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Farmland Access, Tenure and Transfer: Conservation Tools or Context? 2013 RCP Network Gathering October 13, 2013 Jim Hafner, Land For Good
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Farmland Access, Tenure and Transfer 1.Why does it matter? 2.What are the challenges? 3.What can RCPs do?
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Concepts Access Tenure = to hold Transfer How farmers get on to and hold farmland How farmland is transferred from one owner (farmer or non-farmer) to the next
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1. Why does it matter? Not farmland without farmers More than farmland conservation Tenure security impacts conservation practices by landowner and farmer Generational transition of landowners Land access a top challenge for NBF
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Aging Farmland Owners –92% of New England farmland owners age 45+ Avg farmer age 54.4 yrs old 2x as many farmers age 65+ as under age 35 2/3rds landowners who lease to farmers are age 60+ (USDA Census of Ag, 2007) –70% of New England farmland expected to change hands in next two decades –2/3 of retiring farmers lacked identified successor
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Challenges for Exiting Farmers 2/3rds of retiring farmers without identified successors Most want their land to stay in farming Starting the conversation Balancing needs of exiting farmers & families How to involve & support jr. generation on farm Connecting with next generation farmers
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Challenges for New Farmers Non-farm backgrounds Preference for ownership (cultural value) Land values and competition Affordable housing Depleted support services How to find farms Business planning doesnt adequately address land acquisition
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Crisis-Opportunity Farmland access, staying on the land and passing farms on are not new problems. New urgency and complexity demands creative, multi-stakeholder approaches. Successful farm transitions can create farming opportunity for new farmers. New farmers can access land in face of high land prices.
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Innovation Needed Traditional methods of access and transfer not enough Access Affordable Land for Purchase Need to look at and promote a full range of access and tenure options Applies to transfers –Jr. generation on farm –Next generation owners –Early transfer plan promotes investment
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Farmland access that works for farmers 1.Available (in sufficient quantity, suitable locations, accessible, and findable) 2.Appropriate (for farming/related uses; providing security, housing, infrastructure) 3.Affordable (land and housing; for purchase/rent/other) 4.Equitable (clarity and balance in rights and responsibilities)
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Beyond owner-operator Leasing is a reality for farmers –½ US farmers rent land –Land with ag potential owned by non-farmers –90% of farm landlords are not farmers Leasing makes sense –Young farmers without mortgage debt more likely to succeed Many types of leases
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Addressing the challenges Farmers who dont own need good use agreements –Stewardship values shared by landowner and farmer –Good leases can meet a wide variety of conservation and stewardship goals –Agricultural conservation easements can be a key tool in affordability and also in farm transfer.
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Addressing the challenges Housing is a critical issue Limits of easements for landowners Buy-protect-sell programs as examples of integrating farmland protection and access Innovative leasing & ownership models
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Systems View Engage multiple stakeholders at multiple levels in the farmland access system –Farm seekers –Landowners (farmers, non-farmers, organizations, public) –Service providers –Communities
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3. What RCPs can do Continue to factor in the farmer-farmland relationship Workable agricultural easements Build awareness of farmland access issues Awareness of options for farmers, landowners –Alternatives to ownership –Less traditional leases and tenure models –Sources of help & guidance
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3. What RCPs can do Help seekers and owners find each other Encourage & support use of public or institutional land for farming Engage diverse stakeholders in the issue Projects that integrate land use planning, conservation and farming Support policies & reforms the help secure farmer access to land
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Land For Good To ensure the future of farming by putting more farmers more securely on more land. Programs 1.Farm Seekers – put farmers on the land 2.Farm Legacy – families plan farm transitions 3.Working Lands – make land available for farming Consulting & advising for individuals Education & training Collaboration & capacity building
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We can help! landforgood.org tel 603.357.1600 jim@landforgood.org 39 Central Square, Suite 306 Keene, NH 03431
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