Small Farms for Sale in Pennsylvania
A Buyer's Guide to Rural Opportunities
This Article is Part of State-by-State Guide to Buying Your First Small Farm
Pennsylvania's diverse landscape and rich agricultural history create an ideal environment for prospective buyers interested in small farms. This state offers a variety of farm types for sale, from sprawling acres capable of supporting large-scale operations to more modest parcels perfect for hobby farming or sustainable living. Pennsylvania's small farms often come with the promise of rich, fertile land, suitable for a variety of agricultural pursuits, including livestock, crops, and mixed-use operations.
The market for small farms in Pennsylvania is dynamic, offering properties that cater to a range of needs and interests. Buyers may find farms with fully equipped facilities, including barns, silos, and farmhouses, as well as undeveloped land that presents a blank canvas. The state's geographic regions, from the Great Lakes and rolling hills of the countryside to the historical regions of Dutch Country Roads, offer distinct advantages in terms of climate, soil quality, and community, each influencing the type and potential of the farm for sale.
Pennsylvania's agricultural infrastructure supports small farm operations with community markets, agricultural extension programs, and proximity to major urban centers for broader commercial opportunities. Those seeking to purchase a small farm in the Keystone State are met with a respectable variety of options, whether their focus is on commercial farming or creating a rural retreat within reach of Pennsylvania's cultural and natural amenities.
Understanding the Pennsylvania Farm Market
The Pennsylvania farm market is characterized by a plethora of small farms that vary in size, price, and potential use. They contribute significantly to the state's agricultural output and preserve a cherished way of rural life.
Market Overview
In Pennsylvania, small farms are abundant, offering prospective buyers a variety of choices in terms of acreage and pricing. Listings show that a small farm's land for sale can range in size from a few acres to large expanses conducive to various agricultural activities. The listing price for these properties is equally diverse, with some lands going for as little as just under $50,000 for smaller parcels and exceeding $5 million for extensive, fully equipped farms.
Prices per acre in Pennsylvania can fluctuate based on factors such as location, available facilities, and land fertility:
Lehigh County: Farms can come with substantial living spaces and functional facilities.
Lawrence County: Smaller acreages might include residential features.
Real estate in Pennsylvania's farm market illustrates a commitment to agriculture with opportunities for both established farmers and those new to the field.
Pros and Cons of Small Farms
Small farms come with their sets of advantages and drawbacks that potential buyers need to consider:
Pros:
Flexibility in use: Small farms offer versatility, whether for hobby farming, organic production, or specialty crops.
Manageability: Smaller acreage tends to be easier to manage and maintain than larger farms.
Cons:
Economies of scale: Larger farms often benefit from lower costs per unit, a challenge small farm owners might face.
Revenue potential: The output and therefore the revenue from small farms can be limited, especially when compared with larger operations.
The dynamics of the Pennsylvania farm market reflect not only the economic aspects of buying land but also the lifestyle choices it entails.
Available Small Farms by County
In Pennsylvania, small farms are available for purchase across various counties. Each listed county provides diverse opportunities for potential buyers, from hobby farms to rural mini farms with different acreage suitable for activities including livestock and poultry.
Allegheny to Chester Counties
Allegheny County offers farms that cater to both residential and commercial farming interests, with some properties situated near metropolitan areas, allowing for a blend of rural and urban living. Moving east, Chester County showcases properties such as a 34.1-acre farm in Kennett Square priced at $2,500,000, and rural farmettes in West Chester, with areas rich in soil quality ideal for agriculture.
Clarion to Indiana Counties
Clarion and neighboring counties tend to provide more secluded farm options, immersed in Pennsylvania's natural landscapes. These counties feature small farms that attract those looking for a quieter setting. Indiana County presents farms that vary in size and scope, with land that supports both crop cultivation and livestock rearing.
Jefferson to Montgomery Counties
From Jefferson to Montgomery Counties, the selection ranges from rustic farmhouses to newly established mini farms. Montgomery County, being closer to Philadelphia, offers the potential for direct market sales to urban consumers, providing a viable business opportunity for small-scale farmers.
Northampton to York Counties
Northampton County and onwards to York County, prospective buyers will find a mix of historical farm properties and newer farms with modern amenities. The land in these regions can support various agricultural endeavors. In Bucks County, for example, there are rural properties like the one on Fireline Rd, Kintnersville, with substantial acreage suitable for livestock or crop farming.
Types of Small Farms Available
When exploring the options for small farms for sale in Pennsylvania, one can find a variety of types each with its own appeal, suitable for different interests and lifestyles. These range from hobby farms for those passionate about gardening and small-scale production to more extensive country farmettes and secluded rural mini farms.
Hobby Farms
Hobby farms in Pennsylvania often cater to those looking for a personal retreat to pursue agricultural interests without the commitment to large-scale farming. Typically ranging from 10 to 30 acres, these farms might include a modest home and the essentials for maintaining a small-scale operation, such as a barn or greenhouse, and are ideal for gardening, raising poultry or small livestock, and perhaps a small orchard.
Country Farmettes
Country farmettes provide an attractive balance between the tranquility of rural living and the convenience of proximity to local towns. Farmhouses with acreage usually between 10 and 50 acres, offer enough space for serious gardening, some livestock and horses, and often feature additional amenities like fenced paddocks and outbuildings. They suit individuals looking for a country lifestyle with the ability to engage in more substantial farming activities than a hobby farm might support.
Rural Mini Farms
Rural mini farms provide more seclusion and a deeper connection with nature, often set on plots of land ranging from 10 to more than 50 acres. These properties provide the infrastructure to support small-scale agriculture, such as vegetable production or beekeeping, alongside the space needed for larger livestock or extensive crop cultivation. With a mix of open land and sometimes wooded areas, these farms offer a sense of privacy and self-sufficiency for their owners.
Understanding Acreage Usage
In Pennsylvania, small farms utilize their acreage based on the type of agricultural activity, be it livestock rearing or crop cultivation. The usage of acreage is pivotal for maximizing the farm's output and sustainability.
Acreage for Livestock
Goats: Small farms may dedicate an average of 10-30 acres to a herd of goats, with this varying based on the breed and farming method. For instance, dairy goats require more intensive care, thus less acreage, whereas meat goats need more space to forage.
Sheep: Similar to goats, sheep farms operate efficiently on less land, often 20-40 acres, given the animal's grazing habits and the farmer's rotational grazing strategies.
Poultry: Small-scale poultry operations typically require less acreage, with the size depending on whether the birds are free-range. An operation can start on as little as 1-5 acres.
It's important to note that acreage dedicated to livestock also includes space for shelters, exercise, and rotational grazing to maintain soil health.
Pasture and Crop Land
Effective pasture management is essential for sustainability and can be achieved on small acreages if managed properly.
Pasture: A well-maintained pasture not only provides nutrition to livestock but also contributes to land conservation. Small farms often allocate 15-50 acres to pasture, though the acreage can be less if employing intensive rotational grazing practices.
Crop Land: Crop cultivation requires careful planning regarding acreage to ensure that the land can support the crops grown without depleting resources. Farms might designate 10-200 acres for crops, depending on the type of crops and farming techniques used.
The acreage allocations mentioned above are indicative and can vary greatly depending on factors such as topography, soil type, and local climate.
Financial Considerations
When considering the purchase of a small farm in Pennsylvania, potential buyers should focus on two primary financial metrics: the overall purchase price and the price per acre. These figures are critical to assess the value of the property and determine the feasibility of the investment.
Determining Purchase Price
The purchase price of a small farm in Pennsylvania can vary widely based on factors such as location, farm infrastructure, and land quality. As per recent listings, small farms in Pennsylvania have been priced from as low as $194,900 for a 17-acre property to upwards of $5,390,000 for a 24-acre farm. Buyers must scrutinize the details of each listing to understand what is included, such as buildings, equipment, and any existing livestock or crops.
Calculating Price Per Acre
Price per acre is an essential metric, providing a comparative figure that helps buyers evaluate the cost across various farm properties regardless of their size. For example:
A 38.5-acre farm in Lehigh County at $2,200,000 translates to approximately $57,143 per acre.
Comparatively, the mentioned 24-acre property in Montgomery County costing $5,390,000 results in about $224,583 per acre.
When calculating the price per acre, it's important to factor in the entire property's value, including any fixtures and improvements that may not be present on less costly land. This figure gives a more accurate picture of what a buyer is getting for their money.
Legal Aspects of Farm Ownership
When considering the purchase of a small farm in Pennsylvania, it's crucial to understand the legal intricacies involved, such as zoning laws and potential tax implications.
Zoning and Land Use Regulations
In Pennsylvania, agricultural zoning is a key consideration for farm ownership. Zoning regulations determine the types of activities permissible on the farm and can influence building permits, the use of natural resources, and livestock allowances. Each county may have its own set of rules, which are enforced to preserve farmland and regulate development. Prospective owners should review these local laws to ensure their intended farm use is permitted.
Specific zoning issues may include:
Permitted Land Uses: What agricultural activities can legally occur
Resource Extraction: Rules around mining or timber harvesting
Environmental Restrictions: Regulations protecting wetlands and wildlife
Tax Implications
Tax considerations play a significant role in the economics of owning a farm. Pennsylvania farms are subject to various taxes, but there are also programs in place that may provide relief:
Property Taxes: Based on the farm's assessed value, which can be subject to preferential assessment programs like Clean and Green
Sales Taxes: Agricultural products are generally exempt, but equipment and services might not be
Income Taxes: Farms are subject to income taxes on profits, with potential deductions for farming expenses
Farm owners must maintain accurate records and understand these tax obligations to manage their financial responsibilities effectively.
Choosing the Right Property
When seeking out small farms for sale in Pennsylvania, potential buyers should concentrate on two pivotal aspects: the quality of the land itself and the infrastructure that supports farming and daily life.
Evaluating Land Quality
Land quality greatly influences a farm's productivity and potential uses. Buyers should consider the following when assessing properties:
Soil fertility: Rich, loamy soils are often preferable for a variety of crops.
Topography: Flat or gently sloping lands are ideal for farming and easier to manage.
Water resources: Access to rivers, streams, or ponds is beneficial for irrigation.
To assess these factors, prospective buyers may reference property size to estimate management and maintenance requirements. Properties in Pennsylvania typically range in size, with some as expansive as 38.5 acres in Lehigh County or smaller plots around 24 acres in areas like Montgomery County.
Infrastructure and Accessibility
Proper infrastructure is essential for operating a successful farm and includes:
Buildings and storage: Adequate barns, sheds, and housing for equipment and livestock.
Road access: All-weather roads that allow for easy transport of goods and access to markets.
Utilities: Reliable electricity, water, and possibly internet for modern farming needs.
The accessibility of a farm can also have a significant impact on its efficiency and profitability. Key accessibility considerations include:
Proximity to markets: Farms closer to urban centers may benefit from easier access to customers and suppliers.
Delivery routes: Farms should have clear, navigable roads for deliveries and shipments.
In summary, buyers should meticulously evaluate the land quality and existing infrastructure when selecting the right property, considering both the physical attributes of the farm and the ease of integrating into the agricultural network.
Working with Real Estate Professionals
Professionals in the realm of real estate specializing in small farm properties provide vital services for both buyers and sellers. They leverage listing services to showcase available land and integrate powerful branding and local expertise to aid in the transaction process.
Listing Services
Real estate professionals utilize various listing services to advertise small farms for sale in Pennsylvania. Listing services are critical in providing visibility and ensuring that the properties reach the widest possible audience. They frequently include detailed descriptions, images, and key information such as:
Size of the property: Measurements in acres
Location: County and nearest town
Price: Listed sale price
Features: Number of bedrooms, square footage of structures
These services facilitate comparisons between different properties and streamline the search for potential buyers.
Mossy Oak Properties
Mossy Oak Properties specializes in rural real estate and offers a unique commitment to customer service with personalized attention. They are known for:
Brand Strength: A recognized name in rural property sales
Local Expertise: Agents with specific knowledge of Pennsylvania's regions
National Exposure: Reaching buyers who are looking for properties in specific locales like Central Pennsylvania
They position themselves as essential team members for anyone looking to buy or sell land in Pennsylvania, promising a seamless experience attributable to their specialized focus.
