The National Land Podcast

California's agricultural land market is unlike anywhere else in the country, and right now it's navigating two forces at once: collapsing commodity prices for specialty crops like almonds and pistachios, and sweeping groundwater pumping restrictions that are rewriting land values from the ground up. Brian Neufeld, a land agent based in California's Central Valley with licenses across Alabama, Florida, and Georgia, breaks down what those forces mean for buyers and sellers heading into 2026. He covers how water supply has become the first question every buyer asks, why some properties have sat unsold while sellers wait for a market that may not return, and where hidden value exists in so-called "white land" areas with restricted water delivery. For investors willing to do the underwriting work, Brian sees opportunity in a market that is painful today but structurally limited in supply long term. Talk to Brian Neufeld https://nationalland.com/real-estate-agent/brian-neufeld   Visit National Land Realty to see our listings https://www.nationalland.com   

What does the agricultural land market really look like heading into 2026? Shannon Schlachter, a land agent based in Holyoke, Colorado, just 14 miles from the Nebraska border, breaks down current conditions across northeastern Colorado and western Nebraska. Shannon covers why dry land acre prices have softened from $2,200 toward the $1,950 to $2,000 range, how high input costs, 9% operating note interest rates, and drought conditions are creating widespread buyer hesitation, and why FSA relief payments could be the catalyst that jumpstarts activity in Q2. She also outlines three distinct seller profiles emerging in this market and explains why, for patient investors, this valley in land values may represent a genuine buying opportunity before appreciation returns.   Talk to Shannon!  https://nationalland.com/real-estate-agent/shannon-schlachter   Visit National Land Realty to see out Land for Sale https://www.nationalland.com

Oklahoma land broker Dillon Smith returns to The National Land Podcast for a boots-on-the-ground update on the western Oklahoma land market — and delivers the kind of straight talk that only comes from an agent who's actually closing deals. Based in Kingfisher, Dillon breaks down exactly what's moving and what's sitting: cattle pasture is gaining value on the back of a red-hot beef market, wheat ground is softening as input costs outpace grain prices, and recreational hunting land is holding steady for the right tracts in the right spots. The central theme of this episode is pricing discipline. Dillon explains why overpriced listings are stalling out across the board, how he handles the hard conversation with sellers who bought at peak prices and now expect peak returns, and why he believes western Oklahoma has shifted into a buyer's market — where pricing correctly isn't optional, it's the whole ballgame. He also digs into highest-and-best-use analysis, water access as a rising factor in land value near Oklahoma City's suburbs, and the land improvements (ponds, fences, access roads) that are actually moving the needle for sellers. Whether you're buying, selling, or holding farmland, ranch ground, or hunting property in Oklahoma or anywhere in the rural Midwest, Dillon's practical advice on market timing, seller expectations, and broker pricing opinions is the kind of insight that helps you make better land decisions.   Talk to Dillon Smith https://nationalland.com/real-estate-agent/dillon-smith   Visit National Land Realty https://www.nationalland.com

Morse Nursery’s Tim Mills and National Land Realty agent Jacob Jenkins explain how to “row crop” hardwoods with proven genetics, tree tubes, and tight management to create reliable timber and wildlife results. From West Lafayette, Indiana, Morse grows grafted fruit and nut trees and supplies Tree Pro tubes that speed straight, tall growth. They cover black walnut and white oak veneer genetics, blight-resistant American hybrid chestnuts that bear in 3 to 5 years, planting densities of 100 to 125 trees per acre on 20-foot centers, and why weed control and pruning discipline make or break a planting. For hunters, they map staggered drop times across apples, persimmons, and chestnuts to hold deer after surrounding crops are harvested. For investors, Tim outlines chestnut orchard math at maturity around year 15, with 2,000 to 3,000 pounds per acre and common wholesale pricing near 4 dollars per pound, while guiding to a conservative target near 6,000 dollars per acre.   Morse Nursery:  https://morsenursery.com/   Talk with Jacob Jenkins:  https://nationalland.com/real-estate-agent/jacob-jenkins   National Land Realty https://www.nationalland.com

Forester and timber consultant Kraig Moore (KY/TN) breaks down the 2025 hardwood landscape: prices up roughly 3% YoY overall (net flat after inflation), sharp species splits (yellow-poplar +~20%, sugar maple +20–30%, white oak −~11% YoY but +~52% over 5 years; walnut +~85% over 5 years), and fragile mill capacity after 100+ sawmill closures in two years. He explains how tariffs, China’s historic pull for ~40% of U.S. lumber, and production shifting to Vietnam (labor ~⅓ cheaper than China) are reshaping demand. For landowners, the play is smart silviculture, competition-driven quality, patch clear-cuts/group selection, avoiding diameter-limit cuts, and aligning to mills within ~60–90 miles, to grow value and keep white oak (bourbon barrel essential) regenerating amid maple/beech pressure. Kentucky is ~50% forested, and with interest rates easing and housing starts improving, Kraig is cautiously bullish on hardwoods as a diversification pillar. Episode takeaways: Market snapshot: Hardwood prices ~+3% YoY overall (inflation-adjusted ≈ flat), with big winners (yellow-poplar, sugar maple) and laggards (hickory; white oak down YoY but strong 5-yr trend; walnut dominant long-term). Capacity risk: 100+ sawmills gone in two years; if demand pops, supply could choke, pushing prices up fast. Trade shift: China historically bought ~40% of U.S. lumber/logs; tariffs drove processing to Vietnam (labor ~⅓ cheaper than China), altering log vs. lumber economics. Profit strategy for landowners: Manage for competition (natural pruning/straightness), use patch clear-cuts/group selection, avoid diameter-limit cuts, and time sales to species cycles. Operational realities: Best ROI when mills are within ~60–90 miles; steep terrain or helicopter logging crush margins. White oak future: Main challenge is regeneration, not overharvest, control shade-tolerant maple/beech, open canopy on the right aspects, and keep foresters involved. Talk to Kraig Moore:  https://nationalland.com/real-estate-agent/kraig-moore   National Land Realty https://www.nationalland.com 

Jesse Allen, vice president of National A Content at Farm and Ranch Media, joins to talk about the real state of U.S. agriculture and ag media. He hosts Agriculture of America on roughly 60 stations and SiriusXM 147, plus Market Talk and the American Ag Network. We cover sub $4 corn, $9 soybeans, record beef prices alongside the lowest U.S. cattle inventory in 60 years, and the squeeze producers feel heading into 2026. The conversation also digs into mental health in rural communities, the rise of spray drones and autonomy, and why crops like canola and camelina are gaining attention for sustainable aviation fuel. Episode takeaways: Grain margins are tight with sub $4 corn and $9 soybeans while input costs remain elevated. Cattle prices are high while national herd size is at a 60 year low, drawing policy attention. Mental health deserves proactive check ins across farms, families, and rural teams. Drones, see and spray systems, and autonomy can fill labor gaps and improve precision, with payload limits still a constraint. Interest is growing in canola, camelina, and sorghum as diversification plays, including ties to sustainable aviation fuel. Barriers to entry are rising as equipment and land costs climb, making creative financing and succession planning more important. Farm and Ranch Media Linktree: https://linktr.ee/farmranchmedia Agriculture of America https://www.agricultureofamerica.com Market Talk https://www.markettalkag.com American Ag Network https://www.americanagnetwork.com   National Land Realty https://www.nationalland.com 

Gabe Goodson, a National Land Realty agent in Alabama, breaks down exactly how to design, build, and manage small duck impoundments that actually hold birds. We cover ideal water body size (start around 2 acres), target depths (12–16"), clay-based soils (plus when bentonite makes sense), drawdown timing, pump/ice strategies, and moist-soil management that feeds ducks all season. Gabe also outlines realistic acreage needs (often 10–15 acres to support ~2 acres of water), common permitting paths (NRCS, local water-rights holders), and current land costs in his part of Alabama ($8k–$11k/acre) to help buyers budget the full project, not just the dirt. If you’re a landowner, buyer, or waterfowl hunter looking to add dependable duck habitat, this is a step-by-step playbook from soil test to first flights. Episode takeaways: Start with soils & water: Target clay subsoil to hold water; avoid sand. Bentonite is a Plan B, not the plan. Right-sized water: About 2 acres of water at 12–16 inches depth shows well from the air and is ideal for dabblers. Acreage math: Plan on 10–15 total acres to comfortably support a ~2-acre impoundment and buffers/blinds. Moist-soil > monoculture: Staggered drawdowns (e.g., pull boards every couple weeks) promote diverse natural feed; rotate light disking every ~3 years. Plant strategy: Use natural seedbank where possible; supplement with Japanese/browntop millet when needed. Don’t mirror neighbors, be different if they all flood corn. Budget with eyes open: In Gabe’s market, raw land often runs $8k–$11k/acre; clay on-site saves real money on levees and sealing. Permits & neighbors: Start with NRCS and local water-rights owners; place blinds/shot angles to avoid 6:15 a.m. neighbor conflicts. Timeline: A well-planned impoundment can be built over one summer if the site is dry enough for dirt work. Common failure: Skipping soil tests and design, then discovering the “pond” won’t hold water. Contact Gabe Goodson https://nationalland.com/real-estate-agent/gabe-goodson   National Land Realty https://www.nationalland.com 

Foreign ownership of U.S. farmland is a political lightning rod, but economist Danny Munch from the American Farm Bureau Federation walks through what the data actually says. Using USDA’s AFIDA reports, he explains that only about 3.61% of privately held U.S. ag land (roughly 48–49 million acres) is foreign-owned, and more than 60% of that is held by allies like Canada, the Netherlands, Italy, the U.K., and Germany. Much of the recent growth is tied to renewable energy leases and timber, not foreign governments trying to control food production. China, despite endless headlines, is associated with roughly 277,000 acres—about the size of one average Ohio county—while individual billionaires like Bill Gates own similar amounts and are arguably more influential through narrative and advocacy than acreage. The episode also digs into data gaps, shell companies, national security reviews, and why Farm Bureau members are just as worried about preserving private property rights as they are about foreign flags on land titles. Episode takeaways: Foreign investors own about 3.61% of privately held U.S. agricultural land (≈48.8 million acres), and over 99% of all U.S. land is either U.S.-owned or held by countries generally considered allies. Canada alone holds about 15.35 million acres—more than a third of all foreign-owned U.S. ag land—followed by European players like the Netherlands and Italy, with large positions in timber and renewable energy, not row-crop land grabs. The big run-up in foreign-owned acres since 2010 is driven heavily by wind and solar leases plus timber, not foreign control of food production; roughly half of foreign-held ag land is forest land. China’s ownership, after USDA data corrections, is roughly 277,000 acres, about half of which came through acquisition of a U.S. pork company and another big chunk from a now-blocked Texas renewable project—politically noisy, but tiny in acreage and not a serious land-based strategy for national security. AFIDA data is the best tool we have, but it’s messy: weak enforcement, paper forms, limited staffing, and only tracing ownership three tiers deep mean shell structures and Cayman Islands registrations can obscure the “warm bodies” behind some acres. Farm Bureau members are increasingly uneasy about private mega-owners and narrative power (think billionaires and foundations) and about bad laws passed for headlines, not solutions—especially when those laws threaten core private property rights and ignore existing tools like CFIUS, which already reviews and can block risky foreign transactions. American Farm Bureau Federation https://www.fb.org/   Foreign Investment in U.S. Ag Land – The Latest Numbers https://www.fb.org/market-intel/foreign-investment-in-u-s-ag-land-the-latest-numbers   How it Works — Understanding the Committee on Foreign Investment in the United States https://www.fb.org/market-intel/how-it-works-understanding-the-committee-on-foreign-investment-in-the-united-states   Foreign Footprints: Trends in U.S. Agricultural Land Ownership https://www.fb.org/market-intel/foreign-footprints-trends-in-u-s-agricultural-land-ownership   National Land Realty - Buy, Sell, Lease, or Auction Land https://www.nationalland.com 

The National Land Podcast sits down with journalist Chris Keyes—former Editor-in-Chief of Outside Magazine and founder of Republic, a new nonprofit newsroom dedicated to America’s public lands. We unpack why the outdoor recreation economy ($1.2–$1.3T) depends on access, how public-lands realities differ East vs. West, and what’s really at stake in debates over federal-to-state land transfers vs. outright sales. We examine recent proposals to open public land for housing, the role of BLM multi-use mandates (recreation, grazing, extraction), and why the recreation economy needs a louder seat at the table. Chris breaks down wilderness area rules, wildfire policy (staffing cuts, prescribed fire, and a push to unify wildland firefighting), and the ripple effects on gateway towns, ranching (millions of cattle on BLM allotments), outfitters, and everyday hunters and anglers. We also touch sustainable timber practices, old-growth forests, and the lived reality of Western access—dispersed camping, trail use, and why once access is lost, it rarely returns. If you own land, want to buy land, or just love being on it, this conversation delivers clear, nonpartisan insight into how policy choices impact recreation, agriculture, and rural economies. Learn more or support Republic at republic.land. Episode takeaways: What Republic is and why a public-lands newsroom matters East vs. West access dynamics and why they shape policy debates Recreation’s economic weight vs. extraction and grazing interests Wildfire staffing, coordination, and forest management realities Practical implications for landowners, buyers, and outdoor users RE:PUBLIC  https://www.republic.land/   Donate to RE:PUBLIC   National Land Realty https://www.nationalland.com 

Soybeans are all over the headlines right now but you might not realize they drive American ag—and North Carolina is a prime case study. Charles Hall, Executive Director of the North Carolina Soybean Producers Association, returns to break down what’s actually moving the market this year: tight farm margins, a potential price rally that hasn’t materialized, and a flood of supply with limited in-state storage. We cover why 75% of NC beans are rated good-to-excellent yet profitability remains elusive, how a 1.6M-acre crop meets constrained crush capacity after an ADM plant closure, and why six-hour delivery lines are more than an inconvenience—they’re a cost center. Hall explains China’s stop-start purchases, Brazil’s rapid expansion (and quality trade-offs), and how shifting tariffs hit farmers twice—at the elevator and on input invoices. We dig into weed resistance, the dicamba drift debate, and why new chemistries take ~20 years to clear regulation. On the opportunity side: renewable diesel and sustainable aviation fuel are reshaping crush margins by pulling harder on oil than meal. We also hit risk management wins (higher reference prices, improved crop insurance) and why the farm “safety net” still hangs inches above concrete. If you own rural land, lease ground, or care about U.S. food and fuel security, this episode lays out the stakes—straight. Key Takeaways Margins are thin: Inputs up, prices not keeping pace; profitability remains “right on the bubble.” Big crop, tight logistics: ~1.6M acres in NC; ~75% rated good/excellent; limited storage and recent crush capacity loss create delivery bottlenecks. China & tariffs: New-crop U.S. purchases lag; tariff volatility depresses demand and raises input costs (equipment, herbicides, nutrients). Brazil vs. U.S.: Brazil gained China share post-2018; quality/logistics trade-offs vs. NC’s local hog & poultry demand. Weed resistance is constant: Fewer approved chemistries, dicamba drift concerns; regulatory timelines are long. Energy demand shift: Renewable diesel/SAF increasingly drive crush margins via soy oil, not just meal. Risk management: Higher soy reference prices and crop insurance tweaks help, but the “safety net” is still low. North Carolina Soybean Producers Association https://ncsoy.org/   National Land Realty https://www.nationalland.com 

Wayne Cawley turned a neglected high‑density apple orchard into Redemption Farms—a thriving U‑pick and farm‑stand business—by grafting apple varieties, adding strawberries, peaches, pumpkins, and using social media to mobilize customers. With Sue Hudson (NLR), we dig into financing, location strategy, strawberries, and what it actually takes to make a small farm cash‑flow. Recorded in Maryland’s Eastern Shore farm country, this episode is a practical blueprint for building a direct‑to‑consumer U‑pick farm—from acquisition and financing to crop selection, infrastructure, and marketing. Guest: Wayne Cawley, owner of Redemption Farms (Denton, MD)—a 38‑acre, two‑parcel farm split by a major highway—revived an abandoned high‑density apple orchard and layered in strawberries (annual plasticulture), peaches, cherries, plums, blackberries, and a pumpkin patch to give customers something to pick from late April through early November. Guest: Sue Hudson, National Land Realty agent (Maryland), represented Wayne as buyer and breaks down the site selection + permitting pitfalls that make or break roadside agribusinesses. Redemption Farms (Facebook) https://www.facebook.com/redemptionfarmsmd/    Redemption Farms (Website) https://www.redemptionfarms.com/    National Land Realty https://www.nationalland.com   

The Midwest row‑crop math is ugly: cash prices are ~$4 corn and ~$10 soybeans against break‑evens near $4.50 (corn) and $11.50 (soybeans). University of Illinois agricultural economist Dr. Gary Schnitkey breaks down what’s driving it and what landowners, operators, and lenders should expect. What we cover Tariffs & trade: No Chinese soybean bookings so far this season; China is favoring Brazil—and financing its export infrastructure. Result: lower U.S. prices now and a tougher long‑run soybean outlook. Cost structure: Seed/fertilizer stayed high; machinery costs jumped ~25% (2021–2023). Million‑dollar combines and pricier parts make scale (or equipment sharing) more critical. Break‑even reality: ~$4.50 corn / ~$11.50 soybeans vs. ~$4/$10 cash—why margins are negative without aid. Government payments: 2024 ad‑hoc aid (~$10B nationally; ~$37/acre in IL) kept incomes from going red; 2025 budgets assume ~$65/acre commodity title payments plus another ECAP‑style package. Policy support is holding up cash rents and land values. Farmland values & rents: Off the peak and largely flat. If payments fade, expect downward pressure; a gradual ~20% decline over time isn’t off the table if current conditions persist. Crop switching & regen: Few viable pivots in the Corn/Soy Belt. Lower prices slow regenerative adoption (transition takes time and can ding yield early). Great Plains likely adjust first. Livestock: Bright spot—cattle margins remain strong. Outlook: Barring a major shock (e.g., Brazil/US drought), expect $4 corn / $10 soybeans to stick. In the meantime, the sector is effectively “going to Washington.” Guest: Dr. Gary Schnitkey, Professor of Agricultural & Consumer Economics, University of Illinois; works with FBFM (Farm Business Farm Management) and Precision Conservation Management (PCM) datasets.   Read about Dr. Gary Schnitkey https://asc.illinois.edu/directory/gary-schnitkey/   National Land Realty https://www.nationalland.com 

Policy is slamming the countryside. Chris Clayton (DTN/Progressive Farmer) explains how tariffs, China’s pivot to Brazilian soybeans, and a USDA shutdown are colliding with harvest to pressure basis, storage, and cash flow—and to derail rural land sales. We dig into why China (historically 25–33% of U.S. soybean demand) is buying from Brazil (COFCO/ports, crush), how that drives basis widening and elevator capacity issues, and what could actually move the needle: biofuels (biodiesel/renewable diesel, ethanol, SAF). We also lay out shutdown fallout—FSA farm ownership/operating loans stalled, CRP payments paused, NRCS (EQIP/CSP) frozen—plus the limited upside from CCC/ECAP‑style aid. If you buy/sell rural land or advise landowners, this is the unvarnished read on farmland values, buyer pools, and the next 3–6 months. Why It Matters Deals slip/die: FSA loans are stopped, shrinking the buyer pool just as post‑harvest listings hit. Cash crunch: Basis widening + storage pressure at harvest reduce liquidity for down payments and improvements. Programs on ice: CRP checks delayed; NRCS projects paused—affecting valuations and conservation‑driven marketing. Demand hinges on policy: RFS, biodiesel/renewable diesel, and SAF tax credits will decide soy oil crush, corn demand, and rents. Strategy reality: Diversified ops with cattle are weathering this better than row‑crop‑only farms. Progressive Farmer https://www.dtnpf.com/agriculture/web/ag/home   National Land Realty https://www.nationalland.com  

Farm margins are tight and the headlines aren’t lying—tariffs, fertilizer and machinery costs, and labor constraints are hitting producers. Jackson Takach (Farmer Mac) breaks down what’s signal vs. noise. What we cover: Tariffs 101: Section 301 (unfair trade), 232 (national security), and IEEPA actions (the biggest bucket and under legal challenge). Why these hit steel/aluminum and fertilizer components—and how that flows to implement and input prices. Costs that pay back vs. pure drag: seed tech and risk-reduction can be worth it; fertilizer, machinery and labor are harder to offset—2026 looks tighter than 2025. Adaptation that actually helps: proven tech + regenerative practices to reduce input reliance. Bankruptcies: Chapter 12 filings are up in Arkansas and Nebraska—rising from 2023–24 lows back toward 2018–20 levels. Regional stress drivers: soy/rice/cotton marketing pain and flooding in AR; feedlot squeeze and weaker soy export pull in NE. Policy + relief: ongoing US–China trade talks; ~$15–20B of prior-year USDA aid still to deploy; Farm Bill politics and PLC “facelift” dynamics. Opportunities: growing global protein demand, renewable diesel/SAF, and more U.S. soybean crush capacity. Labor & immigration: H‑2A works for seasonal crops; year‑round gaps push automation. AI’s real role: better data sense‑making and lending workflows—not replacing credit decisions. Land values: Midwest stabilizing/slipping, Southeast firming, West = water‑dependent. Introducing the Farmland Price Index (Farmer Mac × AcreValue) built on transactions, not surveys. Farmer Mac https://www.farmermac.com/   The Feed - Farmland Price Index (By Farmer Mac) https://farmermac.com/thefeed/q2-2025-farmland-price-index-update/   National Land Realty https://www.nationalland.com 

Are you a landowner who wants your ranch to pass cleanly to the next generation—or a land agent tired of deals dying over cloudy title? In this episode of The National Land Podcast, host Mac Christian sits down with Tiffany Dowell Lashmet (Ag Law Professor & Extension Specialist, Texas A&M) and Wayne Dunson (Managing Broker, National Land Realty—West Texas) to demystify probate—the legal process that moves assets from the deceased to the living—and the tools that keep it from blowing up your land plans. What You’ll Learn: What probate is and why you still need it even if there’s a will Dying without a will (intestacy): how state statutes—not your wishes—divide assets and create messy joint ownership Why failing to probate strands title in the deceased’s name, blocks sales, and costs heirs more later (e.g., Texas has a typical 4-year window) Wills vs. Trusts: trusts can bypass probate entirely; when each makes sense for landowners Texas will execution basics: handwritten (holographic) vs. typewritten wills, witness rules, and why beneficiaries shouldn’t witness Probate-avoidance tools: LLCs and transfer-on-death deeds (in Texas, revocable) to move property with only a death certificate Real-world horror stories: unknown heirs, missing co-owners, partition suits, deep discounts to clear title Family dynamics you must address now: on-farm vs. off-farm heirs, unequal contributions, and setting expectations Why DIY online forms backfire on farms/ranches—hire an ag-savvy estate-planning attorney in your state Agent playbook: verify probate status early, flag title clouds, and get clients to counsel before listing This episode is a must-listen for: Landowners and family decision-makers on farms and ranches Heirs, executors, and trustees facing title/estate questions Land agents/brokers who want to prevent deal-killing probate issues CPAs and attorneys serving rural clients Don’t punt on probate. A valid, state-compliant plan now is cheaper than courtroom chaos later—get the right documents in place, probate on time, and keep your land legacy intact.   Read about Tiffany Lashmet https://agecon.tamu.edu/people/dowell-lashmet-tiffany/   Contact Wayne Dunson https://nationalland.com/real-estate-agent/wayne-dunson   National Land Realty Buy, Sell, Lease, or Auction Land https://www.nationalland.com 

Are you a landowner buying or selling ag ground, or a land agent who wants a real, defensible way to put money back in your client’s pocket? In this episode of The National Land Podcast, host Mac Christian talks with Alec Bean and Karly Pavlinac of The Soil Tax Guys about a powerful, underused tool: IRS Section 180. In plain English, you can deduct the excess soil fertility you acquire with a farm or ranch, treating those nutrients like an asset, if you follow the rules. Whether you row-crop, graze cattle, or market farmland, you’ll learn how to lock in a one-time, use-it-or-lose-it deduction that can materially change deal math. What You’ll Learn: How Section 180 works (fertility valued via soil tests and USDA pricing = tax deduction) The critical timing: test after closing and before any fertilizer is applied Typical values (~$500/ac averages) and real cases topping $1k–$6.5k/ac Three ways CPAs take it: all at once, 60/30/10 over 3 years, or over useful life Where it applies: food and forage production (crops, grazing)—not timber/hunting-only tracts State nuances: why land-grant university guidelines drive which nutrients count Deal strategy: pre-sale testing as a marketing tool, auction use, and portfolio roll-forward Risk & readiness: audit-defensible reports (GPS’d sampling, documentation) and common CPA misconceptions Edge cases: recent purchases with no fertilizer yet, and why inheritance usually doesn’t qualify This episode is a must-listen for: Farm/ranch owners buying or selling ground Land brokers/auctioneers who want a sharper pitch (and faster closings) Operators expanding portfolios who reinvest tax savings into the next deal Heirs/trustees evaluating sale vs. hold strategies on working land Don’t leave five or six figures on the table. If ag is the use, Section 180 should be on your checklist every single time.

Are you a landowner who wants to keep your place working, without watching it get carved into subdivisions? Or a land agent who needs a straight, defensible path to long-term land protection and tax advantages? In this episode of The National Land Podcast, host Mac Christian sits down with Sara Johnson (Conservation Biologist, North American Land Trust) and Doug Bruggeman (National Land Realty agent & ecological economist) to break down the most powerful, yet misunderstood tool in private-land conservation: the conservation easement. Whether you ranch, farm, manage timber, or own family hunting ground, this episode shows how to protect land in perpetuity, keep core uses, and capture real tax benefits, without killing resale. What You’ll Learn: How conservation easements actually work (reserved rights, building envelopes, what’s allowed vs. restricted) How appraisals drive tax deductions and multi-year carryforwards, plus special treatment for farmers and ranchers What baseline documentation and ongoing stewardship look like (so you avoid violations) How mitigation/species banking fits in (yes, “bat banks”) and when it applies Market reality: selling conserved land, busting the “no buyers” myth, and planning for legacy Risk control: avoiding inflated appraisals, handling violations, and the rare eminent-domain edge cases This episode is a must-listen for: Landowners who want to lock in open space, wildlife habitat, and water quality Brokers/agents advising clients on conservation-forward exit strategies Ranchers, farmers, and timber owners balancing income with protection Heirs and family trustees aiming to prevent future subdivision and keep the place intact Don’t guess your way through “forever.” If you want your acreage protected and still productive, this is the candid playbook on conservation easements.   North American Land Trust https://northamericanlandtrust.org/   Talk with Doug Bruggeman https://nationalland.com/real-estate-agent/doug-bruggeman    National Land Realty https://www.nationalland.com 

2025’s ag laws, no spin. American Farm Burueau Federation Economist, Daniel Munch, breaks down what the American Relief Act and HR1 (“One Big Beautiful Bill”) actually changed for farmers, ranchers, and timberland owners: disaster aid, tax relief, ARC/PLC extensions, conservation through 2031, disease‑readiness funding—and what Washington still hasn’t fixed. Why these passed: must‑pass funding + reconciliation math, not kumbaya. Core programs extended to 2031: ARC/PLC, Dairy Margin Coverage; EQIP/CSP/ACEP funded forward. CRP: not extended in HR1; needs separate action (a “skinny” farm bill or stand‑alone). Disaster money: ~$30B total in the Relief Act (≈$10B economic aid to row‑crops; ≈$20B disasters). Helpful, not enough to backfill multi‑year crop, livestock, timber, and infrastructure losses. Drought trigger fixed: LFP now four consecutive weeks of qualifying drought (down from eight). Rancher win: LIP now 100% compensation for federally protected predator kills (wolves/grizzlies). State block grants: Flexibility for hard‑hit states (e.g., hurricane zones) that can include timber. Taxes you can actually use: Estate tax exemption permanent at $15M / $30M couple; 199A stays; bonus depreciation back; Section 179 expensing up to $2.5M for equipment and capital improvements (barns, fencing, irrigation). Clean fuel credits (45Z): benefits risk getting stuck at processors unless contracts force value back to growers. Disease readiness: $233M/year mandated for stockpiles, diagnostics, training—real money to keep herds healthy. Market context: Land values up but margins down; these programs support lender confidence but don’t erase price pressure. Foreign land ownership: Data/reporting gaps are real; enforcement and look‑through need teeth; private‑property rights vs. national‑security concerns. Why SNAP stays in the farm bill: urban votes keep farm programs alive. No SNAP = no votes = no farm bill. American Farm Bureau Federation https://www.fb.org/   One Big Beautiful Bill Act: Final Agricultural Provisions, by Daniel Munch https://www.fb.org/market-intel/one-big-beautiful-bill-act-final-agricultural-provisions    National Land Realty Buy, Sell, Lease, or Auction Land https://www.nationalland.com 

Buying land? Skip the septic due diligence and you could light $30,000–$40,000 on fire. In this episode, host Mac Christian sits down with Tyler Sgro, President & CEO of Davis Horizons (licensed professional soil classifier), and Robert Waddell of National Land Realty to lay out—in plain English—how septic systems make or break raw land purchases. We cut through the hype on septic vs. sewer, conventional (non‑engineered) vs. engineered systems, and the real drivers of cost: soil texture, seasonal high water table/zone of saturation, space constraints, topography, and bedroom count. You’ll get a straight answer on the “perc (perk) test” vs. soil test debate (hint: in South Carolina it’s a soil classification that matters), plus what actually happens in the drain field, how septic tanks work, and the maintenance that keeps systems from failing. What you’ll learn (without the sales pitch): When a lot truly supports a conventional drain field and when you’ll need an engineered/pre‑treatment system—and why engineered isn’t “bad,” it’s just different. Budgeting that doesn’t blow up: why a soil test before closing protects you from $30k–$40k surprises; typical pump‑out costs (~$500 every 3–5 years); realistic lifespans (conventional ~30–50 years; treatment systems ~20–30 years). How bedroom count dictates system size (plan for more bedrooms now; you can scale down later) and the regulatory planning number of ~120 gallons/day per bedroom. Mounded fill vs. pre‑treatment: footprint trade‑offs, aesthetics, and costs in shallow‑groundwater or poor‑soil scenarios. Wetlands & permits: when you cannot place a system without a U.S. Army Corps of Engineers wetland fill permit; why setbacks and space—not just acreage—often control feasibility. Common failure points (and how to avoid them): solids getting past the tank, flushing the wrong materials, vacation‑rental usage spikes (barrier‑island problem), and ignoring annual service on advanced treatment units. Replacement realities & regulations: why many replacements are treated as repairs (SC context) and when a new soil look makes sense on older systems. Who this episode is for: land buyers and sellers, agents, builders, homesteaders, developers, investors—anyone evaluating buildable acreage without municipal sewer. Guests: Tyler Sgro, President & CEO, Davis Horizons — a tech‑forward soil services firm operating statewide in South Carolina. Robert Waddell, National Land Realty — 14 years in land sales with a focus on contract contingencies that actually protect buyers. Bottom line: If septic feasibility isn’t a top contract contingency, you’re gambling with your buildability, your budget, and your timeline.   Davis Horizons Website https://www.davishorizons.com/   National Land Realty https://www.nationalland.com

Are you a landowner preparing to sell your property—or a land agent looking to offer clients smarter exit strategies? In this episode of The National Land Podcast, host Mac Christian sits down with Chad Ettmueller, Senior Vice President at JCR Settlements, to break down a powerful—but often overlooked—tool for land sellers: Structured Installment Sales under IRS Section 453. Whether you're retiring from agriculture, offloading inherited land, or just looking to lock in current market highs, this episode will show you how to defer capital gains taxes, create guaranteed income streams, and even build multi-generational wealth using your land sale proceeds. What You’ll Learn: How structured installment sales work—and how they differ from traditional annuities Ways to defer capital gains taxes legally and effectively at the time of sale Why sellers are using these tools to avoid lump-sum windfalls and secure long-term financial stability Flexible strategies for combining structured sales with 1031 exchanges Options for index-linked growth using S&P, NASDAQ, and Franklin Templeton indexes Real-world examples of landowners increasing value over time Use cases for land-rich, cash-poor sellers in farming, ranching, and inherited land scenarios This episode is a must-listen for: Landowners selling real estate or farmland Real estate agents and brokers advising high-net-worth clients Retiring farmers or ranchers seeking secure income Heirs and beneficiaries planning for wealth transfer or college funding Don't sell land without hearing this first. Whether you’re liquidating for lifestyle reasons or just want a better tax strategy, structured installment sales could be your most powerful tool.   Visit JCR Settlements to learn more about Structured Installment Sales https://www.jcrsettlements.com/installment-sales   Visit National Land Realty if you are interested in buying, selling, leasing, or auctioning land.  https://www.nationalland.com