms. There are other factors that determine a farms worth. Demand, commodity prices, inflation, interest rates, buyer pool, location, amount of acres, access, improvements, etc. can all affect a farms value as well.

CSR2 Formula

Calculating Farmland Value based on CSR2

Many of my clients ask, “What is your opinion on what my farm is worth?”. To answer their question, I typically first take a look at the CSR2 value of the farm especially if it is an all tillable farm. In this scenario, I use a database that calculates the CSR2 of the farm and it generates a soils map for me to study. I then look at the $/CSR2 from recent sales, surveys, and reports, for the average of the county of where the farm is located.

I take that average and multiple it by the CSR2 value of the farm. For example a farm is 92 CSR2 in a county with and average of $165/CSR would be be worth around $15,180/acre. This is just an estimate. I will sometimes adjust this number depending on the other factors I listed above that affect farmland values in my free market analysis that I provided to interested sellers.

Do Buyers Look at CSR2 Values of Farms?

Yes and no. Some buyers/bidders I talk to want to know the CSR2 value right away and some don’t factor it into their decision making of buying a farm. Often though, bidders on a farmland auction or buyers putting in an offer will use the $/CSR2 calculation on what they think the farm is worth. From my example above of $165/CSR, one buyer might think the farm is worth more than the average and bid $180/CSR2. Rr $16,560/acre and some might only be willing to bid up to $150/CSR or $13,800/acre. The $/CSR2 is simply a guideline a buyer might follow and tool to use in determining what the farm is worth. It is just one factor.

Iowa CSR2 Averages per County

Below you will see a map of Iowa with each counties average CSR2 value. Iowa’s state average CSR2 is 68.4. You will notice from the map that O’Brien has the highest CSR2 average of 91.4 in NW Iowa and Decatur has the lowest rating of 40.1 CSR2.

Iowa CSR2 Averages per County

Read More >>

Give Thanks in All Circumstances

March 9, 2022

My Grieving Journey:

It’s been almost 12 years (in July) since my mom gained her angel wings. At the time I was only 14 and was angry at God that he took my mom from me. I knew she was so sick and in pain from her cancer that it was a relief that she didn’t have to struggle anymore. Back then I didn’t know how much grief would still affect me today.

Now an almost 26 year old, I think about her more than ever. I struggle with the fact that she’s not here for my big life moments like graduation, my wedding, seeing me grow up but I truly think she sees me every day and is helping shape me into the woman I am still today. She is still my mom and I want to continue our mother-daughter bond.

Growing up Motherless

I always felt like I had to grow up fast and take care of my family more when she was sick. My younger sister was only 10. I really had to step into the shoes of my mom and provide my sister as much loving support as possible that my mom would’ve given her if she was still here. I know she watches over both of us and Dad but there’s something about her physical presence not being her that hurts.

I’m often jealous of the girls that still can call up their mom for advice and see them. I know I can do the same by writing and praying to her but it’s not the same.

I am so thankful to have a mom that still cares about me and wants me to succeed. She often answers my prayers and still supports me in a more unique way. I know someday we will be reunited and that I’m meant to share my story and keep living life!

Dealing with Grief

Grief is different for everyone. When I was just a teenager, I was so busy caught up with high school life that I’m not sure if I really processed grief. I know that I had bad days, cried, and wished she was still here but now more than ever I’m grieving more. I think it’s with age and realizing how precious life is. You’re not guaranteed tomorrow. Therefore, be happy! Give thanks to God through the good times and the bad. He has a plan for all of us and utilize each day to show his love.

Re-Connecting with my Faith

One thing I really have been missing is going to church. I’ve avoided it and made excuses since high school and college and now adult life. I’ve gone a few times by myself or with my sister but I really miss going with my mom. It was something us girls did and I wish I appreciated it more now that I can’t walk into church with her. It’s hard going to a church by yourself and especially a new one. I’m so thankful a friend reached out inviting me to go to church where I live now. I really think it will help me during my healing journey and also filling out my weekly prayer journal to re-connect my faith.

I’ve seen other young adults share their story of how they were able to connect with God’s message and I want to do the same. I think a lot of people can connect with the fact that we blame God when something bad happens especially when he takes a loved one. We question why? Why now? Why so young? We may never know the answer but trusting him and thanking him for the memories and experiences you had with that person can help.

Don’t forget to share their story and talk about your loved ones often. I’m starting to open up more about my mom and when I see others struggling, I try to help and connect. It sucks that someone else is going through the grieving process because you know how much it hurts but sharing stories and your experience might help them.

“New Normal” Life

You never know what someone is truly going through. The happiest person can have so much grief and depression hidden inside of them. I was told that it appears that I’ve been handed an easy life because I come off across that way but in reality, they know my story and understand the pain I’ve been through.

Life is not all sunshine and rainbows. Just because it might appear that someone has their life together doesn’t mean they do. Don’t assume anything. Especially since someone can lose their loved one and then have to act like nothing happened the next day and return back to their normal life when deep down, they are not okay. What you don’t get taught is that once their gone they’re gone and YOUR life still continues. You have to find your “new normal”.

I remember leaving the hospital the night my mom passed and we still had to drive home and go to bed like nothing happened. That is just mind blowing. The world doesn’t stop for you. It keeps going and you have to keep pushing. My mom often said the quote, “Just Keep Swimming” which I remind myself to do frequently.

Moving Forward

With time, it does get a little easier. I’m finally able to open up about my grieving journey. Yes, it might feel like every day is hard at the beginning but you slowly start living your life again and realize you are here for a purpose. God isn’t ready for you yet even though the pain you are feeling is almost unbearable. You are meant to enjoy life and know you have angel/s watching over you helping you through the process.

So, for now, I’ll continue to feel my feelings of grief and welcome my angels to help me. Anger will set it somedays, but they are few compared to the good happy days. I’m excited to re-connect with the Lord and thank him for circumstances he has put me through. I am strong because of him.

Take care friends,

Rachel

Read More >>

Farmland Auctioneer Talk

January 20, 2022

I have a ton of topics running through my head currently about farm real estate. So here’s a brain dump on this COLD Iowa winter day!

Banana Bread Muffins and Walnuts from Grandma’s Farm

Okay first, I just have to start by sharing that I made banana bread muffins the other night. Since I had ripe bananas. As I was eating one this morning, the muffin reminded me of when I would make banana bread with my mom when I was little and how my grandma would always pick her own walnuts off the farm! There was something so heart warming about this and of course delicious! Does anyone else have memories linked to objects or things like this? It’s crazy how just a muffin can trigger such emotion!

Who Will You Trust To Sell Your Farm?

My broker (and boss) Jason, shared this video with me recently. It really made us think about what makes a person hire a certain land company to sell their farm. Is it the so called performance statistics that draws sellers to hiring a certain auction company or listing agent? Such as number of acres sold, dollars sold, number of clients served, and claiming to be the leading farm real estate auctioneer or agent business?

Or do sellers look for someone who they can trust? Someone who has the qualities, knowledge, and tools to guide them to a successful sale. Even though that auctioneer or agent might not be the “top dog?” Here’s the video for reference:

Farm Real Estate

For someone that started in the farm real estate business just a few years ago, I often compare myself to the “top dogs”. Ones that have sold thousands of acres, millions of dollars, and always seem to be having a new auction. The scary thing though is that the auction business in Iowa is not regulated. It may surprise you but there are no licensing laws to becoming an auctioneer. Anyone in Iowa can wake up and say, “I’d like to be an auctioneer”. However, there are laws and licensing requirements to being a realtor in Iowa.

Are You the Seller the Number One Priority or is the Buyer?

From someone who works in this industry, I’m warning you that there are some high performers that are very un-trustworthy. Just like the video pointed out above. When it comes to selling your most valuable asset, make sure you’re hiring someone who can back up their statistics, provide evidence, and hire someone who’s full interest is helping you as a seller. There are some sneaky deals that have happened with other Iowa land companies. For example, I’ve seen deals where a buyer benefits more from the sale than the seller. This happens more than you think. At DreamDirt though, sellers are our number one priority. We are here to provide you a safe, stress and worry-free farm sale. While achieving the highest result for you farm auction or listing!

Auctioneer School

I’ve taken all the classes and tests to be a salesperson (realtor) in Iowa. Currently, I’m working on becoming a broker as well! This helps serve my auction clients since I have the knowledge of real estate law that many auctioneers who are not licensed real estate agents do not have! In March, I’ll start my second year of CAI (Certified Auctioneer Institute) school. This 3 year program is a pristine designation for auctioneers that want to learn more about the auction industry. Even though it’s not required by law.

Full-time Farm Real Estate Auctioneer and Agent

Along with all the continued education classes I’ve taken, I honestly learn something new every single day by working closely with the DeamDirt team. My full-time job is farm real estate. Many other auctioneers and agents only help clients as a side hustle or part-time job on their free time. I’m involved in farmland transactions, advertising, client calls, customer help, and more all day – every day! One of my first farmland auctions was back home in Dallas County, IA. Just down the road from where I grew up in Adel. The client was a mutual friend. They put a lot of trust into me being a young professional in this industry. Her testimonial still means the world to me!

“Thank you Rachel Hoy. We have been friends with Rachel for several years and don’t let her age fool you, she knows her stuff and is a true professional. We appreciate all her help from start to finish.” – Mandi Orman, Dallas County, IA

You Never Know Who’s Watching You

I received a message the other night from someone I went to Iowa State saying she had inherited land with other co-heirs and had been following me since I started after college in 2018. Honestly, I was a little surprised to see her message since I often don’t get a whole lot of feedback on my facebook posts, blogs, or some videos. She said she had read my most recent blog about 6 easy steps to selling farmland and that made me so excited! I have a ton of great free resources for anyone interested in selling land in Iowa and want to help as much as possible! I love answering questions from my clients and sharing how I can help them through the land seller journey.

I spend a lot of time on TikTok. Probably more than I want to admit but it’s a great place to learn about topics you’re interested in. Lately I’ve been sharing videos about recent farmland sales in Iowa and average per acre prices for the 99 counties in Iowa. I’m trying to provide valuable content that can help someone better understand the farmland selling process and the farmland market in Iowa. With a little entertainment here and there showing my background of growing up on a farm in the mix!

If you’re thinking of selling farmland, now is a great time of year to do so! To get started, fill out my contact form below or click here.

Read More >>

What To Do When You Lose Motivation:

January 10, 2022

Ufta! Hello Monday! It’s 10:30 in the morning and I’ll admit my motivation to do anything is just not there. I’m having an off day and my mind feels blank. I know I have plenty to work on but even typing this is a struggle. Pretty sure I could just stare out my office window all day and listen to some peaceful mediation music and be just fine.

I don’t know if it’s because I feel over-whelmed with all the goals and projects I want to accomplish in 2022, or just because I’m human and somedays the motivation just isn’t there.

Finding Motivation

So, what am I going to do about it? I know I don’t want to be non-productive all day and stare at my computer and do nothing. I’ve already had some coffee from my DreamDirt Yeti, got ready for the day (yes – dressed, hair and makeup done even though I work from home), journaled, and sorted through emails.

My next step to finding motivation was to type this blog. I did so well last week writing blogs each day. Click here to read one I wrote about our old farmhouse. Which the TikTok video is still getting views. It’s past 75,000 views now!

A book I’ve been reading, The Visual Sale by Marcus Sheridan, is sitting on my desk. Once I pick it up, I know it’ll spark ideas and inspiration! I’ve been working on making a farmland seller online course with videos and looking forward to getting that published soon on our website!

Iowa Farmland Videos

Making videos is typically out of people’s comfort zone. I know that I’ve pushed myself and have grown since making video content. I love being able to connect with others on TikTok and my YouTube channel. If you’re interested in learning more about Iowa Farmland Prices, check out my short videos!

On my to-do list today, I want to do a re-cap video of land auction results from last week and do a few more county level videos. It’s my goal to talk about each county in Iowa and what the average farmland price is and the percent increase in land value from 2020 to 2021.

Dance Party Motivation

If you’re a Grey’s Anatomy fan like myself, you know random dance parties also help. Think I’ll raise my standing desk, put on some pump up music, do some crazy dance moves and get the blood flowing! Meanwhile, Dude my golden retriever, is snuggled up on a blanket snoring. He might have to join my dance party….

Here’s to finding motivation and pushing through this Monday!

Read More >>

An Inheritance is a Gift Not an Entitlement

January 7, 2022

While cleaning out our office desk at the farm, I came across a piece of paper with my grandma’s handwriting on it saying, “An inheritance is a gift, not an entitlement.”

I’ve been thinking all week about that phrase and how I can apply it to my own life. Being a farmland auctioneer and land agent, time and time again I’ve seen the greatest number of tears, arguments, and confusion come from inheriting parent’s personal possessions and property. Especially when inheriting the family farm with siblings and family members.

Inheriting the Family Farm

My Grandma Hoy passed away in December of 2020. My father inherited the family farm since he is the only survivor (besides my sister, half-brother, and I). Even though there were no fights over settling her estate due to only going to one heir, I can’t help but think what it would’ve been like if my dad’s brother was still alive. It makes me sad when I see families torn apart after their parents pass due to fighting over their inheritance gifts. It may surprise you but it happens more often than you think! Especially if there is already tension between siblings.

I’m extremely lucky and grateful for having a family farm! In 1944,mMy great-grandpa Ed bought our farm in Redfield, IA. My family has worked hard to keep it in the family ever since. My grandpa Hoy was the youngest of his siblings. After returning back from serving fro our country, my great-grandpa sold the farm to him. In 1958, my grandparents got married and two years later had my dad – a baby boomer. In 1964, is when my uncle was born but he passed away when he was 20.

I’ve seen my dad and grandparents work 24/7 on our farm. I can’t help but think what my life would’ve been like if I didn’t grow up as a farm kid. Agriculture has always been a big part of my life and my dream is to keep the family farm going. From the disputes I’ve seen between co-heirs, it makes me nervous for what will happen (God willing) when the farm is passed on to my younger sister, half-brother, and I. We all get along so extremely well currently! I don’t think the farm would ever tear us apart, but it’s always good to talk to one another about what will happen and Dad’s wishes for us.

Inheriting the Farm with Siblings

How to sell the family farm

Between my siblings, I’m the most involved on the farm. My half-brother lives in North Carolina with his family and my sister doesn’t have the passion like I do for livestock and agriculture – which is okay! However, I do want them to enjoy the family farm and inheritance just as much as me without any fights. My half-brother and I often talk now about how we will do anything to keep the farm going. He loves riding dirt bikes, hunting, and having a place to escape and be free. This all makes my worries of ever fighting over the farm low.

Continuing the Family Farm After Inheritance

We are in the process of making sure Dad’s will is detailed. It will describe the roles and responsibilities of my siblings and I’s part of the farm after he passes. This will ensure the family farm continues and how we will receive his inheritance.

Talking about wills and what will happen after your parents’ pass is no one’s idea of fun. However, a well-planned, well-executed will can prevent family conflicts after a loved one passes. Again, FAMILY FEUDS OVER INHERITANCE HAPPENS MORE OFTEN THAN YOU’D LIKE TO SEE!

For many, it is not all about the money. Some are okay with having memories of their parent’s belongings. Others will argue over china sets, photo albums, tractors, and more. These fights are ugly and can split families forever unfortunately. You don’t think it will happen to your family and loved ones until it comes down to deciding who gets what and greed that sets in.

Arguments over inherited items and property can last for well over a year. I’ve seen this first hand as a farm real estate agent and auctioneer. Many of the fights are not over the items and land itself but working out old issues with each other and sibling rivalries.

You can easily picture siblings say things like “sibling a has always walked all over us” or “sibling b has always gotten the better deal”. It’s so expensive to fight these family disputes over family possession in court. Some people wind up spending MORE on legal fees than the estate is even worth.

Farm Estate Planning

Dying without a will or with a poorly drawn will can produce some truly awful results for your family. Even worse, your money and property can wind up in the wrong hands or in unexpected hands. How can you avoid these difficulties? I recommend hiring an experienced estate attorney to draft a comprehensive will. Iowa State University also has great resources for estate planning which can be found here.

Aging parents should ask their children what things they want most. Then make a hand written addendum to the will, bequeathing the most financially or sentimentally valuable items to specific individuals. Heirs might not get exactly what they want, but allowing people to speak their piece goes a long way towards PRESERVING family ties after the surviving parent passes away.

An inheritance is a gift not an entitlement. It’s not something you should take for granted. Those who do, can get themselves into deep financial trouble and cause long term family fights. Wills, lawyers, and deceased parents do not shatter family bonds. Survivors do or don’t depending on which they value more their brothers and sister or dollars and property.  

Inheritance Problems with Farmland

If you’re struggling with co-heirs over inherited farm real estate, reach out. I understand the situations you might be in and can provide some relief. I also provide tips on how to sell the family farm. If that is your goal and wishes you can read more here. Feel free to contact me with questions by emailing me at Rachel@DreamDirt.com or call me at 515-954-8063.

Read More >>

Just Keep Swimming

January 6, 2022

If you have ever watched the Disney movie, Finding Nemo, you know the line Dory keeps repeating, “Just Keep Swimming”. For some reason, my mom feel in love with this short motivational phrase. She used it as a reminder to “Just Keep Swimming,” during her fight against Breast Cancer.

The reason this popped in my head this morning is because, one thing that makes me happy is drinking out of my Mom’s breast cancer Longaberger Horizon of Hope coffee cup! I had it sitting right next to my water cup that one of my best friends from college gave me. Which says, “Just Keep Swimming”.

It’s What You Do on the Bad Days

You’re going to have bad days, but it’s how and what gets you through bad days is important.

Is it alcohol, drugs, staying in bed, ignoring family members, criticizing everything going wrong in your life, and anything else doing more harm to you?

Or is it meditating, journaling, eating fresh fruit and vegetables, face-timing a friend, working out, getting ready for the day, getting outside for a walk, and doing small things that make you happy for the day and motivate you to have a fresh start tomorrow?

Are you Pessimistic or Optimistic?

Many of my friends would agree that I’m a pessimistic person. I’ve always been the glass is half empty type of person and point out what’s bad in life. I can be brutally honest, straight forward, and will speak what’s on my mind. They’ve called me out on it and I’ve realized how bad I react to things now. I want to blame it on my mom’s cancer and how bad things happen to good people. It sucks and I’ve seen sickness and death first hand. Many of my friends and other family members haven’t. I was only 14 when my mom passed away. Even though I kept getting up every day and lived my teenager life, the pessimism grew in me.

The image of my grandfather, my mom’s dad, pounding on the hospital wall saying “Why God? Why did you take her” flashes in my brain.

I often think the same thing. Why did God take my mom out of my life and others, at age 46? She was so young and I still had a lot to learn from her.

Just Keep Swimming…..

So, do you see where the pessimistic side of me came from? Now that I realize that, I’m working on having a more positive outlook in life. I’m starting to enjoy the things that make me happy that are motivating and non-toxic. Earlier this week I wrote a blog with goals for 2022 and my action steps to help me. Read more here.

If you’re struggling in life right now, may Dory’s words inspire you to Just Keep Swimming.

I even have a leather bracelet with the phrase engraved in it and wear it when I wake up having a bad day or when I want my mom close by to help me spiritually.

Thursday, January 6th, 2021

Today I am thankful for a warm house, being able to move my body, and seeing family during my cousin’s wrestling meet tonight!

Until tomorrow friends,

Rachel

Read More >>

This Old Farmhouse

January 5, 2022

Old Farmhouse Decor and Nostalgia

Yesterday, I made a TikTok video about things in our 1900’s old farmhouse that just make sense. I received a lot of interaction and comments on it. Here’s the video.

@iowafarmlandrealestate

Comment if you live in an old farmhouse! #oldfarmhouse #iowa #farmtok #old #toytractors #barncats #farmhousedecor

♬ Che La Luna – Louis Prima
Old farmhouse decor

You can see many people commented saying things along the line of “yup, that looks like my parent’s house or where I grew up”, and “looks homey”. I couldn’t agree more with them! Even though somethings make me laugh like the really old carpet, wood furnace, wood paneling, tractors for décor, basement full of chore clothes, and barn cats that come inside – I can’t thank my family enough for providing me with a farm to grow up on.

Visiting Grandparent’s Iowa Farmhouse

When I was a little girl, I LOVED coming over to grandma and grandpa’s house to the farm. My parents, sister and I lived on a small acreage outside of Adel, IA and the farm is outside of Redfield, IA. I would tag along with my grandparents during the day while my dad was at work and mom was resting or getting chemo treatments for her Breast Cancer. I remember helping with livestock chores and playing in the corn piles. Here’s a photo I recently came across of me and my grandma in the feed shed. My grandma was very active on the farm. She would take me along in the tractor (with my car seat). I believe this is where my love for agriculture stemmed from. My grandpa also had a few bottle calves and lambs. I vividly remember helping him mix bottles and feeding the babies.

There was something about pulling in and out of my grandparents drive that made my heart warm. I was always so excited to walk up to the door and give my grandma a hug on Sunday’s for dinner when I was in my teenage and college years. Also turning around in the car and waving out the window to her as we left to head home to our place by Adel made me smile. I could always count on her hugs and waves goodbye.

Living in an 1900’s Farmhouse

Life is a little different now. December 2020, I hugged my grandma for the last time and the farmhouse became my Dad’s. The move from Adel to Redfield early part of 2021 was extremely hard on my Dad, sister, and I. But the idea of finally living back on the farm excited my Dad. This is where our cows are, crops, and farm equipment. The only updates we did to this old farmhouse was paint the two upstairs bedrooms white instead of the blue color. After recording my TikTok yesterday, I’m starting to think that this house is fine just the way it is. Not many others have the luxury of living in an old farmhouse that their family worked so hard for. I am trying to convince Dad to at least tear up the carpet upstairs since there’s nice hardwood underneath.

Wednesday, January 5th, 2022

I’m really enjoying writing these daily blogs each morning. It’s a great way to start my day and helps me put my thoughts down on paper. Since I work from home as a farmland auctioneer and land agent for DreamDirt, I have to keep myself motivated throughout the work day. These more personal lifestyle blogs help me prepare for the day and encourage me to keep working hard. I do write blogs about farmland in Iowa on our DreamDirt page. You can read the most recent one here.

Hoy Family Farm

To wrap up, even though my last name changed to Tiffany October 9, 2021, I will always be a Hoy. My grandparents farm in Dallas County, IA will always be the Hoy Family Farm. The nickname, “Hoy Boy” will stick with me forever too!

Stay warm out there! Currently only 5 degrees and the wind is brutal.

Love,

Rachel

Read More >>

Family Farm History

January 4, 2022

Tuesday, January 4th

Woke up to another beautiful sunrise in the farm and thought, “it’s only TUESDAY?”. This is going to be a long week. Then I remembered that I enjoy what I do during the day and it doesn’t have to feel like work. I get to be myself with my job at DreamDirt. Having a flexible schedule is rewarding and I can structure my days how I’d like to accomplish tasks. Yesterday, as a farmland auctioneer and land agent, I wrote a blog about what I think the farmland market will look like in 2022. You can click here if you’d like to read it.

The blog took me a majority of the morning. It’s full of great information about whether or not to sell farmland this coming year while prices are still record breaking high. Took a quick lunch break with Dad and enjoyed some pizza from Casey’s (yes, pineapple does belong on pizza). After lunch, I looked up some names of agriculture attorneys in Iowa that we would like to partner with this year. We are looking to help their clients sell land by auction or listing with our services if needed. Fill out this form to contact me about selling farmland.

Farmland Seller Course

I also worked on editing a video. I recorded a short video about auctions versus listings for my new Farmland Seller Course. Which I hope to release soon! There will be about 10 videos with secrets, tips, and a ton of great information for anyone thinking of selling land! I hope my videos will be helpful for those that enjoy listening or watching videos instead of reading blogs. I tried to keep the videos as short and concise as possible. The majority are only a few minutes long! I address common questions I hear and topics you should understand as a land owner in the videos.

Feeding Cattle on Family Farm During Iowa Winter

Our cows were out of hay already from the bale we gave them Friday. I helped Dad give them another big bale yesterday while it was warm enough for the tractor to start. It made me nervous when I saw the tractor start sliding down the hill on the snow and ice and hoped it wasn’t going to flip over with my Dad in it. Thankfully, it didn’t and he said, “I think it needs new tires”. Yes Dad, please don’t ever scare me like that again and buy some new tires for snow and ice. Here’s a Tik-Tok video of how giving the cows a new bale of hay went!

@iowafarmlandrealestate

It’s the pink and purple pants for me 😆Also had no idea Spuds jumped through the bale ring till I watched my video and what cow knocked my phone down

♬ Stranger – Official Sound Studio
Feeding cattle in Iowa winter

Iowa Farmland Prices per County

I finished out the work day making a list of what I’d like to accomplish this week. I am going to work on making more short videos about farmland prices in Iowa per county. I’ve already started on a few and want to cover all 99 counties!

Hoy Family Farm History

Last night, Dad and I talked more about family history especially on the Hoy side. We were looking through old pictures of my great-grandpa’s family. All the pictures are in black and white and from the early 1900’s. I found out the my great-grandpa Edward Hoy was born in Pennsylvania and moved to Iowa when he was three. He grew up on a farm and went to Iowa State University for college and study agriculture – just like me!

Redfield, IA Farm

In the 1940’s is when my great-grandpa bought the farm in Redfield. It was so cool seeing all the old photos of what our farm looked like back then and the equipment they used and livestock they had. Horses, pigs, and shorthorn cattle all on this farm we still have today. One old barn from the photos is no longer standing. I could make out the majority of our farm in the pictures. My great-grandpa Ed sold the farm to my grandpa Howard Hoy who was the youngest child after he got back home from service. My grandma, Pat Hoy grew up in Earlham, IA and she worked right along with my grandpa running the farm. They were married in 1958 and had my Dad in May 1960 and four years later had my Uncle Tom.

John Deere pedal tractor and wagon

Looking at the old photos made my dad remember that they used to have an old projector that would show slides of pictures. We dug through the attic and found it! I’ve never seen one in my life. It’s an argus 300 projector and the photos we looked through were when my dad was only a few years old. My favorite picture is this one of my Dad and uncle in the yard with a John Deere pedal tractor and wagon which we still have! These types of pictures are so special to me since I was never able to meet my uncle Tom. He sadly passed away in a car accident when he was 20. I’m just now learning more about who he was and what he liked to do.

Vintage Argus 300 Slide Projector

There’s more slides of pictures that we’ll have to dig through and find in the attic. Learning about my family’s farm has been so intriguing and I want to continue raising cattle and growing crops for as long as I can and hopefully see the farm become a century farm!

May you have a blessed Tuesday and stay tuned for more!

Rachel

Read More >>

Goals for 2022 and Weekend at Farm Reflection

January 3, 2022

New Year’s Eve

So much is on my mind right now for some reason. Thinking about what makes me happy, goals for 2022, what I should talk about related to farm real estate, my family’s history, and the family farm.

This weekend I’ve been home with my dad at our family farm outside of Redfield in Dallas County, IA. My husband, is currently in Oklahoma City for the Cattleman’s Congress Livestock Show for his job. When he is gone, I like to come hang out on the farm and stay with Dad for a few days and catch up.

Friday was New Year’s Eve, and I was going to go out and be with friends but we got an ice storm and roads were slick so I stayed home and was in bed by 9pm. I know right?!? I’m lame and getting old!

Who else did this?

Happy 2022!

Saturday we all woke up to a new year! Happy 2022! Like the majority, I wrote down my goals for the new year which I typically don’t do, however I really focused on what I want to accomplish this year and task that will help me accomplish those goals. I also jotted them down in my notes on my phone so I can look at them every day. Why not put my goals where I can easily access them instead of a journal or notepad? I also am liking the idea of making a dream board so I can visually see my dreams when I’m in my home office to keep me motivated. Here are my goals for 2022 and tasks to keep me accountable:

Goals need a plan and actions to help you achieve your goals

My 10 Goals:

  1. Do things that make ME HAPPY
    • 1. Action: Find at least one thing that makes me happy and add to 365 list each day
  2. Spend more time with Family and Friends
    • 1. Action: Set phone down when with company
    • Action: Schedule more dates and say yes for meeting up!
  3. Make more improvements on the farm
    • 1. Action: Be more present with Dad when home and utilize his help
    • 2. Action: Get outside!
    • 3. Action: Start on small projects
  4. Be more spiritual and practice my faith
    • 1. Action: Journal
    • 2. Action: Recognize signs from angels
    • 3. Action: Pray during the good and bad
  5. Be more active
    • 1. Action: Move my body for 5 minutes if I don’t feel like working out – should encourage me to keep going and complete 30-45 minutes of exercise
    • 2. Action: Take Dude on as many walks as possible!
    • 3. Action: Sign up for classes at the Crew Center
  6. Be a loving wife
    • 1. Action: Get ready in the mornings even though I work from home
    • 2. Action: Ask how Bryce’s day was and don’t complain about the small things
    • 3. Action: Set phone down at night when together and talk about our future, our goals, learn something new, our cattle herd, etc.
  7. Grow my farm real estate business:
    • Action: Create content for sellers and buyers
    • Action: Show my face more and network
  8. Eat a balanced diet
    • 1. Action: Portioning plate and include all varieties of food categories
    • 2. Action: Allow myself to have cheat meals follow 80/20 rule
    • 3. Action: Try new foods! Order Hello Fresh and Whole and Hearty Meals To – Go
  9. Drink Less Alcohol
    • 1. Action: Drink at least 100 oz of water per day
    • 2. Action: Only drink socially
    • 3. Action: Focus on progress and take it day by day
  10. Read before bed
    • 1. Action: Set phone down at night
    • 2. Action: Buy used books and sell ones I have read
    • 3. Action: At least 10 pages

Weekend Re-set

I’ve always been an open and honest person and sharing my goals to the public is uncomfortable but I hope it inspires you to try some of my goals and action tasks as well!

Now back to the weekend, I had a very relaxing snowy Saturday! I did clean up Dad’s house some, worked out, read, and went outside for about 5 minutes since it was COLD!

Sunday, I was up before 8am and Dad had already done chores. I’m determined to get out of bed one of these mornings early to help feed cows while I’m home! There’s something so rewarding about feeding livestock the depend on you it’s hard to describe but it always puts me in a good mood even if it’s below zero!

Farm House Projects

I asked Dad what projects I could help him with and we decided it was time to clean and organize the office room. It’s been a hard year on our family since my grandma passed away December of 2020. We spent majority of last January and February moving into the farm house and it’s hard knowing what to keep, give away, sell, or throw away. I feel so guilty trying to update and make grandma and grandpa’s house our own and changing out a few things. Going through the office though was a good first step.

My sister and I did do good work on the upstairs bedrooms this past year but the main floor and basement could still use some work. The office looks so much better and Dad was thankful I kept after it all day. Finished the evening by watching some football, doing some yoga and stretches and reading before bed.

Monday Morning Motivation

This morning I took Dude, my golden retriever, to the vet for his annual wellness exam at Adel Vet Clinic and grabbed a coffee from The Morning Grind. The roads are still covered in snow and icy in areas but not terrible.

Today I am focused on growing my business and how I want my work days to look like. I’ve been with DreamDirt for a little over three years now and am a full-time farmland auctioneer and real estate agent. I love creating content on social media for sellers and buyers and communicating with clients. If you’d like to see some short videos about farmland in Iowa follow my Tik-Tok and Facebook page! Helping land owners become more educated on the farmland selling process is my main priority, and I enjoy answering your questions!

Future of Farmland

Farmland Seller Resources

I have several great free resources if you are ever in the position of selling farmland or know someone who is! All you need to do is fill out my contact form and I’ll get back to you ASAP! I offer free farmland market evaluation consultations and please think of me and the team at DreamDirt when it comes to selling farm real estate.

Take care and stay warm!

Rachel

Read More >>
How to sell the family farm

How To Sell the Family Farm

August 24, 2021

Deciding to sell the family farm is one of the most difficult decision to make. I grew up on our family farm in Iowa that my grandparents bought back in the 1940’s. I enjoyed following my grandparents around doing chores while I was young, riding in tractors, and playing in the dirt. Now that it is just my dad and I running the farm, I could never imagine selling it. I know the emotional connection you have with your family’s farm and how hard this decision can be. However, sometimes it’s the only choice and what’s best for you and your family.

Inheriting a Farm with Multiple Family Members

Being an auctioneer and realtor, I’ve heard time and time again, “our mom/dad just passed away recently and now my brother/sister(s) want to sell the land we inherited”. Most often, the sibling I talk to is the one in charge of the estate or the sibling that has been farming the land and doesn’t want to agree to selling. Not only do I understand what it’s like to grow up on a family farm but also the, “I’m the only sibling that has interest in farming or does all the work” feeling. I was definitely the “tom boy” growing up between my younger sister and I. Even though my sister enjoys hanging out on the farm on the weekends and checking cows, she just doesn’t have as much passion and interest in farming as I do. Which is okay.

How to Decide if You and Your Siblings Should Keep the Family Farm

I know we are not the only siblings this way. It can be frustrating when it comes to deciding wether to keep or sell the family farm you now inherited. Or if you are reading this and deciding whether or not to sell your land or pass it on to your family, here are some secrets and tips.

Having the Important Conversation Now

I wish more families would talk before the passing of a loved one. My grandma got sick fast and passed away quickly, leaving the farm to her only living son, my dad. We know that her and grandpa’s wishes are to keep the farm running. If we ever get into financial troubles then it’s okay to sell a certain part of the farm. My dad and I know keeping the farm is best for us right now and we enjoy having it.

What is your plan?

However, this isn’t always the scenario for other families. I’ve seen siblings fight over what to do with the family farm and tear their relationship apart. Most often because of greed and other conflicts. I know that this is not what their parents would want. This can easily be avoided and save relationships if settled before the land owner passes. No one is promised tomorrow. It’s critical to have the conversation of what will happen with the family farm and have a plan. So what are the options you have for transferring the farm to your kids or other family/friends?

Farmland Transition and Estate Planning

How’d the conversation go with your the rest of your family? Do you know who would continue the farm? Do you know if some of your children could use the money now instead of owning land? Are any of the kids interested in owning the family farm? Are medical bills pilling up? Would you like to enjoy your hard work of farming over the years and retire? Depending on how you answer these questions, more than likely I would suggest selling now or dividing the land to inheritors now.

But you’re only saying this because you’re an auctioneer!

No, I’m saying this because of the drama that comes once you have passed. When there is no clear plan of what happens once your family inherits your land, this causes frustration, anger, and confusion. I see it all the time being an auctioneer. When more than one person inherits the farm, there’s always tension between members and emotional stress. My best advice is to sell your land now or divide the land to have only one owner. Here’s why.

Benefits of Selling Farmland to Avoid Family Conflict

Let’s continue with the scenario of one sibling wanting to keep the farm and continue farming and the other sibling does not and would rather have the money. As the landowner/parent you are faced with the difficult decision of deciding to sell now or let the kids figure it out when they inherit it. To avoid family conflict, I recommend selling now. Money from selling the farm can easily be split up compared to splitting the farm between multiple family members. If you’re worried about your child that still would like to keep the farm, as auctioneers we can help sell land to family members. We can do this by giving family per bid discounts. This allows them to have a fair chance at purchasing the land at a discount.

Dividing Farmland

Or you could divide the land first. Then each sibling can better decide what they want to do with the part they inherit. You could even keep the part of the farm your child who farms currently and is interested in keeping for future years, and allow them to rent it from you. That way you have still have income during retirement years. Selling the farm now could also allow more flexibility of where each kid would like to farm.

The Family Farm is Not Everyone’s Dream

Have your children moved off the family farm and staring their own farmstead across the state? Would they like to re-invest the money into farmland closer to where they live now with a 1031 exchange? Are they trying to start their own business or need the money to cover expenses? Emotions play a great role when selling a family farm. Realistically, money can be split more evenly. Which won’t cause the family to tear each other apart compared to dividing the land. Everyone has their own passions and dreams. It could be very well that the family farm is not someones passion. As I mentioned above, I have the passion for continuing our family farm but my sister does not. However, I know she still deserves to enjoy the benefits to the family farm. She should earn income or money from it just as much as I do.

Continuing the Family Farm

Many of my clients who have inherited the family farm have said that they grew up on the farm in Iowa, but now live in a different state. It’s often difficult to let go of things that meant so much to you and your loved ones. If you don’t have interest in farming and nervous about the idea of selling and letting go, I encourage you to think of all the memories you have of running around on the farm as a young kid and write them down. This often helps my clients realize that memories will continue forever. Even if the farm doesn’t continue on in the family and share these memories down the road. You could also continue the family farm by renting out to someone interested in farming!

Farmland Buyers

As an auctioneer, we can set up an auction for rent instead of selling the farm. It may surprise some people that our most common farmland buyers are still farmers themselves and not investors. If you’re thinking about selling, you could give the chance to a farmer looking to expand his operation. Or help a beginner farmer start his/her dream! The possibilities are endless and I’m here to help you through the process. I will listen to your ideas and wishes.

Helpful Resources for Transferring and Selling Farmland

Fear of what will happen to the family farm doesn’t need to cause you stress. There are several free resources to help you through the process of transferring the family farm. Iowa State University Extension and Outreach has several great resources to learn from for transition and estate planning. Resources can be found here. As someone who also understands grief and farming, I’m always here to answer your call or message. Don’t know where to start? I can make the process easy and comfortable for you. Let me handle all the details and answer your questions. I might be an auctioneer, but more importantly I will be your listening ear through everything. Whether you would like to vent or share memories, you can call me any day!

Rachel Hoy 515-954-8063

Read More >>