Nick is right. Need more info. Not all soil is created equal, thus won't produce the same.

In the end, it's like selling land. It's only worth what someone is willing to pay.

I have to go get my granddaughter and get her to school at 9:00. after that I'll supply what information I can. I'm not a farmer, so I don't know some of the stuff farmers know.

I would be suspect of that guys numbers. You can't pay 500 a acre to grow corn at the prices we have had for the last several years. Most land here in my area of WNY is renting between 125 and 250 per acre. It very much depends on location. If it is very close to a big farm that needs more land it will be much more than land that is a little farther away. I do know that the canning factory in the area has been contracting good carrot growing land for 700-1000 per acre.

Your friend is absolutely right in his report of woods being knocked down. Its ben rampant in this area for about 3 years now. I know of one farm with a contract to clear about 1000 acres.

We on here cant tell you. The land owners around you with equivalent land types, can.

Sully, ask neighbors. Like most questions posed on the ethernet, inundation ensues. You can google ave. rents for each state in the union. As an Ohio farmer I'd be all over it for $115 and pushing a pencil at $200+. I will add and ask you not to be greedy. Leave a lil room for the farmer.

exactly

The land I have is in, what is called, the C.A.U.V. Program. Which is Current Agriculture Use Value.
It is taxed at a lower rate because it is being use for agriculture. Land values are based on soil type which can vary on a single piece of ground. In my case of 77 acres, I can have several different soil types. I don't know what types of soil I have. Land values are also based on what crop yields the land has produced and I don't know what the yields have been, on the land I have.

This is all public record at the auditors office so there are no secrets here. My taxes were $412.oo in 2008. In 2009 the taxes went to $967.00. There was a meeting telling us that yields were up, so taxes went up, more than doubling. In 2012 the taxes went up to $2185. Once again because of increased yields and because of increased yield the land value was increasing. In 2015 the taxes went up to $4912.oo. Again because of increased yields and increased land values.

So, in a 7 year period my taxes went up more than 1000%. I signed a 6 year lease after the first increase, having no idea that the taxes were going to keep doubling every three years. I really took a beating on the income that was being generated, because of the taxes I was paying.

The whole thing is tiled so drainage is not a problem. I talked to the person who owns 160 acres right next to me and she is getting $150 an acre. I have gotten a pretty good increase in rent but the taxes have also increased tremendously.

This is the first new lease since taxes went so high so I am trying to do the best I can to recoup what has been a dismal income stream from the land.

Nothing like getting permission to use, and paying rent on, something you "own".

There is a lot of things to consider when talking about rental rates. I understand how taxes have increased but commodity prices are not what they where a few years ago. In my area rents on agricultural land can be as little as 100 dollars per acre up to 350 dollars per acre. Fertilizer prices and chemical prices have not got much cheaper compared to grain prices. Location and accessibility can in fact play a big part in rental rates.

Can you take the land out of CAUV now and get your taxes back down if the farming stops?That is unreal the way the taxes are going up.Are you looking at another 6 year contract?

Around here cash rent farm ground has going for $200 to $300 per acre with $200 to $245 being the most popular. I rent mine on a 50/50 basis. The farmer pays half of the expenses & I pay half. At harvest the grain is sold the same way. I own the ground, pay the taxes, etc. & the farmer furnishes the labor, fuel, & equipment.

The USDA NASS does this survey nationwide every year or so. Contact your county extension office as they will have this info on a county basis. The numbers are typically a bit below the average currently being paid but it is a good starting base point to go from.
Around here, soil type, location, field size are key factors. Your soil types are entered into a county soil system and there will be a yield potential based on the characteristics that your soil types have. Tiled land goes for more also. If your acres are in the farm program adds value also. You can also put it out for bid to see what the farmers are willing to pay.

Bryce

Oh boy, Ohio rent paying farmer here. It's not that complicated everybody. Sully, your neighbor has the answer where you need to be around.

I own 44 acres and I let my neighbor farm it for free. The only compensation I get Is he mows my field s off at the end of summer.

If you trust your farmer you should ask him what he is willing to pay to make both parties profit if weather permits

First thing to remember you are in the land renting business not farming if you are cash renting your land , then get as much info from neighbors as possible and start high and work down from there. Easy peasy. Next thing to know is we all struggle every year we set contracts . We rent on a March to Nov contract each year .

No I had not. That sounds like something that would be fair to the farmer and myself.

I just signed a three contract for $209.oo an acre. In the contract I get hunting, trapping, mushroom hunting, and just general being able to wander around the property whenever I want, right across the road from me, rights. I'll be able to take the grand kids over to the woods and go for walks with them. It will be enjoyable to take the kids out and let them discover things in the woods.

Sounds like a pretty good deal.