Small Farms for Sale in Idaho
Your Guide to Rural Investment Opportunities
This Article is Part of State-by-State Guide to Buying Your First Small Farm
Idaho presents a diverse range of small farms for sale, catering to the aspiring small-scale farmer or those seeking a rural lifestyle. With a statewide offering of over 150 properties, potential buyers have numerous choices. Small farms in Idaho provide a slice of the state’s robust agricultural industry, which thrives due to the fertile soil and favorable growing conditions prevalent in many regions. Properties vary from under ten acres to larger plots, with options to suit various agricultural ventures and budgets.
The small farms for sale in Idaho are scattered across diverse topographies and climates, from the rolling hills of the Northern Region to the plains of the Southwestern and Southeastern regions. Listings in Ada, Lemhi, and Power County indicate a variety of farm sizes and amenities, from expansive homesteads with multiple bedrooms to modest land parcels suitable for boutique farming or self-sustainable living.
Idaho's agrarian landscape provides an ideal setting for small-scale agriculture with an array of farming opportunities—ranging from traditional crops and livestock to specialty produce and organic farming. The state’s market for small farms reflects a growing trend towards sustainability and local food production, appealing to those who value the connection between land and livelihood. Whether buyers are experienced farmers or new to rural living, Idaho's farm offerings provide a foundation for a wide spectrum of agricultural aspirations.
Understanding the Idaho Farm Market
In the Idaho farm market, buyers will find a diverse range of properties varying in size and type, with prices influenced by factors such as location and available acreage.
Idaho Farming Overview
The state of Idaho offers a variety of small farms, typically ranging from as little as 3 acres to larger plots of land exceeding 24 acres. These farms are spread across different counties, each with its own characteristic lands suitable for diverse agricultural pursuits. The farming landscape is a tapestry of traditional crop lands and ranches catering to both commercial and personal farming needs.
Price Trends and Factors
When evaluating Idaho farms for sale, the price per acre fluctuates depending on several elements. These include geographical location, the presence of existing infrastructure, and land quality. Recent market listings reveal farmland prices averaging around $1.9 million, with considerable variation from one locale to another. Buyers should note that prime locations, such as Ada County and Lemhi County, can command higher prices due to their desirable features or established farm operations.
Different Types of Farms
Idaho showcases a diversity in farming operations, offering potential buyers a choice between crop farms, ranches, and mixed-use properties. Crop farms primarily focus on cultivation, whereas ranches are suited for livestock rearing. Unique to Idaho's market is the availability of specialty farms that might cater to niche agricultural interests or possess land features such as waterfronts that can influence cost and use. Here, buyers can find farms dedicated to both traditional agricultural uses and more bespoke activities like recreational farming.
Crop Farms: Emphasis on cultivation (grains, vegetables, etc.)
Ranches: Livestock-oriented lands
Mixed-Use: Combination of cultivation and livestock
Specialty Farms: Niche markets (organic produce, vineyards, etc.)
Available Acreage and Types of Land
The Idaho real estate market offers a diverse range of small farms, with lot sizes varying to accommodate both personal and commercial agricultural pursuits. The region is known for its suitable land for pasturing goats, sheep, poultry, and other farm animals, as well as for growing a variety of crops.
Lot Sizes and Acreage
Lot sizes for small farms in Idaho tend to range considerably, with properties available from modest acreages suitable for hobby farming to larger parcels that can support commercial farming operations. On average, the acreage for sale may cost around $45,267 per acre.
Small Hobby Farms: Typically, these have less than 50 acres.
Larger Commercial Farms: These can span over 100 acres.
Hobby Farms vs. Commercial Farms
Hobby Farms
Characteristically smaller and more personal
Typically, hobby farms are managed by individuals or families
Often utilized for leisure, part-time income, or self-sustainability
Commercial Farms
Are larger scale, the acreage supports extensive farming operations
Can feature 60+ acres of irrigated alfalfa fields
Designed for full-time business operations with a focus on profitability
Idaho presents myriad opportunities with land that supports both kinds of farming, encouraging a sustainable lifestyle or a large yield-focused agrarian business.
County-Specific Information
In Idaho, the small farms landscape is tied closely to the specifics of each county, each offering unique opportunities and characteristics for potential landowners. Below, find concise details on select counties providing some insight for buyers interested in Idaho's small farm offerings.
Ada County Details
Location: Southwestern Idaho
Notable for: Proximity to Boise — the state's capital and a rapidly growing urban area offering market opportunities for small farm owners.
Recent Listings:
Star, ID: 10 acres priced at $2,200,000 with a 4,418 sq ft home, 4 bedrooms.
Bonneville and Bingham Counties
Bonneville County Location: Eastern Idaho near Idaho Falls
Bingham County Location: Southeastern Idaho
Agricultural strengths: Both counties are known for their robust agricultural output, particularly potatoes.
Small Farm Data:
Bonneville: Hosting multiple farm properties with variety in size and price.
Bingham: Small farms often include irrigation systems, owing to the region's dry climate.
Kootenai and Twin Falls Counties
Kootenai County Location: Northern Idaho
Twin Falls County Location: South-central Idaho
Kootenai County Highlight: Known for its lakes and outdoor recreation opportunities which may complement small farm lifestyles.
Twin Falls County Highlight: The Snake River Canyon and Shoshone Falls are nearby attractions that add to the quality of life in the area.
Other Notable Counties
Lemhi County: Rich in history and outdoor activities with small farms available.
Gem County: Positioned in western Idaho and features agricultural land suitable for a variety of crops.
Clearwater and Bonner Counties: Northern territories known for their timber resources and natural beauty.
Pricing Considerations
When considering purchasing a small farm in Idaho, it is essential to analyze the price per acre and understand the total costs involved. These factors will significantly impact the buyer's investment decision.
Evaluating Price Per Acre
The price per acre of a small farm in Idaho can vary considerably based on several factors, including location, land quality, and available amenities. Listings show a range of prices:
Ada County features a farm at $220,000 for 10 acres.
Lemhi County lists a property at $1,100,000 for 23 acres.
Power County has a smaller parcel at $89,000 for 3 acres.
By evaluating these different offerings, with prices per acre ranging from under $5,000 to over $47,000, buyers can sense the market value in various regions.
Understanding Total Costs
The total cost of a small farm is not limited to the initial purchase price. Buyers should consider additional expenses such as:
Property taxes
Maintenance
Utilities
Insurance
Furthermore, factors like property size and type will affect overall costs. For instance:
A 24-acre farm in Kootenai County is listed at $2,599,999 with a substantial home on the property, which might suit someone seeking luxury living.
In Benewah County, a 20-acre property at $1,200,000 with a large square footage might appeal to hobby farmers or those wanting space for personal use.
By considering both per-acre costs and total investment, buyers can make well-informed decisions aligned with their needs and budget.
Farm Features and Amenities
When considering small farms for sale in Idaho, potential buyers must closely examine the residence inclusions, assess the land's quality and soil type, and understand the scope of water rights and irrigation systems that are associated with the property.
Residence Inclusions
The types of residences available on small farms in Idaho can vary significantly. They range from modest homes to large, multi-bedroom houses. For example, a property in Bingham County may offer a 4,036 sq ft residence with 5 bedrooms, while a Bonneville County farm might feature an even larger 6,323 sq ft home with 7 bedrooms. Amenities and inclusions typically reflect the rural lifestyle and may provide spacious living areas, functional outbuildings, and agricultural facilities.
Land Quality and Soil Type
Soil type is a critical factor in determining the agricultural potential of a farm. Farms for sale in Idaho might have diverse soil compositions, suitable for different types of crops and livestock. The Custer County area is known for having soil that can support a variety of agricultural activities. Buyers should request detailed soil analysis to ensure the land meets their specific farming needs.
Water Rights and Irrigation
Water rights are a pivotal aspect of farming in Idaho. Many small farms come with established water rights and irrigation systems that are necessary for maintaining crops and livestock. Having legal access to water sources can define the viability of the agricultural enterprise. Irrigation systems can vary from traditional flood irrigation to advanced drip or pivot systems that target water distribution, maximizing efficiency.
Buying Process and Steps
When purchasing a small farm in Idaho, understanding the key phases of the acquisition process is crucial for a smooth transaction. The buyer typically progresses through finding listings, signing a purchase agreement, and exploring financing options.
Finding the Right Listings
Prospective buyers should start by exploring listings that match their criteria. Key factors to consider include location, acreage, and price. Listings may be found on various online platforms, through real estate agents, or by word-of-mouth in farming communities. For those interested in Idaho, properties vary, ranging from a 3-acre farm in Power County to a 24-acre establishment in Ada County.
The Purchase and Sale Agreement
Once a farm is selected, the next step is to formalize the intent to purchase through a Purchase and Sale Agreement (PSA). This legally binding document lays out the terms of the sale, including the purchase price and any contingencies such as financing or inspections. It is important that both parties understand and agree to the PSA's terms before signing.
Financing Options for Farms
Financing a farm purchase can be different from standard residential properties. Buyers should investigate their options, such as:
Traditional loans: These might come from banks or credit unions and often require substantial down payments.
Agricultural loans: Government programs, like those offered by the USDA, might provide more favorable terms for farm purchasers.
Buyers must ensure they meet the eligibility criteria for these loans, which might include requirements on the size of the farm or the type of agricultural activity.
Bearing in mind the recent listings in Idaho, including farms ranging in price from $89,000 for smaller acreages to multimillion-dollar estates, buyers must carefully evaluate their finance plans relative to the kind of farm they intend to purchase.
Legal and Zoning Requirements
When purchasing a small farm in Idaho, one must navigate the complexities of agricultural zoning laws and building regulations. These legal frameworks dictate land use capabilities and constructions that can be carried out on the property.
Agricultural Zoning Laws
In Idaho, lands are typically pre-zoned, which determines their permissible uses. Specifically for farms:
Agricultural zoning: Intended for farming activities, these areas are regulated to preserve and protect agricultural lands for production.
Non-agricultural uses: To change a farm's purpose, one usually must apply for rezoning or obtain special permits in compliance with local laws.
Idaho’s zoning categories might include:
Zone Type Permitted Use Agricultural Farming, ranching, and related agricultural operations. Residential Housing developments, from single-family homes to apartments.
Agricultural zoning laws can affect the type of farming activities allowed on the land, ensuring that only specific agricultural practices are conducted.
Building and Residence Codes
Building codes are a central consideration after purchasing a farm, particularly when constructing residences or farm buildings:
Residence construction: Idaho enforces building codes that dictate the specifics of constructing residential structures on agricultural land, encompassing safety standards and design requirements.
Farm structures: Separate standards may apply to non-residential agricultural buildings, like barns and silos.
Key points include:
Permits: One must obtain proper construction permits from local government entities before building.
Code Compliance: All structures must comply with the Idaho State Building Code or local building codes, which are often based on international standards for safety and design.
It's imperative for potential farm owners to understand both the residential and agricultural structures' zoning and building regulations to ensure compliance with state and local jurisdictions.
Resource Management and Sustainability
Resource management and sustainability are critical when considering small farms for sale in Idaho. Owners should employ conservation practices and sustainable farming techniques to ensure the land remains productive and environmentally sound for years to come.
Conservation Practices
Soil Conservation: Soil health is paramount. Farmers employ practices such as crop rotation and cover cropping to prevent soil erosion and maintain fertility. On Idaho's farms, particularly on the sloping terrains, contour farming is prevalent to reduce runoff and preserve topsoil.
Water Management: Efficient irrigation systems, including drip and sprinkler systems, are vital due to Idaho's varying climate. Measures such as rainwater harvesting and the use of drought-resistant crops help to conserve water.
Pest Management: Integrated pest management strategies are adopted to reduce chemical use. This includes biological controls and the introduction of beneficial insects to manage pest populations.
Sustainable Farming Techniques
Renewable Energy Use: Small farms in Idaho are increasingly integrating renewable energy sources like solar, wind, and geothermal energy to power operations, reducing dependency on non-renewable resources.
Organic Farming: There's a discernible shift towards organic farming methods among Idaho farmers, using natural fertilizers and pesticides to reduce the environmental impact and cater to market demands.
Diversification: Diversification in crop and livestock types on the land for sale enhances biodiversity and resilience against market fluctuations. Crop diversity also aids in managing disease and pest cycles.
The responsible stewardship of the land is a term of the trade in Idaho's small farming investments, where balance between utilization and preservation dictates long-term success.
Future Outlook
When examining the future outlook of small farms for sale in Idaho, the key points revolve around market trends and the investment landscape.
Market Predictions
Current listings indicate a stable interest in Idaho's agricultural land, showcasing a variety of properties available across different regions. Notably, areas such as Ada County, Lemhi County, and Kootenai County have been highlighted as locations with available farms. The market for small farms in Idaho is likely to maintain a steady demand due to the state's supportive agricultural policies and a consistent interest in sustainable and local farming practices. However, one must take into account external economic factors such as changes in commodity prices, which could impact market values and demand.
Ada County: Continues to offer diverse farm sizes, suggesting a robust local market.
Lemhi and Kootenai Counties: Present both high-value and more affordable land options, indicating a varied market that could cater to different investor profiles.
Investment Potential
Small farms in Idaho offer a unique investment opportunity with both short-term and long-term potential. As population growth and development pressure increase, the value of land—particularly arable land—is likely to appreciate. Moreover, Idaho's favorable climate and soil conditions can provide a good return on investment through agricultural yield. Investors should also consider the growing trend of organic and specialty farming, which can command higher prices in the market.
Investment Dynamics:
Growth in Organic/Specialty Farming: High-quality Idaho farmland may fetch premium prices if converted to organic or specialty crop production.
Development Pressure: As urban sprawl continues, certain areas could see a rise in value due to potential rezoning and development opportunities.
Farm acquisitions in Idaho should be approached with diligence, considering both current market data and future agricultural trends.
