Editor’s Note: This is the 11th in a question-and-answer series with land real estate professionals — land agents, mortgage brokers, auctioneers, attorneys, timberland professionals and more. There’s a lot of information about the national real estate market out there, but it’s tough to find answers to your specific land real estate questions — until now. LANDTHINK believes that a lot of the stress of buying, selling, and owning land can be reduced or eliminated with some simple information from some of the best in the land industry.

Landbuyer Question:

I’ve been thinking about buying land in a rural area in West Central Georgia. My plan is to build a house in the future, but I was thinking in the meantime I could use the land as my own personal shooting range. What should I look out for when buying land to shoot? If I buy a random tract of land in the middle of nowhere, can I build a range or do I need permits? Are there zoning restrictions? Can I go to a real estate agent and tell them that I’m looking to buy land to shoot and they’ll find it, or would they freak out? Sorry for the questions, but I really do want this to happen. Thank you in advance for any insight you can offer.

Cary Farrington, Land Broker, Southeastern Land Group, Licensed in GA and AL

First, never apologize for asking a question. Real estate professionals are here to help, not discourage. Now, we may not be able to work magic with your hopes and dreams, but many of us land agents also live on the land and steward it ourselves. So many of us are comfortable in this space. 

Now I’m no zoning attorney or an ammunitions expert – but I am Pro 2A and I believe keeping and bearing arms is core to who we are as a nation. “A well regulated militia, being necessary to the security of a free State, the right of the people to keep and bear Arms, shall not be infringed.” Amendment II to the U.S. Constitution, 1791

If you’re thinking about buying land to shoot on, just know this – “middle of nowhere” doesn’t mean no rules. It still comes down to zoning. One important note – “My plan is to build a house in the future.” This is likely the most important piece to this puzzle because buying acreage just to shoot bullets on can be an expensive way to shoot bullets. Make certain, before closing, the land is buildable to suit your needs and will pass a soil test for a septic system. Also make sure you not only have utilities and internet figured out, in addition to cost estimates on having those items set up. “Power at the road” doesn’t mean “free to run to my house site.” If your land agent isn’t guiding you through this part of the discussion, find one that understands it.

In west Georgia counties where I live and am raising my family, some properties will let you shoot without issue, others won’t. If it’s not clearly allowed, you could be looking at a special use permit, and that’s where things can get complicated. On permits, it depends how far you go. If you’re just shooting privately on your own land and zoning allows it, you’re probably fine. But once you start moving dirt, building berms, or putting up structures, you may need permits. And if you ever turn it into a business, that’s a completely different ball of wax.

Beyond that, the makeup of the land itself matters. You need plenty of space, distance from neighbors, and a safe direction to shoot. What does “plenty of space” mean? Glad you asked… Clients often ask, “how many acres do I need?” And my answer is usually, “it depends.” It usually depends on how much you can afford, but the second big piece that makes up the answer is a response to what you plan to do. If someone wants privacy, I usually encourage them to start with 25-30 acres minimum. If someone just wants a homestead and doesn’t mind visible neighbors, 10-20 acres is plenty. If you came to me with this dream, shooting guns, I’d likely start at 50 acres and advise you, the more the merrier. Land topo and parcel shape always play a role, and these numbers are just generalities, but they’re good places to start. Can you shoot a gun on 1 acre, probably, are your neighbors going to appreciate that? Probably not. Always know what is behind your target, and always make sure you can see your target cleanly and clearly. Ideally a natural backstop, or at least room to build one. If you don’t have that, it’s not a range, it’s a problem waiting to happen. Accidents with guns can be tragic.

You’ll also want to pay attention to local rules on things like how close you can shoot to a road or property line, and noise. Georgia is a fairly gun-friendly state, but counties still have a say. And as we’ll discuss below, not all neighbors love the sound of you emptying a clip while they’re enjoying their morning coffee.

As for an agent- no, an experienced land agent shouldn’t freak out. A good land agent will understand exactly what you’re trying to do. Just don’t rely on them to figure out zoning. That part is on you to confirm you can do on the land what you want to do, before you buy. My best advice when interviewing agents is, ask them to tell you how much land and how many transactions they did in the last 12 months. Work with an agent that understands land. But also, before you start calling agents, make sure you’re ready to move forward. Buying land is different than buying a home. We all like to dream, but we also have to feed our families.

One more thing – and it matters more than you might think – be a good neighbor. Introduce yourself. Let folks around you know what you’re planning and find some common ground early. Shooting at daylight, dinner time, or late into the evening might not bother you, but it can wear on the people around you. And for some – especially veterans – it can hit a nerve you may not see. You don’t have to tiptoe, but you do need to be aware.

Bottom line, this is absolutely doable. Just make sure you buy the right piece of dirt on the front end, and handle it the right way once you’re there.

Do you have a specific land real estate question for one of our professionals? Submit your question and we might choose yours!

The post Land Q&A: Buying Land to Shoot On appeared first on LANDTHINK.

According to the March LANDTHINK Pulse results, 20% of respondents believe the rapid advancement of Artificial Intelligence (AI) will affect the future of farming VERY POSITIVELY, while 22% of respondents believe the rapid advancement of AI will affect the future of farming SOMEWHAT POSITIVELY. Another 30% of respondents said they were UNSURE of its effects on farming. Artificial Intelligence is a powerful tool that enables computer systems to perform tasks that would typically require human intelligence. AI is deeply embedded in daily routines, enhancing efficiency and personalization through tools like smartphone assistants (Siri/Alexa), navigation apps (Google Maps), and streaming recommendations (Netflix/Spotify). It powers social media feeds, spam filters, facial recognition, and smart home devices, automating tasks and improving convenience.

Last month, the March Pulse asked: How will the rapid advancement of Artificial Intelligence affect the future of farming?

The agricultural sector faces unprecedented challenges as global population growth demands increased food production. By 2050, the world will need to grow around 60% more food to feed nearly ten billion people. This challenge is compounded by high production costs, labor shortages, and geopolitical events that disrupt supply chains.

Global farming systems are stretched thin due to the combined pressures of rising global food demand, climate change, and environmental degradation. AI in agriculture offers innovative solutions to these pressing issues. The AI in the agriculture industry is projected to grow from $1.7 billion in 2023 to $4.7 billion by 2028.

AI is firmly established in modern agriculture, serving as a critical tool rather than just a trend. It is becoming a valuable tool in agriculture, ushering in a new era of data-driven, efficient farming practices that optimize traditional methods. AI is helping farmers make decisions, improve yields and conserve resources.

There are many ways that AI can be leveraged within agriculture. Here are just some of them:

Cost Savings

AI is a high-upfront-cost investment that pays off through long-term efficiencies and enhanced sustainability. The initial capital requirements for hardware, software, sensors, and robotics can be high, and sometimes prohibitive for small-scale farmers, but the long-term benefits include reduced production costs. AI can streamline labor by automating tasks like harvesting, weeding, and pest monitoring, often reducing data analysis time by up to 90%. AI-powered robots, drones, and computer vision systems replace intensive manual labor, addressing labor shortages and optimizing input usage to increase yields.

AI-driven robotics and autonomous machinery are revolutionizing traditional farming practices, by optimizing machinery use and targeting the application of inputs such as fertilizer and pesticides. Farmers produce more with fewer resources. Farmers can use AI-powered robotics to automate repetitive, time-consuming tasks that previously required a human eye, like sorting, seeding, weeding, and harvesting.

AI is revolutionizing crop monitoring and yield prediction by providing farmers with real-time insights, accurate forecasts, and actionable data. Predictive analytics based on historical data and weather trends also support better decisions around sowing, irrigation, and harvest timing. Some groups are even working on “smart” harvesting machinery that could identify ripe harvests automatically, leaving unripe plants to mature.

Between cost-savings in automation and harvest optimization, some studies have estimated that AI could reduce the costs of farming by at least 20% as the technology advances.

Sustainability

Sustainability in agriculture refers to the practice of producing food in a way that is environmentally, socially, and economically responsible. AI promotes sustainable farming methods by optimizing resource use. This includes reducing water consumption, minimizing chemical inputs and improving soil health. These practices help preserve farmland for future generations.

By monitoring and managing inputs like energy, water, chemicals, and soil health in real time, producers can make small adjustments that lead to big efficiencies, and better environmental outcomes.

AI could be the answer to sustainable farming as it:

• Reduces fuel consumption in farm machinery
• Enhances crop yields and their overall quality
• Conserves water but also improves nutrient uptake, prevents excessive watering, boosts efficiency
• Enables more accurate tracking of soil health metrics such as pH, moisture, and nutrient levels
• Reduces greenhouse gas emissions
• Optimizes irrigation and crop rotation strategies to build long-term resilience
• Helps farmers adopt regenerative agriculture practices, including reduced till, cover cropping and nutrient management

Data-Driven Decisions

Farming activities are complex processes with a high number of variables involved. Thanks to advances in precision agriculture, farmers can access comprehensive data on crop health, soil conditions and market trends. This enables them to make informed choices about farm operations.

Predictive analytics helps farmers mitigate risks by analyzing historical data, weather patterns, and real-time sensor inputs to forecast and manage threats before they cause damage. By identifying potential pest infestations, diseases, and severe weather events early, farmers can take proactive measures to protect their crops and livelihoods.

Seed Genetics

Artificial intelligence is transforming seed genetics by enabling breeders to analyze vast genomic and environmental datasets, accelerating the development of superior seed varieties from decades to just a few seasons. By using AI and machine learning, researchers can identify genetic markers linked to desirable traits, such as drought resistance, higher yield, and disease resistance, and predict how these traits will perform in different environments before they are even planted.

Livestock Health and Dairy Management

Artificial Intelligence is transforming livestock health and dairy management by transitioning from reactive to proactive, data-driven strategies. By integrating real-time data from IoT sensors, cameras, and wearable devices AI enables early disease detection. The sensors and cameras offer ongoing, real-time data, allowing for the observation of various health indicators, such as temperature, heart rates and activity levels. By analyzing and keeping track of this data, livestock managers can deal with any problems promptly before they worsen.

Within the dairy industry, there are many scenarios where AI usage can help farms achieve unprecedented levels of efficiency, productivity, and sustainability:

• Robotic Milking: AI systems in robotic parlors can identify individual cows, analyze milk quality (color, impurities), and tailor feeding to their specific needs.
• Automated Monitoring: AI-powered health monitoring systems use wearable sensors to track vital signs and behavior of each cow. They can monitor calving in maternity wards and tracking cattle behavior in large, extensive systems.
• Precision Feeding: AI technologies enable precision feeding by tailoring the amount and type of feed to each cow’s specific requirements. AI analyzes feed intake and milk output to optimize feeding strategies, reducing waste and decreasing nitrogen excretion.
• Reproductive Management: Artificial Intelligence and machine learning are revolutionizing dairy reproductive management by optimizing heat detection, predicting ovulation, and enhancing breeding strategies for improved herd fertility.

Studies suggest that AI-powered monitoring could create $70-$90 billion in value by 2030, with early detection systems potentially increasing milk production by 10-20% and reducing operating costs by 15-25%.

No matter what your opinion about artificial intelligence, it is here to stay. Farmland, water, and other resources are already under pressure. With the global human population projected to be nearly 10 billion by 2050, these sorts of agricultural optimizations and cost savings will be necessary to keep everyone fed. This is why AI matters and why it now plays such a vital role in agriculture. By addressing challenges such as labor shortages, climate volatility, and resource scarcity, AI transforms farming from an intuition-based practice to a data-driven, precise, and sustainable endeavor.

Do you have a suggestion for next month’s Pulse question? Submit your question and we might choose yours!

The post Pulse: Americans Have Mixed Views of AI’s Impact on the Future of Farming appeared first on LANDTHINK.

February 2026 ended with the United States and Israel initiating joint strikes on Iranian and regional infrastructure targets. Ongoing and intermittent airstrikes, cyber operations, and retaliatory attacks continue to affect families, trade, travel, and markets around the world. In particular, Iran’s ability to constrain the Strait of Hormuz spotlights how this war has disrupted energy supplies and raised inflation to its highest level in two years.

The global price of oil serves as a key indicator for energy prices generally and economic instability. Since the U.S. war with Iran started, the price of oil has increased both in terms of level and volatility, regularly exceeding $100 per barrel. While extended higher oil prices translate into increasing costs throughout the economy as manufacturing and transportation of all goods become more expensive, how do they affect forestry products and timber?

Fuel Prices and Forest Products

In the forest products industry, rising oil and energy prices directly affect the costs of how firms make, move, and do things. Specifically:

Higher energy prices increase the break-even cost of making (manufacturing) forest products. Forisk tracks the cash costs associated with producing a range of forest products, including lumber, pulp, pellets, and structural panels (e.g., OSB and plywood). For most of these products in the U.S., energy accounts for 7% to 20% of the per unit manufacturing (production) costs, which does not include the cost of wood raw materials nor the cost of transporting finished goods.

Higher oil and diesel prices increase the cost to move (haul) wood raw materials and finished forest products. In the case of hauling logs from the woods to mills, each $1 dollar per gallon increase in the cost of diesel increases the per ton hauling cost by $0.90.

Higher fuel prices increase the cost of doing things such as harvesting trees, fertilizing forests, and managing timberlands. Logging relies on heavy equipment powered by petroleum products. Each $1 per gallon increase in the cost of diesel increases the per ton logging cost by approximately $0.70. Combined with increased hauling costs, adding $0.70 per gallon to current diesel prices could increase southern cut-and-haul costs by more than $1 per ton.

Past Forisk Silviculture Surveys highlight factors affecting forest management practices in the U.S., including the sensitivity of fertilization costs to petroleum prices. Fertilizer price increases can take time to work through the system, as analysis by Dr. Shawn Baker indicates per acre costs closely mirror prior-year petroleum prices.

In the forest industry, each part of the supply chain captures a piece of the end-product price paid by the ultimate user. When energy and oil take bigger shares of what a firm gets for a roll of pulp or stick of lumber, less is left over for the landowner, logger, or institutional shareholder. Higher oil prices, without commensurate increases in productivity or substitutions with other power sources, increase the out-of-pocket costs and reduce the margins, profitability, and sustainability of manufacturing, hauling, and in-woods operating activities in the forest industry.

Resource for forest owners and timberland investors: For those interested in AI and forestry, please enjoy this new, one-minute video about Aunt Fanny and managing timberland as an investment. For more info on the book:

Aunt Fanny Learns Forestry: Managing Timberland as an Investment
This 2nd Edition follows Aunt Fanny as she gets to know her recently inherited forest, learns investment concepts, and implements a forest management plan. The book serves any investor interested in a tight and entertaining tutorial for prioritizing what matters when managing their timber as an investment.

The post How Do Rising Energy Prices Affect Timberland Investments and the Forest Products Industry? appeared first on LANDTHINK.

As winter fades and the days grow longer, spring offers the perfect window to start putting fresh life into the ground. Whether you’re working with a backyard plot, raised beds, or a few containers on a patio, choosing the right crops can make all the difference in both yield and enjoyment. You can do a lot in a little space, thanks to the versatile nature of most vegetables, but careful planning is a must. The key to a productive garden is selecting plants that not only thrive in warming soil but also provide versatility in the kitchen and consistency in growth. Wherever you are, here are five vegetables to consider this spring, for a prolific, well-rounded garden.

Tomatoes: Absolutely A Staple Worth the Effort

Few crops define a summer garden quite like tomatoes. Tomatoes are the quintessential summer garden staple; tomatoes flourish in full sun and well-drained soil. Tomatoes grow like a weed all summer until the first frost hits. Starting with healthy transplants can give you a strong head start, allowing the plants to establish quickly and produce earlier in the season. From slicing varieties to smaller cherry types, tomatoes offer both variety and abundance. With consistent, deep watering, fertilizing and care, tomato plants will reward you with a bountiful harvest of delicious, home-grown tomatoes.

Peppers: Intense Heat And Flavor In A Small Package

Peppers are so much fun to grow and they don’t require a ton of garden space or work, but they give you a big payout. Peppers perform exceptionally well when planted in spring. They are premier warm-season favorites that thrive in full sun and high temperatures. Both sweet and hot varieties perform well in similar conditions as tomatoes, requiring plenty of sunlight and consistent moisture. Their compact growth habit makes them suitable for both traditional gardens and container setups. Beyond their ease of care, peppers offer a wide range of culinary uses, from fresh salads to grilled dishes. Pepper plants generally produce their best and most abundant harvest as the season progresses, with peak yields often occurring late in the summer or early fall, making them a reliable addition for gardeners seeking both flavor and productivity.

Cucumbers: Fast-Growing, Less Demanding, And Produce Like Crazy

For those looking to maximize output in a relatively short time, cucumbers are an excellent choice. Cucumbers are fairly agile climbers and can scale many types of supports, including trellises, or spread along the ground. They love warm soil and sunshine. Planting them in spring allows them to establish before the peak heat of summer, resulting in crisp, refreshing harvests. Keep your cucumbers picked, they come fast but if your vine gets loaded with mature cucumbers it will reduce production. Although there are hundreds of varieties, there are two main types of cucumbers – pickling and slicing. Whether pickled or sliced, cucumbers are a delicious addition to any garden plan.

Squash: Low Maintenance, Impressively High Yield

Squash, particularly summer varieties, are known for their productivity and ease of growth. Easy to start from seed, easy to transplant, fast growing and very productive, summer squash grow in a wide range of climates and soils with relatively little maintenance. They prefer full sun and fertile soil, and their broad leaves help shade the ground, reducing weed pressure. Whether you choose zucchini or yellow squash, planting in spring ensures a continuous supply during the height of the growing season. Their reliability makes them perfect for beginners and experienced gardeners alike.

Green Beans: Simple, Reliable, and Rewarding

Green beans round out the list as one of the most straightforward and rewarding crops to plant in spring. Growing them is easy and rewarding, and fun for both adults and kids. They germinate quickly in warming soil and require minimal intervention once established. Pole beans have several advantages over bush beans, including higher productivity, longer harvest periods, and better space utilization. The advantage bush beans have, besides not needing a vertical support, is their flexibility in succession planting. You can plant, harvest, and pull up, leaving time to plant another crop in its place. Consistent yields and ease of harvesting make them a practical choice for gardeners looking to enjoy fresh produce without extensive upkeep.

A Season of Opportunity

Spring planting sets the tone for the months ahead, and selecting the right crops ensures both success and satisfaction. By focusing on proven performers like tomatoes, peppers, cucumbers, squash, and green beans, gardeners can create a balanced and productive space that delivers throughout the season. With proper preparation, attention to soil health, and consistent care, even a modest garden can yield impressive results.

As the season unfolds, these foundational choices will not only provide fresh ingredients for the table but also serve as a reminder of the simple rewards that come from working the land.

The post Welcoming Spring: Five Best Vegetables to Plant Now appeared first on LANDTHINK.

In every state, the basic education to become a licensed real estate salesperson is the same. Every person seeking to obtain a license to sell real estate must complete a pre-licensing course. Once the pre-license course is completed, potential licensees must pass the state real estate license examination. Real estate agents who go on to specialize in land sales regularly encounter a number of issues that agents who work in the residential home sector rarely face when selling a home. Land agents must be armed with the knowledge, tools, and have the time needed to ensure quality service and a smooth transaction for their client.

There are several agent specialties and subgroups in the real estate industry, and each specialist can help you with different situations. Rural landowners need to choose an agent and a company that can market and sell their rural property in a way that meets the sellers’ objectives. Listing your timberland, recreational land, ranch or farm with a predominantly residential real estate agent can be a mistake. Pat Porter, with RecLand Realty, shares some questions you should ask that will help you choose a professional who can help you get the deal closed.

The post Avoid Residential Agents When Selling Rural Land appeared first on LANDTHINK.

Spring serves as a crucial transition period from indoor winter activities to outdoor summer activities. In a world dominated by screens and hectic schedules, getting kids outdoors is a wonderful gift that fosters creativity, improves mental and physical health, and offers essential benefits for their growth and emotional well-being. Spending time in nature fosters curiosity, creativity, and a sense of connection to the world around them. It encourages kids to explore new environments, engage in physical activity, and develop skills that cannot be learned indoors. From climbing trees and hiking trails to observing wildlife and planting gardens, outdoor experiences provide children with opportunities to learn through direct interaction with their surroundings.

The physical benefits of outdoor play are undeniable. Activities like running, jumping, and playing in natural settings improve motor skills, balance, and coordination. Outdoor play helps kids stay fit, maintain a healthy weight, supports better cardiovascular health and develop those all-important motor skills – all in the fresh air. Spending time in nature helps children manage stress, reduce depression, and improve focus. For children who are often engaged in screen-based activities or confined to structured indoor routines, the outdoors serves as a refreshing and restorative environment.

Nature also teaches invaluable life lessons about responsibility and sustainability. By interacting with the environment, children learn to respect and care for the natural world. The outdoors offers more than fresh air; it’s a classroom for life skills, responsibility, and appreciation for nature. Whether you’re taking your child on their first fishing trip or just taking a simple nature walk, these early experiences can spark a lifelong love for the outdoors. This connection instills a sense of stewardship, encouraging future generations to protect and preserve resources. Additionally, outdoor activities often promote teamwork and problem-solving skills as children work together to explore, build, or overcome challenges in nature.

Introducing kids to the outdoors isn’t just about having fun. It’s about passing on traditions, values, and an appreciation for nature that will last a lifetime. These experiences lay the foundation for healthier habits, a greater appreciation for the natural world, and a broader perspective that will benefit them throughout their lives. These early adventures, no matter how small, shape the next generation of conservationists, land stewards, ethical hunters, and responsible citizens.

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The February LANDTHINK Pulse revealed that 27% of respondents are MODERATELY OPTIMISTIC for the ag economy in 2026, while 25% of respondents are VERY OPTIMISTIC and 19% are SLIGHTLY OPTIMISTIC. As decreased selling prices and rising expenses continue to have a detrimental effect on the earnings of farmers cultivating row crops like corn and soybeans, the U.S. agriculture sector is beginning to falter. Due to rising prices for agricultural commodities worldwide, the agriculture industry was doing well in 2022. Since then, decreased prices for the four most produced commodities in the United States and rising production and shipping expenses have resulted in a decline in farmers’ profitability.

Last month, the February Pulse asked: How optimistic are you for the ag economy in 2026?

The United States Department of Agriculture (USDA’s) latest farm income forecast delivers the first estimates for 2026 while also significantly revising its outlook for 2025. Due to last year’s government shutdown, the USDA did not release its customary December farm income update, and many economists have been waiting since September for new predictions and farm revenue statistics. This February report marks the first update since September, and the changes are substantial. USDA now estimates that 2025 net farm income totaled about $154.6 billion, down roughly $25 billion from the $179.8 billion forecast in September. Net cash farm income for 2025 was similarly revised down to about $153.9 billion, nearly $27 billion below the $180.7 billion previously projected. The report essentially said that 2025 was worse than previously estimated. The 2026 forecast shows modest stabilization of the farm economy, but government farm payments will likely be playing an increasingly central role in profitability as financial stress indicators persist.

Ag Trends Framing 2026 and Beyond

1. Government payments continue to drive farm income in 2025 and 2026.

Government payments remain a key factor in USDA’s farm income outlook. USDA now estimates direct government payments totaled $30.5 billion in 2025. USDA forecasts direct government payments will rise to $44.3 billion in 2026, an increase of $13.8 billion from the revised 2025 level. Supplemental and ad hoc disaster assistance payments are forecast at $23.9 billion in 2026, driven largely by remaining Supplemental Disaster Relief Program (SDRP) payments that were not distributed in 2025 and Farmer Bridge Assistance Program disbursements at the end of February.

Due to changes to Agriculture Risk Coverage and Price Loss Coverage permitted under the One Big Beautiful Bill Act, farm bill payments that are triggered when commodity prices decline are projected to be $15.2 billion, up $13.1 billion from 2025. While conservation payments are anticipated to reach $5.3 billion, up $219 million from the previous year, dairy margin coverage payments are projected to reach $122.9 million, up from 2025.

The farm income rebound was government-funded, not market-driven. This is a telling signal for farmland and agriculture investors, since it shoes how much of the sector’s cash flow may be supported by programs rather than just commodities profits. These payments, which are linked to food security and the nation’s capacity to maintain production resilience during economic cycles, act as a stabilizing function during times of stress and market disruption.

2. Higher interest rates and tight credit are a central, challenging reality.

This has created a “liquidity crisis” for many operations, particularly in the crop sector. The high interest rates are severely compressing farm profit margins, increasing costs for land, equipment, and operating inputs.

The emphasis is now on debt structure, payback alignment, and liquidity management. In a tighter credit climate, producers are better positioned to preserve flexibility and lessen marginal pressure if they closely monitor their balance sheet and comprehend how loan terms interact with seasonal cash flow.

3. Financial pressure varies based on commodity type and operation.

Financial pressure varies significantly among farmers, with the highest stress concentrated on younger operators, those with high debt-to-asset ratios, and producers renting most of their land. There are significant financial disparities based on commodity type, farm size, and operator experience.

• Young farmers are facing severe financial strain due to a combination of high interest rates and the prevalence of variable-rate loans.
• Livestock producers have seen stronger performance driven by high animal product prices, although cattle producers still face risks if prices correct.
• Row-crop producers are facing acute pressure due to a 42-58% decline in commodity prices from 2022 highs, combined with high, persistent production costs.
• Diversifying farm operations in 2026 is a critical strategy for struggling producers to manage high input costs, thin margins, and market volatility. By expanding into new crops, livestock, or value-added services, farmers can reduce reliance on a single income stream, boost financial stability, and improve resilience against climate or trade shocks.

4. Farmland values are stabilizing, after years of rapid growth.

The stabilization provides a crucial buffer for farmers facing compressed margins, lower commodity prices, and high interest rates. Land equity (both as asset ownership and equitable access) is essential for farmers to survive by providing financial security, enabling access to credit, and ensuring long-term stability.

While land equity can solve short-term cash flow problems by converting illiquid land value into working capital, it does not inherently solve long-term profitability issues and can increase financial risk if not managed correctly.

5. Solid producers are turning to diversification and creativity

The most resilient farm operations are ensuring survival by blending creative, regenerative practices, such as using organic waste as mulch and managing soil health, with deep community relationships, including direct-to-consumer marketing, transparent farming, and shared stewardship models. By embracing sustainable and resource-efficient practices such as regenerative agriculture, many are creating more resilient, sustainable, and profitable agricultural businesses.

Most farmers plan to weather 2026 prioritize high liquidity, manage tight margins through strict cost control, and diversify income streams to withstand low commodity prices and high input costs. Even though economists says the U.S. farm economy is experiencing a significant, sustained strain, the welcome surprise has been the resilience of land values. Farmland supply has continued to be historically low, yet demand has remained stable. For farmers who own their land outright, the resiliency of the market is what’s keeping many of them in business with negative profit margins.

Do you have a suggestion for next month’s Pulse question? Submit your question and we might choose yours!

The post Pulse: Americans Hold Bold Optimism for 2026 Ag Economy appeared first on LANDTHINK.

Buying land for recreational use is very different from buying land for a future home.

Many buyers are simply looking for a place to camp with family, park an RV on weekends, or create a private hunting or outdoor retreat. Building a full time residence may not be part of the plan right now. The goal is to enjoy open space and have somewhere to get away.

Even so, there are a few things worth checking before moving forward. I have seen buyers purchase land for weekend use only to find out later that certain issues limited how they could use it, or what they could do with it down the road.

A property that works for recreation today should still give you options in the future.

Access

For recreational land, access matters more than anything else.

You may be comfortable driving down a dirt road or using a trail to reach your campsite. But it is important to confirm that access is legal and not simply informal.

Some parcels rely on roads that cross neighboring land without an official easement. Buyers may not realize this until years later, when surrounding ownership changes or someone decides to block access. I have seen this happen more than once.

Making sure the property has legal access recorded with the county can help protect your ability to reach it year round.

Drainage

Drainage can affect how you use the land even if you do not plan to build.

Low lying areas or properties that hold water after rainfall may limit where you can camp or park an RV. Wet conditions can also make it difficult to drive in during certain seasons.

Visiting the property after a rainstorm or reviewing elevation maps can give you a much better idea of how the land performs throughout the year.

Zoning

Zoning rules apply to recreational use as well as residential use.

Some counties allow overnight camping or RV stays. Others place limits on how long you can park or how often you can visit.

Many buyers assume they can use the land however they like for weekend trips, only to learn later that temporary RV use or seasonal stays are restricted.

A quick call to the county planning office can usually clear this up before you buy.

Future Improvements

You may not need utilities or a septic system today, but plans can change over time.

Some buyers later decide to install a small cabin. Others may eventually sell the property to someone who wants to build.

Checking basic soil conditions or flood risk now can help preserve flexibility and long term resale value if those plans shift later.

Seasonal Access

Recreational buyers often visit during hunting season or cooler months.

In some areas, rural roads are not maintained year round. Mud, snow, or steep terrain may affect seasonal accessibility.

Checking road conditions ahead of time and bringing a four wheel drive vehicle if needed can help ensure consistent access throughout the year. In snow prone areas, tire chains may also be useful.

It is also smart to bring water, snacks, and a portable charger when visiting remote parcels outside reliable cell service areas.

Conclusion

Recreational land does not need to be build ready or fully developed. However, understanding access, drainage, zoning, and seasonal conditions can help ensure the property supports both present use and future opportunities.

Taking time to review these details before purchasing can help you avoid limitations later and protect the long term value of your investment.

The post Love the Land? Make Sure It Works for You Later Too appeared first on LANDTHINK.

A land agent typically isn’t the first career field that comes to mind when you think of the world’s most dangerous jobs. Most of the time it’s a pretty safe, fun and often envied industry to be in. Sadly, in today’s world, there are inherent dangers and risks involved in regular real estate activities.

As a land agent, you are responsible for showing property to people all day, every day. You’re often alone in very remote, rural areas. This can be especially scary given the fact that you don’t always know who you are meeting.

Having a firearm on your side doesn’t mean that you are going to need it, but if you do find yourself in a situation that requires that you protect yourself, it can mean the difference between life or death.

If you’ve thought about buying a firearm to carry with you, Pat Porter, with RecLand Realty, offers a few more reasons why you might want to consider it (or not).

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Editor’s Note: This is the tenth in a question-and-answer series with land real estate professionals — land agents, mortgage brokers, auctioneers, attorneys, timberland professionals and more. There’s a lot of information about the national real estate market out there, but it’s tough to find answers to your specific land real estate questions — until now. LANDTHINK believes that a lot of the stress of buying, selling, and owning land can be reduced or eliminated with some simple information from some of the best in the land industry.

Landbuyer Question:

I’m moving to a state where mineral rights are a big deal. I’ve found a 110 acre tract of land that I want to buy and eventually build a home. The seller doesn’t care about surface rights, but wants to retain the mineral rights. I have not put an offer on it, and I haven’t seen the property in person yet – only the pictures. Should this be a “deal breaker”? Would you recommend passing on any parcel of land if the mineral rights don’t convey? I would appreciate any suggestions that would help me make an informed decision before purchasing.

Jonathan Goode, Broker and Founding Partner at Farm and Forest Brokers

Thank you for this question. In parts of Alabama, where I practice, there are many different types of minerals, oil, and gas that can be mined or extracted, so the impacts on a property vary significantly. Without knowing the particular details of where you are looking to purchase, here are a few considerations to factor into your land purchase as it pertains to mineral rights and the eventual building of your home. Before getting too deep into the minerals discussion, I would suggest you go look at the land as a practical first step. Pictures are great, and often alluring, but it is hard to get an accurate feel for the topography, surroundings, and general feeling of a place from a listing on a website. If the land grabs your attention, explore the surrounding area a little more carefully to see if mineral exploitation is active and visible. If you still like what you see regarding the property and surrounding area, then give some more time to the minerals question.

In many parts of Alabama, mineral rights were severed from the surface rights as much as a century ago. If ownership of the mineral interest is unclear, the only way to know for sure who owns the mineral rights is to have a minerals abstract done on the property. This typically costs considerably more than simply having “title work” done. An abstractor or landman will go all the way back to the original patent, which is when the property was originally transferred from government ownership to an individual. The minerals abstract should be able to identify who holds the mineral interest of record associated with the property. In this case, if the seller is planning to retain the mineral rights, then here are a few considerations.

1. What minerals or substance could potentially be mined at the site you are looking to purchase? There are some minerals that in order to be extracted, involve impacting large areas of the surface. Some minerals, oil or gas may only need to impact the subsurface. I would try to understand what is sought after in the immediate area, and what methods they use to extract them. Look for signs of active exploration in the area, and ask neighbors about mining nearby. In Alabama, the mineral estate is considered dominant over the surface estate, meaning the mineral owner has certain legal rights to access and use the surface to develop those minerals.. This does not mean that the holder of the minerals has unlimited power over the surface- there are laws and restrictions to how they may use the surface above their mineral interest.
2. Would the owner be willing to convey a fractional interest in the mineral rights to you, so that you have some stake in them as well as the surface rights? If you could get 1/2 or 1/4 of the minerals, that would give you some decision making ability. I don’t provide legal advice, but there are also “Executive Rights” associated with those minerals. Whomever holds the executive rights has the ability to negotiate the minerals leases, terms for mining, and royalty rates. If all the landowner is concerned with is the royalties from the minerals, you might be able to obtain the executive rights which allow you to set the terms the minerals could be extracted, and they would benefit financially.
3. If subsurface mining is done, you will want a geologist and an engineer to review the site to make sure it is suitable for your intended use. The ground needs to be stable, and not susceptible to sinkholes, excessive vibration, or noises that come from such operations. Surface mining operations frequently come with loud noises, heavy truck or rail traffic, dust, smells, and vibrations from blasting and heavy equipment.
4. It is possible that a mining operation might have impacts on surface or ground water. If you are considering well water as your source of potable water for your home, this might be a consideration.
5. Will the owner reduce the price of the land in exchange for the right to retain the mineral interest? You can adjust your offer to reflect your perceived risk to your intended use of the property.

The list above are things I would consider from the outset. As with anything, people have different levels of what they are willing to tolerate. Do your due diligence and determine if the absence of mineral rights is something you can live with. Many of the properties that I have sold have been subject to minerals exclusions. Some states have laws that cause mineral rights to revert back to the surface right owners if there has not been some effort made to explore for or extract minerals in a given time frame. Some of those states call them Dormant Minerals Statutes or Acts, but Alabama does not have such a policy. You could try to negotiate a reversion clause in the contract which allows the landowner 5 to 10 years to explore for minerals, and if they lie dormant, then the mineral rights would revert back to the surface owner.

Mineral exclusions are common in Alabama and do not automatically make a property undesirable. The key is determining the likelihood that mineral development will interfere with your intended use — and adjusting your due diligence and pricing accordingly. Your goal is to make an informed decision as to whether the impacts from that exclusion will still render the property suitable for your intended uses. You should have a reputable real estate agent that can connect you with a good real estate attorney, geologist, and engineer to help you work through your due diligence on a purchase like this. Thank you for a great question!

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