Cota Farms' Blog

April 5, 2019

How To Sell Your Farm -part 1

Filed under: The Plan — Cota Farms @ 2:36 pm
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Before we begin let’s address the obvious: if you’re a farmer or someone who wanted to be a farmer but you failed at it and now have to sell your farm, then you know little to nothing about selling a farm. You need help! I have a neighbor, a good friend or so I thought, who has a realtors license (he told me so) and offered his services. We made plans to make more detailed plans with dates and times confirmed and then he just stopped communicating with me. I was confused and disappointed. (I hope he is alright and maybe he decided he just didn’t want to be bothered.) It did bother me for awhile though and eventually I ask around and found a realtor that was highly recommended.

She is probably the only person who has a chance of selling my farm for what I want in the way I want to do it. I know this because she told me so. I told her “wow! I really needed to hear that kind of confidence”. So get a realtor and pay them the most you can to motivate them to do a good job. This is one of those times when you really can get what you pay for and capitalism can live up to the hype.

There are different reasons people sell their farms and or homes but I am focusing on the one where you are too poor to hang on to it and therefore you don’t have any money to remodel the place first in hopes of getting a better offer. That’s the reason that requires a list. The list comes in three parts.

The first list comprises those things that must be done so that people don’t just pass over your property. It also includes those things that must be done in order to qualify for FHA approval and bank financing. Most buyers will be seeking a mortgage. I had to put new gravel down so people could get to the house without breaking an axial. I will also have to complete my deck repairs and put up more railing to meet building codes and insurance requirements.

The second list comprises those things that, under better circumstances, should be done because it obviously devalues the house or property. There are missing roof shingles and patches from previously missing shingles. Each winter some shingles are blown off and as the roof ages the number of missing shingles increases. It is time for a new roof. I had envisioned a metal roof in a striking color like hunter green. That ain’t gonna happen so there will be more patches. There is probably a number somewhere that tells you the difference in market value with and without a new roof but it is moot. I think I got some basic painting covered though.

The third list comprises those things that won’t make any list for me but probably would for other people in other worlds. We haven’t had television for many years but sometimes when I am sitting in a doctors office or even waiting to have a car serviced I catch a little bit of television. There is a show I have seen more than once that is about people who want to buy a house and sell their house at the same time. The idea of the show is to fix up your old house before you sell it and sometimes they like their old house after they fix it up enough to just keep it. I think what those people do would fill up the third list.

yellow hallway

I met with my realtor today and she helped me to better arrange my lists, that’s one of the things that a good realtor does. She helped me understand that I can’t just throw a coat of paint inside the house I have to remove the colors as well. It was my intention to just match what was there. I was wrong about that. I love the yellow hallway but it has to go. She also helped me to understand that after we cleaned the house she would send over someone to clean the house. Fortunately pride is something I lost when the farm failed. Selling your house is a lot about undoing all that made your house your home. It makes sense, the house must be blank before it can become someone else’s home.

I already knew I needed a realtor but now I understand better why I needed a realtor. What I really needed was a good realtor! Unfortunately realtors are no different from any other professional like lawyers or doctors or dog groomers, half of them are just not very good at what they do. (Man could I tell you stories about dog groomers.) I was lucky, the second time, and found what seems to be a good realtor. Stay with me to find out just how good she turns out to be.

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April 3, 2019

Maintenance – Selling The Farm – Part 2

Filed under: The Plan — Cota Farms @ 7:47 pm
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New Gravel

Before you can list your property you have to do all those things that you never got around to while you were going about the business of living and farming. It’s a sad irony that I have to clean up the farm and the house, perform maintenance and a hundred other small jobs to make the place one that I would want to live in before I can sell it. It’s kind of like punishment for failing to be successful. You would think that failing would be punishment enough but there are still many more painful moments yet to come; why don’t you follow along with me so you can witness the whole sordid affair.

The driveway has been in need of new gravel for at least two maybe three years. It will be one of the first things that a potential buyer will see and can not be put on the -sell as is list-. I’ll talk about the lists in another post. We have a long driveway which is always desirable except when it comes time to purchase gravel or when it is covered in ice and snow. I’ve noticed neighbors (that can be anyone within several mines in the country) that have put asphalt on their driveways and it looked good. I did a little calculating in my mind concerning what this would cost and it added up to me hating my neighbors, give or take a thousand dollars. We are fortunate to have a quarry just a stones throw (a stones throw, am I funny or what) from the farm so we naturally went with quarry gravel. Limestone is the preferred material to use but it is at least twice as much and in my experience and inspecting nearby driveways, it doesn’t really last any longer although this is the common wisdom.

On two occasions I used slag which is comparable in price to quarry gravel and outlasts gravel or limestone. I like slag because it melts the ice and snow away faster, it looks nice and it packs at least as well as limestone but there are two problems with it; it is not always available and it often comes with sharp objects that can cause a series of unexpected flat tires.

The gravel in the pic is about 23 tons and costs about $500. I will need about twice that much more to complete the area near the house and fill in the areas missed by the tailgate spread. This is the most money I plan to spend getting the property/house ready for show. I have already arranged to trade a Wheel Horse mower for some interior painting. Other items I will give away to good friends and maybe sell a few things. A lot of things will just be hauled away to the dump. I think that could be a poem.

April 1, 2019

Cleaning Up The Mess – Selling The Farm – Part 3

Filed under: The Plan — Cota Farms @ 3:21 am
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The farm has greatly suffered along with my deteriorating health. It’s a mess! So many half finished projects and failed experiments all there having to be cleared away before the property can be shown. I’ve made arrangements with some local Amish boys to help with what I can’t do. The high tunnel alone will take a long day to clear out and make presentable.

A mess on the farm

I’ve been working with one family for many years now and as the boys grow and move on to their own families I employ the younger ones. It is a joy to work with them and be around their family. They are a testament and proof to anyone who cares to see it that life can flourish outside the culture that we are programmed to serve. (I am using all my limited writing skills to be as subdued as I can. The ‘in your face’ approach never works out well.) This is/was a rural community with small and large farms but there is no available labor to be had among the young people here save the Amish. To be blunt, our youth will just not work that hard. Any wonder we have so much work for Mexican immigrants – ops, did I go too far?

Ours in not the only farm that is up for sale. In our small county there are many farms stopping operation and the land is being sold off. I can right now point to two dairy farms that I have visited that are finished. But not to worry as milk, cheese and ice cream actually comes from the grocery store, right? Yes that was a rant, sorry, as I was saying we are lucky to have help dismantling out small farm. Just last night a very young Amish man and his little brother were here loading lambs for us to go to the Easter auction. Without their help our options would have been frightening. You can’t find sheep wranglers on Craigslist.

There’s a lot to clean up outside the house which is a whole other issue. Some of the money from the sale of the lambs will pay for more gravel which will be spread and raked by, yep, the same sheep wranglers. They have many other talents as well like roof repair. Sure you could, if you have lots of money, hire a contractor to come give you an estimate that usually borders on the ridiculous and hope they actually show up to do the work. (It has been my experience that at least half the time they do not.) But we have learned from past mistakes and found other ways to get things done.

I arranged to have them come back for a couple days work of cleanup before the next load of sheep are hauled off. They will also be doing the bulk of the cargo trailer conversion, we discussed some details during the trip back to their place. They don’t drive so I happily pick them up and drop them off. You can follow the trailer conversion right here so check back occasionally. I’ve decided to go with the Murphy bed that allows for a tiny sitting area that looks out on a double glass door framed into the back end that opens onto the ramp door deck. Got all those ideas from YouTube videos.

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