Size: To determine acreage, we generally rely upon the county's assessed acreage since that figure is commonly recognized.

Location: For each listing, labeled aerial maps should guide you to the property, along with the written description.

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. Land west of the I-5 Freeway has little or no water. A rule of thumb to figure water cost per acre is to assume that an average crop takes about 2.5 acre feet of water per year. The cost of the water varies on the water district in which the land is located.

Soil: The fertility of the soil is often a critical factor in determining the value of land. The natural resources conservation service produces data that classifies and rates the different soil types that ungulate throughout the valley. We make this data availabe through our website and on the flyers that we produce for properties that we have for sale.

Irrigation: As technology develops and water as the resource becomes scarce, irrigation methods are transitioning into drip, micro or sprinkler systems. An initial capital investment is required to establish the infrastructure, but the systems maximize efficiency and fertilization application.

Drainage: When water is applied to agricultural property in the San Joaquin Valley often times it must be drained. Different regulations apply in different areas concerning the rights to drain excess irrigation water and should be considered when researching the feasibility of a purchase.


West Side Crops

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 irrigation water.

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.

Terms: The Federal Land Bank makes loans for farmland in the San Joaquin Valley. If you wish to speak with a representitive from a federal land bank, we would be happy to connect you.

Providing Quality Agricultural Real Estate Services to California