We were recently contacted by a large, international corporation to help them develop a plan for some of the thousands of acres they own throughout the US. Of primary concern to them was the liability they have where farmers, ranchers and even sportsmen are using their land without written authorization or in some cases without compensation.
While we have worked with farmland and cropland sales and leasing before this opportunity provided multiple challenges due to the vast and varying types and locations of land.
So we decided to focus on our home area area and since we are licensed in Missouri and Kansas it seemed reasonable to act on those states only at this time.
Our primary concern was the liability exposure this client had with people trespassing on their properties for extended periods of time, and being tacitly allowed to stay. The first order of business is to identify, mark and post all of the property perimeters! That may require surveys, fencing and most importantly signage.
Secondly we must look at the contractual agreements with the users of their land. Contracts of leases must outline the following.
Your State University is usually a great resource for finding out what standard cropland and pasture rental rates are in your area, but nothing compares to boots on the ground. If you don't know your local market you should get in touch with those that do. Extension centers, local farmers, Coops, or the folks at the local grain elevator or livestock auction can point you in the right direction for finding what you need.
Missouri and Kansas as well as Iowa and several other states have a wealth of information available online that can be printed or even downloaded for your use. They also offer historical lease data organized in various ways. The University of Missouri Extension offers rental rates based on average yield per acre per crop as well as pasture rents based on a three tiered system of grading.
While K-State Research and Extension breaks it down more by region and whether the property is irrigated or not. Both of these fine organizations also offer classes, and a wealth of information that will be helpful in this process. Also take a look at AgManager.
I will attach some of that information below in PDF format.
Lease rates differ vastly depending on the type of property, location, productivity and soil type. Heavily timbered land is considerably less desirable to a cattle rancher or corn grower than large areas of open field. Tillable cropland will bring significantly more than rocky or uneven land that can support cattle or other livestock.
Other factors also weigh heavily into the value such as accessibility, access to water, overall size of the parcel and proximity to market.
Kholster Little Moon Holster
I've waited several months before posting a review of my Kholster concealed carry holster, I wanted to have plenty of time to break it in and see how it held up.
I purchased a "little moon" Kholster in February of 2012 and started wearing it right away. The first few weeks it took some getting used to, but as it broke in and became more pliable I found it to be very comfortable.
Kholster Discount Code Listed Below:...
Kholster Tuckable Metal Clips
I was carrying concealed before it was fashionable or even legal. Somewhere around the mid 80's I was working the midnight shift in a 7-Eleven, after several incidents I decided I would purchase my first handgun, with which I thwarted a robbery attempt; and I have carried one every since!
I've had many occasion to be thankful I had it with me, from searching vacant buildings to holding burglars at gun-point until the Police arrived, even having to dispatch a (presumably) rabid raccoon that was on the attack. I have been fortunate to have never have had to fire on another human being.
For many years I had tried to find a holster that would accommodate my style of carry in the 80's the fanny pack was fashionable and even though it wasn't legal in Missouri, no-one suspected a thing. Since I usually keep my shirts tucked in carrying in the summer was just miserable because of the need to wear a vest or jacket. I wore out many pockets in my jeans by carrying an AMT Backup .45 ACP in my right rear pocket for over a decade.
Finally there came the "Tuckable Holster" several companies offered varying options but Kholster seemed to be well reviewed and very affordable. The package arrived in a timely manner and the product was well made. The thick leather looked like it would last a long time and the metal clips held it securely in place on my belt and allowed me to tuck my shirt in.
While the metal clips were very secure they wreaked havoc on my upholstery both in my vehicles and in my home, so I ordered the Kydex clips. Once they arrived I changed them over only to find that the screws frequently fell out and I lost them. So I put some Perma-Lock thread locker on them and it seems to be fine now.
Kholster Discount Coupon Code: 02-11798
Smith & Wesson J-Frame .38 in a Kholster
The firearm requires a significant amount of effort to pull it from the holster, but having had many other holsters that wouldn't secure the gun I'd rather have to pull hard than have it fall out on the floor in a public restroom. The Kydex is rugged and forms perfectly to the weapon. The Kydex clips do a great job of securing the holster and they don't tear up my upholstery like the steel did.
Back of the leather of a Kholster Holster
The leather forms well to your body and because it is secured to your waste under your belt there is no rising or rubbing like some holsters I've tried.
After only a few weeks, the leather had conformed perfectly to my side and with a few easy adjustments to the location of the clips I had my J-Frame riding exactly where I wanted it.
The concealability of this holster is excellent, I carry almost everywhere I go and no-one knows its there. After carrying the J-Frame and finding it so comfortable I am now planning on moving up to my Ruger SP101 .357 Mag. I had initially opted for the J-Frame because it was lighter and more concealable, but as well as the Kholster works I don't think I will notice any difference with the larger heavier Ruger.
Kholster Discount Coupon Code: 02-11798
A very important election is headed our way, one which may carry with it the rights, sovereignty and freedom of our Nation! The National Rifle Association (NRA) has fought for our rights since 1871.
As a long-time NRA member I want to help get the word out and the NRA has even given me the privilege of providing voter information, NRA flyers, bumper stickers and other various forms of information.
Below I will provide you with information from the NRA on how you can help elect Pro-Gun Lawmakers to office.
NRA-ILA Election Action Manual and the NRA-ILA Legislative Action Manual.
We must take our country back before our freedoms are lost forever, We are indeed, and we are today, the last best hope of man on earth.
Horse Meat also known as Cheval
The horse meat controversy has reared its head here in Bates County, MO. Tell us where you stand!
Wow, you people are freaking crazy!
Threats, hatred, vitriol, personal attacks, vile language, obscenities; and all of it from the one side!
I've filtered out the really vile stuff!
I received an email request for a list of homes on 30 or more acres near Ballard, Mo so I did a quick search and here is what I found in about a 12 Mile radius of Ballard.
I received an email from Trulia from an individual asking if we had any cheaper homes. Not knowing what cheaper meant I decided that I would pull up everything under $100,000 and post it here.
So Taytay here is you list of all 42 homes in Bates County under $100,00, I hope this helps. and thanks for visiting Bates County Real Estate
One of the most common requests I get are for just a few acres in the country. Most of the time the request comes from someone who expects that because land is relatively cheap in bulk.... $1,000 - 5,000 per acre they should be able to find a few acres for a few thousand dollars.
The fact is, it is rather difficult to find that kind of lot. The effort, time and cost of parceling off a small portion that has access to all the utilities you need makes it mostly prohibitive unless you plan an entire development for such land and then of course the price will reflect those costs. Then come the restrictions and requirements that most people wanting "just a few acres" are trying to avoid.
Say you own 200 acres and you sell 4 acres to to Joe for $10,000. Next you sell 8 acres to his brother for another $20,000 and so on. Now your 200 acres is all chopped up and there is no direct passage from one lot to the other. You have effectively landlocked your property and restricted its future use or development.
Often in rural areas land is divided by sections, half sections and quarter sections. One section equals one square mile and that equals 640 acres. So each 1/4 section would amount to 160 acres. That is why you so often see parcels of land sold in in the amount of 160 acres at a time. To start dividing that up would drastically reduce the value and the marketability.
Section of Land
As you can see if I sold individually the portions of land labeled SW, SE and NE then the portion labeled NW becomes useless and unmarketable.
I did find several parcels of small acreage currently on the market in Bates County for you to consider below. Many of them are in planned developments that have restrictions and requirements. A few of them are in or near small towns and some others may be located in the country.
The list below is reflective of what is on the market today, it may change at anytime. If I can help you find what you are looking for please contact us. 816-313-8876
Thanks for visiting Bates County Real Estate.com
3 miles south of Rich Hill, Missouri to "TT" Highway turnoff. Turn EAST on "TT" then turn SOUTH on 1500 Road going approximately 1.5 miles to Bailey Road and the auction site.
There are several Commercial properties available in Bates County.
Butler, MO Hallmark Cards.
16 W. Ohio Butler, MO is on the market for lease. This former Bowen's Hallmark store has a lovely curved staircase leading to an open second floor that overlooks the main space.
This lovely building located on the Square in Butler, MO is marketed at only $450 a month with 2215 Square Feet of retail, office and bathroom space, that amounts to an annual lease rate of $2.44 per square foot.
Bates County Auto Shop for Sale
600 N 14th Street Rich Hill, 64779 is all set up for your automotive repair business.
48x72 Morton Bld. (2) 14' overhead doors, 5" concrete floor, $5000 waste oil furnace, 7000 & 9000 lb. lifts, large air compressor in 2nd bld./buried line, full bath, upstairs parts room, 6 work benches, desk, customer counter, office, windows to the south at eye level and roof line, 2 walk-through doors, 2 window air conditioners.
3456 square feet listed currently for only $84,000, You couldn't build and buy all that equipment for any where near that rate.
Here is the rest of the list of what is currently available in the Bates County, Mo area. Car Wash in Adrian, Warehouses, Barns, Gas Stations, Automotive Repair Shops. Properties located in Rockville, Adrian, Butler, Rich Hill and Pasaic, MO