Best way to start on ag exemption?

[Mareli]

Thank you for all of your expertise information. It has helped myself and I know a great many others in many areas of threads posting on this web site.....Hats off to you all

HAVE A GREAT DAY!

[TexasHorseLady]

When we moved on to our place, it had an ag exemption based on a cattle lease and a hay lease. We moved our own cattle and horses (breeding stock) on right away, and started putting up our own hay.

We also consulted the county agent regarding what would be both best from an ag exemption perspective and from a good-for-the-land perspective to do with the land, and followed his advice.

We did have to defend our ag a couple of years ago because the guy sent around to check didn't see our cattle because they were in the back pasture over the hill out of sight. They did want us to have two more head, which was easily arranged (heck, 2 cows were carrying 2 more head!). Right now, with the drought and the pastures the way they are, I'd be seriously surprised if they wanted anyone adding stock.

Anyway, you might want to keep the cattle lease going until you know what you're going to do and how you're going to do it. It's proof, in writing, that the land is being used for ag purposes.

Documentation is your friend.

[J&K Google UP Ranch]

Thanks for your input WildLifeGuy and TexasHorseLady, I will follow up on your advice. Wildlifeguy, I would love to read the article on this subject, I'm sure I will find it very useful. At this time, I'm under contract and I do have a copy of the lease for the person who is running some cattle on the place. I will talk with the owner about the written ag exempt paper work. I do know this property has been in there family for 75 years, I'm not sure how long the AG Exempt has been in place, however the owner is saying I will have to have the prorated rate at closing which is around 230 dollars for the taxes. Does anyone have any idea how many cows I will have to have on 45 acres? I think at this time, the cattle lease guy is running around 10 to 12 cows, plus calves. I think I will extend the lease until I figure out exactly what I want to do. I'm not from this area and would like to spend some time before making any major decisions. I'm wanting this to be more for recreation, however I do want some horses, a few cows and would like to raise enough hay to feed these animals. This will be an Adventure for sure. Although I consider myself green, I did take care of my dads ranch of a 108 acres for 3 years. He had 50 Santa Gurtrudias plus calves. That has been 20 years ago though! Thanks again guys!

[TexasHorseLady]

The Ag Exemption statute is written in such a way that you'll need to check with your county tax appraiser to find out how many head, and even then, you may not be able to pin them down on it, depending on who you talk to.

The statute says that it should be an intensity typical to the area (Texas being so varied, both in topography and geology and climate, they couldn't really put something in the statute for the wholel state and left it up to the local guys on the ground to determine).

[Ranch55]

I have been trying for 7 years to get my ranch property (102 acres) appraised as open space. This is in Edwards county, south of Rocksprings, Texas.
I had been using it for timber use, harvesting the cedar for fence posts and logs. I am now using it primarily for wildlife management.
I have read the Texas laws and codes for open space appraisal. The county has repeatedly denied my application and has not made an on site visit as I have requested. I really cannot afford an attorney, but I'm thinking I will have to in order to get what I need. Just this year, the county has more than doubled the market appraisal value. It is getting out of hand.

[wildlifeguy]

Well your dilema is right up my alley!

I did some training for about 8 county appraisal districts several months back and Edwards was in attendance. The subject was on wildlife management use and specifically how it applies to the land owner.

Your specific challenge will be a VERY detailed in depth discussion and would not be appropriate for a public board to see as there are details that need to be discussed that are private.