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Property Data-General Information |
| Size: |
To determine acreage, we use surveyor's parcel maps if available or county assessor's parcel maps. We find them extremely accurate, but they are never used to determine acreage in escrow. That is done with a legal description.
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| Location: | For each listing, labeled aerial maps should guide you to
the property, along with the written description. Most of our listings are on the "West Side," which means west of the San Joaquin River.
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| Soil: | Soil is often a
critical factor in
determining value of
land. Under the column
"Area", we have
simply estimated the
soil map for an
approximate
determination of
acreage. The "Soil
Type" column
consists of the name of
each soil as depicted by
the most recent work of
the University of
California. The third
column lists the
"Storie Index
Rating" which is a
simplified, but accurate
standard of a soil's
value. All soils are
rated on a scale from 0
to 100% by the
University of
California.
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| Water: | Our
primary source of water
emanates from the Sierra
Nevada Mountain Range.
All of the early
irrigation districts
were formed close to the
San Joaquin River.
Later, when the Delta
Mendota Canal and the
California Aqueduct were
built near the
foothills, new water
districts were formed.
Pumping ground water
from deep wells is often
economical on ranches
within two or three
miles of the river.
However, near the
Coastal Mountain Range,
water must be pumped
from a greater depth.
The hill country West of
the I-5 Freeway has
little or no water. A
simple rule of thumb to
figure water cost per
acre is to assume that
an average crop takes
about 3 acre feet of
water per year. However,
this figure may vary
with different
irrigation methods.
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| Irrigation: | Common
irrigation methods
include furrow, solid
set sprinklers, drip, or
micro sprinklers. There
are advantages and
disadvantages to all
methods. Although drip,
sprinkler, and
micro sprinkler methods
may be expensive
initially in terms of
equipment and labor,
they maximize water use
efficiency. Also, the
rate of application
essentially controls the
rate of water
infiltration causing the
soil variability's and
slope to be less
determinant in
irrigation management.
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| Drainage: | On the west side of the San Joaquin River, every
time water is applied by
furrow irrigation, there
must be drainage for
excess surface water.
Some water districts,
when established,
provided for drainage,
but some did not. If
there are no surface
drainage rights, the
landowner or farmer must
manage a return system
or set up sprinklers to
minimize drainage.
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| Plantings: | The variety of the crop and the row spacing vary from ranch
to ranch. Every
individual farmer has
his own idea about what
is best. In general,
most newer varieties
favor close plantings to
maximize land usage.
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West Side Crops
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| Mineral Rights: | Except
for instances when the
oil companies randomly
hold leases on some of
this property, there is
no apparent value. There
has not been much
success from exploration
on the west side, with
the exception of a
10,000 acre gas pool
that was discovered in Vernalis in the early
1940's. Mineral rights
may be owned
independently of deeded
surface rights, however
they rightly should
convey with the title.
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| Leases: | A normal
crop year is from
November 1 to October 31. Typically, leases are set up two ways: cash or
share. A cash rent lease is secure. A share or percentage lease
is riskier but with possible higher returns. It is customary in
this area for the landlord to pay the property taxes, and assessments
while the tenant pays for the cultural costs including the water.
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| Taxes: | Most of
the farmland on the
west side is under The
Williamson Act Contract,
also known as the
California Land
Conservation Act of
1965, a California
Statute which allows
local government to
enter into long-term
contracts with
agricultural landowners
by lowering property
taxes as an incentive to
continue agricultural
use of the land. This
does not apply to the
building of a single
family residence. Property not
in the Williamson Act
can be taxed up to 1.1%
of the sales price.
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| Terms: | The Federal Land Bank and some life insurance companies are making loans in this area. To determine what your periodic amortization payments would be on a given balance, you may use the following link: | |||||||||||||||||||||||||||||||||||||||||||||||||||||||
http://ray.met.fsu.edu/~bret/amortize.html Example: If the principle amount is $500,000 with an 8% interest rate and a term of 30 years, multiply by .10185. The result will be the same payment amount each year, but principal and interest are both included. Example: $90,000 x .10185 = $9,166.00 per year. All information deemed reliable, but not guaranteed. |
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Copyright ©2001 - 2010 Shane P. Donlon All rights reserved. |