Owner tools | FarmRent

Flexible lease & bonus

Compare cash, crop-share, variable %, and fixed-plus-bonus on the same ground — landowner net first, tenant net for planning.

Illustrative planning defaults — not a survey

CropCornSoy

Lease style50/50 crop-shareCrop income splits evenly. Who pays listed inputs follows the share cost mode below.Variable %You take the landlord share % of crop income. In v1 the farmer pays listed crop inputs (no share-costs toggle on this mode).Fixed cashYou receive the cash rent you enter; the farmer keeps the crop after rent and costs.Fixed + bonusBase cash rent plus a bonus share of crop income above the trigger you set.CustomEnter your own landlord receipt and tenant-side costs to compare.

Share cost modeFarmer pays all listed inputsOn 50/50 share, farmer covers listed crop inputs.Share listed inputs 50/50On 50/50 share only: listed inputs split half-and-half.

Yield (bu/acre)

Price ($/bu)

Crop inputs / non-land ($/acre)

Tenant-side listed inputs

Landlord expenses ($/acre)

Optional. Blank counts as 0.

Variable landlord share (%)

Fixed cash rent ($/acre)

Bonus base rent ($/acre)

Bonus income trigger ($/acre)

Crop income level where bonus starts

Bonus % of income above trigger

Enter yield and price to compare leases.

How this works

Crop income ≈ price × yield. Each mode sets how that income (and, where the mode allows, listed inputs) split between landowner and tenant. Variable % v1: farmer pays listed crop inputs. Change any input to move nets. Illustrative defaults — not a survey. Not advice.

Rent ceiling

Is this cash-rent bid sustainable for the farmer — planning view for owners and heirs.

Illustrative planning defaults — not a survey

Enter yield and price to check the rent ceiling.

How this works

Max sustainable rent ≈ (price × yield) − crop inputs − profit target − other fixed (if on). Farmer net after proposed ≈ gross − inputs − proposed rent − other fixed (if on). Same family as farmer break-even when fixed costs are off. Illustrative defaults — not a survey.

Tile / drainage ROI

Does tiling pencil on your assumptions — owner share of cost, optional yield response, rough payback. Not a contractor bid.

Illustrative planning defaults — not a survey

Need acres and cost. Yield response optional (cost-only mode OK).

How this works

Capex total ≈ acres × cost per acre. Owner share ≈ capex × owner cost-share %. Simple annualized cost ≈ owner capex ÷ useful life. If you enter yield response and crop price: illustrative gross $/acre/year ≈ response × price; rough payback ≈ owner capex ÷ (gross × acres). Yield response blank = cost-only mode. Illustrative defaults — not a survey. Not a bid.

Owner net-return & legacy

Cash rent vs holding costs — optional land value for an illustrative cash yield %, plus a short legacy checklist. Planning only.

Illustrative planning defaults — not a survey

Need acres. Rent may be 0 (zeros show with planning trust). Land value blank hides yield % and appreciation.

Legacy checklist (educational)

Review the lease — terms, renewal, and who pays what
Confirm insurance coverage on land and improvements
Update succession / will with counsel
Talk to tax and estate counsel before major decisions

Educational only — not legal, tax, or estate advice. No tax figures here.

How this works

Cash net $/acre ≈ cash rent − property tax − insurance/maint − other owner costs. Cash net $/year ≈ cash net × acres. If you enter land value: illustrative cash yield % ≈ (cash net ÷ value) × 100 — not advice. Appreciation strip uses only the % you enter (assumption-labeled). Legacy checklist is educational — talk to counsel. Illustrative defaults — not a survey.

1031 timeline (educational)

Reverse and improvement exchange timing concepts — identify in 45 days, exchange in 180. Not advice.

Not legal or tax advice. Talk to a Qualified Intermediary (QI) and tax counsel before any exchange.

Static educational timeline below — add a sale/close date only if you want identify-by and exchange-by dates.

Sale / closeRelinquished property closes (your start date if entered).
Identify — 45 daysIdentify replacement property within 45 calendar days (IRS exchange timing concepts).
Exchange — 180 daysComplete the exchange within 180 calendar days (IRS exchange timing concepts).

IRS exchange timing concepts — 45-day identification and 180-day exchange windows. Confirm current rules with counsel.

Qualified Intermediary (QI): Independent party who holds exchange funds and paperwork so you do not take constructive receipt.
Exchange Accommodation Titleholder (EAT): Holds title in reverse / improvement structures so parking and build-out can fit exchange rules — with counsel.
Reverse exchange: Replacement property is acquired before (or as) the old property sells — structured with an EAT and QI; talk to counsel.
Improvement exchange: Exchange includes eligible improvements on the replacement property within the exchange window — counsel + QI required.

Eligible improvement concepts (educational)

Permanent buildings
Drainage
Irrigation
Land-leveling
Grain bins

Educational concepts only — eligibility depends on your facts and current rules. No fee quotes. Confirm with a QI and tax counsel. Not FarmRent advice.

How this works

Enter an optional sale/close date. We add 45 calendar days for identify-by and 180 calendar days for exchange-by — IRS exchange timing concepts, calendar math only. Roles and reverse vs improvement notes below are educational. Not advice.

Open cash-rent estimate Owner net-return

Crop insurance floor

Illustrative revenue floor from RMA RP projected-price math vs your proposed cash rent — planning for owners. Not a quote.

Illustrative planning defaults — not a survey

Need APH, coverage, projected price, and premium. Rent blank still shows the floor.

Not a quote. Confirm with your crop insurance agent.

Not a quote. This shows an illustrative crop-insurance revenue floor using documented USDA RMA Revenue Protection math and your inputs (APH/yield, coverage, projected price, premium). It is not an official RMA, Approved Insurance Provider (AIP), or insurance-agent quote. Actual guarantees and premiums depend on approved yields, price elections, unit structure, practice, endorsements, and county actuarial rates. Harvest-price increases (RP) are not included in the default pre-harvest floor unless you opt in. Confirm with a licensed crop insurance agent.

Planning only — illustrative RMA RP math + your inputs. Not an official RMA, AIP, or agent quote.

USDA RMA RP math · farmdoc / Extension education (projected-price floor). USDA RMA · farmdoc

How this works

Yield guarantee ≈ APH × coverage %. Projected-price floor ≈ yield guarantee × projected price you enter. Net floor ≈ floor − premium you enter. Rent % and headroom compare your proposed cash rent to those floors. Harvest-price upside is off by default. Premium is always yours — we do not invent RMA rates. Illustrative defaults — not a survey. Not a quote.