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I've got 40k and a desire...
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<blockquote data-quote="Bernard" data-source="post: 725148" data-attributes="member: 144"><p>Some good advice already given here. </p><p>I hate people moving around me, but the Texas panhandle (or, someplace similar) is somewhere you should consider. It has some available land that is more affordable than most, and jobs to keep you afloat until you no longer need need the help. Amarillo is the only "big" city here, and it hasn't been hit hard at all by the "recession". It's still going pretty good. There are jobs here - both for you and your wife. And you'll need both incomes, at least up front. Lots of small towns around Amarillo where the living, and land, is cheaper than most other areas of Texas, or most other states. Not a lot of land for sale, but there have been moderate amounts of CRP acres that came out of the program this year, with more to come out over the next 3 years. A lot of it is owned by people who had it for investment purposes, who don't want the trouble or expense of bringing it back into production - farm or ranch. Most of the grass is Old World Bluestem and that takes some different management decisions from native grass, but is do-able if you play to its strengths and don't try to make it work like native grass. Most of these places are half-section to two section parcels, no improvements (unfenced and without a working well), but the final price usually works out around $400 to $750 per acre, depending on how close to Amarillo it is, if it's on pavement, etc. Water availability around here is tight in some areas, so you need to look at that <strong>FIRST</strong> when considering any purchase. There are still some FSA funds available for "Young or New Farmer/Rancher" loans at good rates, and might be a way to stretch your working capital. After your wife graduates, see if she - then you, can come up with "day jobs" in some area -any area - where you have a realistic chance of buying a place without having to first hit the lottery. This is key to keep the cash flow going. Then, move to the area, talk to locals, FSA, County Extension, neighbors, PTA attendees, church members, football team boosters, Lions Club member, etc. to find out the real situation regarding making a move to the country. If you're living in one of the smaller, out-lying agriculture oriented towns, so much the better! Nothing, not even experience, tops local wisdom when you're needing to know all the things that you need to know to make the right decisions about getting into some aspect of the agriculture business. This won't happen overnight, but I do see it done around here on a semi-regular basis, and I'm sure there are other areas just as favorable, or more so. Good luck.</p></blockquote><p></p>
[QUOTE="Bernard, post: 725148, member: 144"] Some good advice already given here. I hate people moving around me, but the Texas panhandle (or, someplace similar) is somewhere you should consider. It has some available land that is more affordable than most, and jobs to keep you afloat until you no longer need need the help. Amarillo is the only "big" city here, and it hasn't been hit hard at all by the "recession". It's still going pretty good. There are jobs here - both for you and your wife. And you'll need both incomes, at least up front. Lots of small towns around Amarillo where the living, and land, is cheaper than most other areas of Texas, or most other states. Not a lot of land for sale, but there have been moderate amounts of CRP acres that came out of the program this year, with more to come out over the next 3 years. A lot of it is owned by people who had it for investment purposes, who don't want the trouble or expense of bringing it back into production - farm or ranch. Most of the grass is Old World Bluestem and that takes some different management decisions from native grass, but is do-able if you play to its strengths and don't try to make it work like native grass. Most of these places are half-section to two section parcels, no improvements (unfenced and without a working well), but the final price usually works out around $400 to $750 per acre, depending on how close to Amarillo it is, if it's on pavement, etc. Water availability around here is tight in some areas, so you need to look at that [b]FIRST[/b] when considering any purchase. There are still some FSA funds available for "Young or New Farmer/Rancher" loans at good rates, and might be a way to stretch your working capital. After your wife graduates, see if she - then you, can come up with "day jobs" in some area -any area - where you have a realistic chance of buying a place without having to first hit the lottery. This is key to keep the cash flow going. Then, move to the area, talk to locals, FSA, County Extension, neighbors, PTA attendees, church members, football team boosters, Lions Club member, etc. to find out the real situation regarding making a move to the country. If you're living in one of the smaller, out-lying agriculture oriented towns, so much the better! Nothing, not even experience, tops local wisdom when you're needing to know all the things that you need to know to make the right decisions about getting into some aspect of the agriculture business. This won't happen overnight, but I do see it done around here on a semi-regular basis, and I'm sure there are other areas just as favorable, or more so. Good luck. [/QUOTE]
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