The vast majority of sales that Pfister Land Company, LLC ("PLC") oversees involve some component of farming; dry land farm component, which may be several generations old, or irrigated land component. PLC is constantly working with buyers well educated in farming operations, however, most are transferring from one locale to another and that can mean dramatic changes in climate, soil types, amount of water needed, different types of irrigation systems and most importantly, the nature of "water rights". In the semi-arid high desert regions that receive very little annual precipitation, water is going to be worth more than gold. Many places are sub-irrigated, as opposed to direct application of water to the crops, to produce crops such as grass, alfalfa, timothy, beets, corn, millet, milo, or wheat. Different farms are irrigated using different systems, some properties are still using hand lines, which in some cases is being replaced by K-line, other properties still using methods such as concrete ditches, gated pipe and pivots. The importance of understanding irrigation methods, noxious weeds, pesticides and herbicide application, and crop production are all areas in which Pfister Land Company, LLC is qualified to assist buyers and sellers when acquiring or selling farmland.
Conservation Properties for Sale
Certain properties' highest and best use is found in conservation. Pfister Land Company, LLC ("PLC") understands and believes strongly in the importance of good land stewardship to preserve properties for future generations. In an ideal situation conservation practices can be put into place while still beneficially using and improving the land by pulling together all of the tangibles and intangibles specific to that piece of property. For the past fifteen years PLC has been drafting conservation easements and dealing with multiple easement holders. There are numerous entities and individuals specifically targeting the acquisition of land that is ripe for conservation easements or sustainable use. While a conservation easement can be an extremely valuable tool for keeping land in agriculture, it is not a suitable solution for all properties. There are also certain federal, state and local programs that deal with: wetland preservation and conservation, timber conservation, farmland conservation, soil conservation and water development and conservation; to name a few, available to landowners who want to explore developing conservation practices on their property. Pfister Land Company, LLC is very well connected with conservation groups, conservation practices, and perpetual easements and the tax and investment incentives associated with involvement in these programs.
Inevitably, some properties that were once rural farms and ranches have been encroached upon by municipalities. The highest and best use for these lands evolve over time and may ultimately serve as commercial, industrial or wholesale/retail type land. Pfister Land Company, LLC has represented farmers and ranchers through complicated public land use decisions and has effectively worked with federal, state, county and city governing bodies to transition these properties to serve an alternate purpose. Through experience working with and serving on planning and zoning commissions, PLC has worked through this process with multiple farm and ranch clients to assist in the development of their properties and frequently, their transition to a subsequent property. Often times a ranch that was offered for sale as a contiguous piece of acreage, is broken down and sold by the square foot. Larger pieces of land in transition zones frequently sell to neighboring buyers to increase agriculture operations; other times the breakdown of large transition properties offers the new landowner regenerated opportunities. PLC has created development maps, drafted covenants and restrictions, easements of record, platted subdivisions, participated in master planning projects, and PUDs for development and transition land. Our company has the experience navigating the process and understands the public land use law required to assist buyers and sellers alike in transactions related to development properties.