Small Farms for Sale in Missouri
Your Guide to Finding the Perfect Acreage
This Article is Part of State-by-State Guide to Buying Your First Small Farm
Missouri offers a diverse array of small farms for sale, presenting unique opportunities for prospective buyers looking to invest in rural real estate. These small holdings often encompass a mix of rich agricultural land, pastoral settings, and, in some cases, existing residential structures that provide a starting point for those eager to engage with the farming lifestyle. Often sought after by individuals, families, or investors, small farms in Missouri are characterized by their manageable scale, which allows for a variety of agricultural practices such as cropping, livestock raising, and niche farming activities.
As the quest for sustainable living and local food production gains momentum, small farms in Missouri become increasingly attractive. The state's varied climate and fertile soil contribute to the potential success of a wide range of farming ventures. Each region, from the Ozarks to the northern plains, offers its own distinct advantages concerning climate, topography, and access to markets, appealing to different agricultural preferences and strategies.
The real estate market for small farms in Missouri showcases properties that can cater to a range of budgets and needs. Prices and specifications vary widely, from more modest, undeveloped parcels of land to those featuring fully equipped farmhouses and outbuildings. Potential buyers are advised to consider the nuances of location, land quality, water availability, and existing infrastructure to find a property that aligns with their farming ambitions and lifestyle goals.
Understanding the Missouri Small Farm Market
The market for small farms in Missouri is diverse, offering various options for potential landowners. These properties range from hobby farms to rural mini farms and country farmettes, catering to both agricultural production and lifestyle pursuits.
Land Availability: Missouri offers an abundance of land for sale, with listings showcasing a range of acreage. Farms below 50 acres are common, suggesting a trend toward smaller-scale agricultural ventures.
Acreage Details:
Small acreage listings often cite parcels around 40 acres in Polk County and 42 acres in Texas County.
Larger plots up to 160 acres can be found in Oregon County and beyond, demonstrating the wide variety available.
Price Considerations:
Listing Price: The cost of small farms can vary greatly. For instance, a 40-acre property in Polk County could be listed at $324,000, while a 42-acre farm in Texas County might be on the market for $670,000.
Price Per Acre: Understanding the price per acre is essential for buyers. It reflects not only the size of the land but also its potential for agricultural use, location, and existing facilities.
Market Trends: The number of smaller farms, particularly those less than 10 acres, has been on the rise. This points to an increasing interest in hobby farming and sustainable living.
Overall, those interested in the Missouri small farm market should consider the size, location, and budget that aligns with their goals. With extensive options, the market is able to accommodate a range of agricultural and personal preferences.
Key Benefits of Owning a Small Farm in Missouri
Missouri offers a plethora of benefits for individuals looking to invest in small-scale farms. The state has a rich agricultural history, and small farms play a significant role in its vibrant agricultural economy.
One key benefit is the investment opportunity. Small farms in Missouri can be a more affordable entry point into real estate compared to larger properties. They offer a practical way for investors to diversify their portfolio with tangible assets that have the potential for appreciation. Moreover, agricultural land can serve as a hedge against inflation, providing a more stable long-term investment.
Quality of life improvements are quintessential for small farm owners. The rural settings offer a peaceful, community-oriented lifestyle, often away from the hustle and bustle of urban centers. Owners enjoy the freedom and satisfaction of managing their lands, growing crops, and potentially raising livestock. This connection to the land and nature is invaluable for many individuals.
Another benefit associated with smaller acreage is that of manageability. A smaller farm is often easier to oversee and requires less manpower and resources to maintain, making it an excellent choice for first-time farmers or those looking to scale down and simplify their operations.
Lastly, Missouri's agricultural support structures, such as the University of Missouri Extension programs and loan options for beginning farmers, provide resources and education, enhancing the prospects for small farm owners to succeed.
In summary, owning a small farm in Missouri presents a multi-faceted opportunity. With the proper approach, one can achieve life-quality enhancement while investing in a sector that continues to define the heartland of America.
Factors Influencing Farm Prices
The purchase and sale of small farms in Missouri are influenced by multiple factors that directly impact the listing and actual purchase prices. Property size and the type of farm are significant determinants of the price per acre.
Purchase Price and Property Size
The purchase price of a farm in Missouri is likely to vary considerably based on the property size. Smaller plots of land generally have a higher per-acre cost compared to larger ones, largely due to the economies of scale and the increased versatility of smaller, more manageable parcels for diverse agricultural pursuits.
Example: A buyer might encounter higher per-acre rates for a 10-acre plot compared to a 100-acre one.
Price per Acre and Farm Type
Price per acre is a crucial metric for evaluating farm value and varies by farm type—non-irrigated cropland, irrigated cropland, pastureland, etc. Each type has different uses and hence different values attached to it.
Non-Irrigated Cropland: As reported, the average value stood around $6,951 to $8,631 per acre, showing a 4% increase from the previous year.
Irrigated Cropland: More valuable due to the added utility of irrigation systems, with values averaging about $9,678 per acre, marking a 6% increase.
These figures highlight the dynamic nature of farm pricing and the importance of understanding the specifics of farm types when assessing their market values.
Types of Small Farms Available
When exploring small farms for sale in Missouri, one will find a range of properties tailored for various uses. These farms can accommodate different agricultural pursuits, with some designated for livestock and others blending agricultural and recreational use.
Acreage for Livestock
Small farms in Missouri cater to a range of livestock needs, typically ranging from 10 to over 140 acres. The acreage allows for various types of livestock, including:
Goats: Farms with smaller acreages around 10 acres are suitable for raising goats.
Sheep: Larger tracts of land are available for sheep farming.
Poultry: Properties often include adequate facilities for poultry farming.
Agricultural vs. Recreational Land Use
Missouri's small farms are not solely focused on agricultural productivity; many combine agricultural use with recreational opportunities. A distinction can be made between these dual-purpose properties:
Agricultural Land: This involves actively cultivated land for crops or maintained pasture for grazing.
Recreational Use: These farms may include amenities for fishing, hunting, or camping, in addition to areas for livestock and agriculture.
Purchasers should consider the balance between land that can sustain farming activities and areas set aside for leisure, as the mix of uses can significantly impact one's lifestyle and the farm's operations.
Step-by-Step Guide to Buying a Small Farm in Missouri
Buying a small farm in Missouri involves a series of strategic steps. A prospective buyer should identify their needs and budget, understand the local real estate market, and navigate the process of property assessment and offering confidently.
Determining Your Needs and Budget
Before exploring the market, buyers need to assess what they require from a small farm. In Missouri, farms can vary widely in size and capability. Location, land size, and intended use are significant factors influencing one's needs, whether for business or personal enjoyment. Buyers should calculate a clear budget, considering both the listing price and the price per acre, ensuring it aligns with their financial boundaries and goals for the farm.
Navigating Missouri Real Estate Listings
Once the buyer's requirements are defined, the next step is to browse real estate listings. Several tools help locate farms for sale across Missouri, often categorized by region and property size. Buyers should prioritize listings that match their criteria, noting properties that offer additional value like existing infrastructure or proximity to markets. It's vital to review recent sales in the area to understand the market and adjust expectations accordingly.
Assessing Property Value and Making an Offer
After identifying potential properties, a buyer should assess the value by considering factors such as soil fertility, water availability, and existing structures. An in-depth property visit is essential to evaluate the land's condition. When ready to proceed, the buyer should make an educated offer based on comprehensive market research and the property’s tangible assets. This offer should reflect a balance between the buyer's budget and the perceived value of the farm.
Each step in this process requires due diligence and a measured approach to ensure a wise investment in Missouri's diverse agricultural landscape.
Financial Considerations
When considering small farms for sale in Missouri, potential buyers must carefully evaluate the financial aspects, including the implications of taxes and subsidies as well as the operating costs. Knowledge of these factors is instrumental in ensuring a viable and profitable farming venture.
Understanding Taxes and Subsidies
The purchase price of small farms in Missouri can vary significantly; listings show properties ranging from under $100,000 to over $900,000, with size and location being key determinants. For instance, prices noted in recent listings include $670,000 for a 42-acre farm in Texas County and $925,000 for 140 acres in Worth County. Prospective owners should note that these prices may equate to a minimum of $0 per acre to a maximum that can exceed $6,000 per acre, although the average appears more conservative.
Buyers must understand how property taxes will affect their annual expenses and whether there are local subsidies or tax incentives available for small farm owners in Missouri. Subsidies might include cost-sharing programs for soil conservation or tax credits for agricultural practices.
Taxes: Investigate local and state agricultural property tax rates.
Subsidies: Research federal and state subsidy programs applicable to small farm operations.
Calculating Operating Costs
In addition to the upfront purchase price, potential buyers should calculate anticipated operating costs, which encompass everything from maintenance to crop production or livestock care. The operating costs can fluctuate widely depending on the farm’s size and the type of agricultural activities undertaken.
Operating Costs may include:
Land maintenance: Fencing, soil management, and pest control.
Production costs: Seeds, livestock, feed, and equipment.
It's also important to factor in whether owner financing is an option, as this can impact the initial capital required and the structure of financial planning. When calculating these costs, one should consider the farm's minimum operational acreage as a baseline for the most efficient production scale. Operating costs can determine the overall financial sustainability of the farm, and so, precise budgeting is critical.
Legal and Zoning Regulations
When considering the purchase of small farms in Missouri, potential buyers need to be aware of various legal and zoning regulations that may impact land use. These regulations determine what types of activities can be conducted on the property.
Zoning Laws
In Missouri, zoning laws can vary by county and are implemented to separate residential areas from commercial and industrial ones. Farms typically fall under agricultural zoning, which permits farming and related activities. Purposes define the allowed uses of the land and any relevant restrictions.
Farmland Protection Act
The Farmland Protection Act provides a legislative framework for farming operations. It ensures that purchasers of property within one mile of agricultural zones are assumed to be aware of the potential for farming activities in the vicinity. This statute can help mitigate future disputes regarding farming practices.
Legal Notices
Missouri statute section 262.805 indicates that individuals purchasing property close to farming zones should presume the existence of agricultural activity. This presumption places a responsibility on buyers to investigate and accept the prevalence of farming operations within their prospective localities.
Farm Regulations
Animal Care: There are specific regulations concerning animal welfare, including feed, water, shelter, and socialization.
Disease Control: Laws mandate the reporting of livestock diseases and outline measures for prevention and control.
Building Maintenance: Proper upkeep of farming infrastructure is regulated to ensure safety and functionality.
Potential owners must take these factors into account when purchasing small farms in Missouri to ensure compliance with local laws and to protect their investment. Consulting with legal professionals and local authorities can provide up-to-date and detailed information tailored to a specific property or farming intention.
Potential for Farm Expansion and Diversification
In Missouri, small farms hold significant promise for expansion and diversification. These farms, often referred to as "rural mini farms," typically range in size, providing enough acreage for a variety of agricultural ventures.
Land Size and Usage
Under 10 Acres: Ideal for specialty crops, garden-scale produce, or boutique livestock.
11 to 50 Acres: Suitable for rotation cropping, small-scale dairy, or expanded horticulture.
Farmers who invest in these small parcels can explore various revenue streams such as organic produce, farmer's markets, or agritourism. Owners of these small acreages often benefit from their manageable size, which allows for a hands-on approach to farming, often leading to innovative practices and high-quality products.
Benefits of Diversification
Risk Management: Diversification can reduce dependence on a single crop or product.
Seasonal Flexibility: Different ventures may have different peak seasons, optimizing farm productivity year-round.
Strategies like polyculture or multi-species grazing on small acreages can improve soil health and farm sustainability, an essential consideration for long-term profitability.
In sum, Missouri's small farms offer ample potential for expansion into new markets and diversification of farming activities. Prospective buyers should consider their size, soil quality, and intended use to maximize their investment.
Local Markets and Community Support
When purchasing small farms in Missouri, prospective buyers should consider the robust local markets and community support available to them. The state's agricultural sector is supportive of small-scale operations, offering a network of farmers' markets and community-supported agriculture programs (CSAs).
Farmers' Markets: These are vital for small farm owners who want to sell produce locally. They serve as direct channels to consumers, allowing farmers to build relationships with their customers and receive immediate feedback on their products.
Benefits: Direct sales, customer engagement, market research opportunity.
CSAs: By participating in a CSA, community members purchase a share of a farm's harvest in advance, which can provide farmers with early-season capital.
Benefits: Financial support, customer loyalty, minimized marketing costs.
Real Estate Considerations:
Location: Proximity to local markets can affect a farm's success.
Zoning: It determines what kind of agricultural activities are permissible.
Community Programs: Some areas offer incentives and support for small farmers.
Missouri's Agricultural Agencies offer resources and information on:
Marketing strategies
Crop diversification
Grants and loans
In the context of real estate, buyers are advised to research the community's economic health and existing support infrastructure for small farms. This can be a determining factor in the viability and future success of their agricultural endeavors in Missouri. Reliable real estate professionals can provide insights into market trends and potential growth areas, ensuring that investment into small farm properties reaps benefits aligned with the buyer's goals.
Missouri Counties with Small Farms for Sale
Missouri is renowned for its diversified agricultural lands, and small farms contribute significantly to the state's rural charm. Prospective buyers will find a variety of small farms for sale across numerous counties.
Notable Counties with Listings:
Worth County: Worth County features properties such as a substantial 160-acre farm near Denver, MO.
Oregon County: In Thayer, MO, Oregon County offers a farm encompassing 160 acres.
Sullivan County: Sullivan County, with its rural landscapes, lists an 80-acre farm in Harris, MO.
Phelps County: St. James, MO, in Phelps County is home to a 20-acre farm.
Howell County: Howell County showcases small farms such as a 10-acre farm located in Bakersfield, MO.
Missouri Ozarks Farms:
Douglas County: Douglas County, a part of the Missouri Ozarks, presents a 38-acre farm.
Franklin County: In Sullivan, MO, Franklin County offers a 24-acre property.
Wright County: Wright County features a 17.7-acre farm in Hartville, MO.
Other Counties:
Texas County: Buyers can find a 42-acre farm in Raymondville, MO.
Dent County, Douglas County, and others within the region also have various small farm offerings.
Prospective farm owners seeking tranquility or a robust agricultural venture will benefit from exploring these counties. Each county presents a unique opportunity for ownership, lifestyle, and investment in Missouri's agricultural legacy.
Financing and Ownership Options
When purchasing small farms in Missouri, prospective buyers may find that owner financing is a feasible option. This type of arrangement allows for a direct financial agreement between the seller and the buyer, bypassing conventional bank loans. Characteristics of owner financing include a potentially shorter closing process and flexible terms, which are negotiated on a case-by-case basis.
Foreclosed properties can also be a path to farm ownership. They are typically owned by a bank or financial entity after the previous owner was unable to meet mortgage obligations. Buyers might find foreclosed farms listed at competitive prices; however, they should be prepared for a purchase process that may include added complexities such as property auctions or dealing with the condition of the farm which may require additional investments.
In Missouri, small farms for sale with owner financing offer a variety of terms, which typically include:
Down Payment: A percentage of the farm's price required upfront.
Interest Rate: Typically higher than bank loans as it compensates the seller for extending credit.
Repayment Schedule: May range from short-term agreements to longer periods spanning several years.
Buyers should note that owner-financed transactions usually necessitate a contractual agreement outlining the responsibilities of each party. Meanwhile, purchasing foreclosed farms potentially requires buyers to participate in an auction, and farms may be sold "as-is," often without the opportunity for a thorough inspection.
In both cases, buyers are advised to proceed with caution, ensure due diligence, and consider the expertise of a real estate professional familiar with agricultural property and the nuances of such transactions.
Of Special Interest: Hobby Farms in the Missouri Ozarks
The Missouri Ozarks region is a picturesque area known for its rolling hills, beautiful landscapes, and vibrant agricultural community. Hobby farms in this region are particularly attractive for those seeking a rural lifestyle with the comforts of home. With varying acreage options, these small-scale farms offer a unique opportunity for sustainable living and hobby farming.
Key Aspects of Missouri Ozarks Hobby Farms:
Acreage: Hobby farms in the Ozarks typically range from smaller plots to sizable expanses, allowing for diverse farming activities. Most properties start at a minimum of 10 acres, providing ample space for personal agriculture.
Accessibility: Properties are usually well-connected by road, making it easier for hobby farmers to access local markets and resources.
Topography: The region's terrain includes flat pastureland ideal for grazing, as well as wooded areas that offer privacy and a natural setting.
Examples of Available Hobby Farms:
Polk County: A 40-acre farm featuring a 2-bedroom residence can serve as a quaint homestead for small-scale farming pursuits.
Ozark County: Larger tracts of land, such as a 156-acre farm, provide more ambitious buyers with the opportunity for extensive hobby farming and livestock rearing.
For those interested in making a lifestyle change or pursuing a passion for agriculture, hobby farms in the Missouri Ozarks offer a unique blend of rural tranquility and farming potential. Whether one is looking for a serene retreat or a place to cultivate crops and raise animals, this region's small farms present an appealing canvas for farming enthusiasts.
Sustainability and Organic Farming Trends
In Missouri, the trend in real estate has seen a notable shift towards properties that offer sustainability and organic farming capabilities. Rural mini farms are particularly sought after, as they allow individuals to embark on agricultural endeavors on a manageable scale, often integrating both traditional farming techniques and modern, eco-friendly practices.
Demand for sustainable land has increased, with buyers keen on reducing their carbon footprint while maintaining productivity. This includes practices such as utilizing renewable energy sources, employing crop rotation, and maintaining soil health through natural methods like composting.
Organic farming, once a niche sector, is now a growing movement within the state's agricultural landscape. Prospective buyers are looking for land that has not been treated with pesticides, synthetic fertilizers, or genetically modified organisms (GMOs). Properties that either have a history of organic certification or potential for such certification are particularly attractive.
Real estate listings in Missouri highlight several properties advertising their existing eco-friendly features, such as Phelps County's 20-acre farms and Sullivan County's 80-acre tracts, which emphasize ample acreage for diversified farming practices.
County Acreage Features Worth County 160 Larger scale, potential for diverse organic operations Oregon County 80 Moderate size, suitable for small-scale organic farming Phelps County 20 Eco-conscious design with energy efficiency
Buyers are advised to consider factors like water availability, soil quality, and the presence of local ecosystems that contribute to a farm's sustainability. As the market continues to evolve, rural mini farms in Missouri stand out for those interested in sustainable living and organic farming.
Success Stories: Small Farm Owners in Missouri
In Missouri, small farm ownership can be a path to both personal satisfaction and financial stability. Many who venture into small-scale farming do so with diverse goals ranging from supplementing their income to establishing a full-time agricultural business.
Raymondville has seen owners thrive on a 42-acre parcel previously listed for sale. With a spacious 3,760 sq ft residence, these farm owners have successfully cultivated profitable crop varieties and raised livestock to sustain their operations.
Humansville is home to a 40-acre farm where a 1,167 sq ft residence stands. The proprietors of this plot have effectively balanced farm management with ecological stewardship, ensuring that their farm not only produces but also enhances the local ecosystem.
Oregon County reveals a success story on a 160-acre farm, hosting a 1,892 sq ft home. Here, farm owners have integrated agro-tourism into their model, opening their property for educational tours which, in turn, supplements their income from traditional farming.
Profiles of Notable Missouri Farms:
Location Acreage Home Size Specialty Raymondville 42 3 bd / 3,760 sq ft Diversified Crops & Livestock Humansville 40 2 bd / 1,167 sq ft Eco-Friendly Practices Oregon County 160 3 bd / 1,892 sq ft Agro-Tourism & Farming
These narratives indicate that Missouri's agricultural landscape is ripe for small farm ventures. They reflect a trend where real estate in the state is not just productive land but a canvas for innovation and growth.
Challenges and Considerations for New Farmers
When new farmers evaluate small farms for sale in Missouri, they must consider both the potential challenges and crucial factors for successful farming. A farmer's goals—whether for primary income, diversification, or self-sufficiency—will influence their considerations.
Price Per Acre: One of the primary barriers new farmers face is the financial investment required to purchase land. In Missouri, the price per acre can vary significantly depending on location, soil quality, and existing farm infrastructure.
Land Size and Use: Adequate acreage for livestock is essential for those planning to engage in animal husbandry. New farmers must evaluate the land's capacity to sustain the desired number of animals, considering space for grazing, feed production, and overall animal welfare.
Soil and Crop Considerations: The state's diverse soil and climate conditions mean that some areas may be more suited for certain crops over others. It is vital to assess the soil quality and suitability for the intended agricultural pursuits.
Tax Incentives and Grants: Awareness of programs like tax deductions for selling land to beginning farmers or loan programs for agricultural operations can provide financial support and reduce initial costs.
Access to Resources: New farmers should explore the availability of local resources, including water, equipment, and community support networks essential for farm development and emergency situations.
Lastly, it's important to note that many small farms depend on off-farm income for financial sustainability, highlighting the need for a realistic and well-planned business strategy.
Conclusion: Is Small Farm Ownership in Missouri Right for You?
When considering small farm ownership in Missouri, potential buyers should examine their objectives and resources. The viability of small farms hinges on income goals which can vary from supplementing revenue to becoming a primary source of income. Missouri's landscape is dotted with small acreage opportunities, a testament to its family-owned farming heritage. The real estate market reflects this, with listings that cater to different budgets and agricultural intentions.
Missouri's right-to-farm laws may influence the decision-making process. Enacted to support agricultural pursuits, these laws also add a layer of complexity. It's important to research and understand the implications, both advantageous and otherwise, as they could impact farming operations.
Key Considerations:
Financial Goals: Be realistic about the income potential relative to the investment.
Legislation: Stay informed about state agricultural laws that could affect farm ownership.
Real Estate Market: Investigate current listings to gauge the availability and price range.
Given the inherent challenges and rewards of farming, the decision to purchase a small farm in Missouri should not be taken lightly. Those with a diligent approach to understanding the market and an appreciation for Missouri's farming traditions are poised to make an informed choice. Whether to embrace rural entrepreneurship or sustain a family tradition, small farm ownership is a tangible reality for those who are prepared.
