The cattle rancher on our place sold all of his heard to let the place rest due to the drought. First time land owner. Should I rebate his lease cost? He's not cancelling it but just informed me that he took all the cows off the place.

Good guy. Plants wheat/oats every fall which is good for the deer and sunflowers in summer for dove.

No. Does he pay more when it rains above and beyond averages? I'm betting the county didn't lower your taxes.

Help him if you can. You don't want to get into the cattle business. He may intend on stocking with animals in the spring when your grass starts growing. We used to lease spring thru September only in Bandera Co. and had cows off for all of hunting season starting Oct 1. Worked great for us and the rancher liked it also. He wintered and hayed his cattle on his ranch next door.

Yesterday said:

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The cattle rancher on our place sold all of his heard to let the place rest due to the drought. First time land owner. Should I rebate his lease cost? He's not cancelling it but just informed me that he took all the cows off the place.

Good guy. Plants wheat/oats every fall which is good for the deer and sunflowers in summer for dove.

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The old farmer in me shudders at the thought of actually PLANTING sunflowers!

No! B1 is right.

We lease our place out. He sold his cattle due to drought but still paid his lease. Part of the deal. You don't owe your guy any rebate or relief.

Did the county abate your taxes?

Yesterday said:

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The cattle rancher on our place sold all of his heard to let the place rest due to the drought. First time land owner. Should I rebate his lease cost? He's not cancelling it but just informed me that he took all the cows off the place.

Good guy. Plants wheat/oats every fall which is good for the deer and sunflowers in summer for dove.

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It's very kind-hearted of you to think this way, but no. Don't set this precedent.

Property taxes for ag land have nothing to do with the current year

It's a 5 year net to land excluding the preceding year and ag is probably already a 98% savings

Fishin Texas Aggie 05 said:

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Property taxes for ag land have nothing to do with the current year

It's a 5 year net to land excluding the preceding year and ag is probably already a 98% savings

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Me paying those taxes sure has to do with the current year.

I lease a few small places around Coryell County and will often rotate rest places over the course of 2-3 years. If a landowner offered me a refund on my lease for doing so I would just tell them to put that money back into the property, maybe fix some gates or repair/replace some fence. Other stuff such as brush clearing or fertilizing even.

The reason I rest properties is entirely for the benefit of the land which benefits me down the road. It's part of the deal when I lease a property. I would say be thankful that you have someone leasing your property with that same mindset. Just driving down the county roads and looking at the condition of leased pastures, it is extremely rare to have someone leasing your property that will actually work to take care of it.

hillcountryag86 said:

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No! B1 is right.

We lease our place out. He sold his cattle due to drought but still paid his lease. Part of the deal. You don't owe your guy any rebate or relief.

Did the county abate your taxes?

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Yes, significantly because of his cows.

B-1 83 said:

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Fishin Texas Aggie 05 said:

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Property taxes for ag land have nothing to do with the current year

It's a 5 year net to land excluding the preceding year and ag is probably already a 98% savings

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Me paying those taxes sure has to do with the current year.

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Bless your heart

Thanks for the comments and suggestions.

96ags said:

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hillcountryag86 said:

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No! B1 is right.

We lease our place out. He sold his cattle due to drought but still paid his lease. Part of the deal. You don't owe your guy any rebate or relief.

Did the county abate your taxes?

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Yes, significantly because of his cows.

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Ok, not worded clearly. I understand that as I have ag land and lease.

But no entity gave him an additional break because of the situation.

Yesterday said:

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The cattle rancher on our place sold all of his heard to let the place rest due to the drought. First time land owner. Should I rebate his lease cost? He's not cancelling it but just informed me that he took all the cows off the place.

Good guy. Plants wheat/oats every fall which is good for the deer and sunflowers in summer for dove.

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Kudos to you for being a good steward of your fellow man. As stated a million times, no, you should not rebate his lease. However, your mindset will serve you well and your neighbors are lucky to have you. Thanks for being a good dude in a civilized society.

Truth is he very easily could have insured to mitigate his potential losses due to drought conditions.

As a land owner who used to lease, no way would I ever rebate because he sold out this year. His lease payment helps him to secure the opportunity to lease next year.

FSA has a drought insurance program (there are private ones as well) to deal with this exact situation. Might be good to know if he is enrolled. You can find out as landowner.

In 2011, I reduced some leases. But in general, no. The leasees did not send me more money in 14 and 15 when it was raining a bunch and cattle prices were very high.

If you're feeling like you didn't earn that money, take what's left after paying the property taxes and like someone said, fix some fences, replace any old gates, spray for weeds, remove some mesquites, shred some brush, paint a rusty corral, put the money back into improvements/maintenance.

1. You lease the grazing rights to a property for certain period, often calendar year basis. Whether the rancher chooses to use said grazing rights is then his/her business.
2. Him notifying you of removing the cattle is basically just a courtesy. Essentially so you dont think there is a problem or the cows got out if you drive by or visit the property.
3. You do not have to have cattle grazing continuously for 365 to get the ag exemption for property taxes. Counties may have minimum number of days cattle be present for such purposes but if you have a signed lease and a knowledgeable CAD office who understands drought conditions they will understand if they are going around inspecting properties for tax purposes and dont see cattle present on the property.

I have a deer lease in Hamilton county that is 210 acres. The surrounding landowner owns 1800 acres all along the Cowhouse creek so it is pretty fertile land but he also has a grazing lease on the 210 acres we hunt(also on the Cowhouse). He grazed our place literally to the dirt during the drought while he's got tall lush grass all over his 1800 acres. Wish he was more like the guy in the OP.

phorizt said:

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I have a deer lease in Hamilton county that is 210 acres. The surrounding landowner owns 1800 acres all along the Cowhouse creek so it is pretty fertile land but he also has a grazing lease on the 210 acres we hunt(also on the Cowhouse). He grazed our place literally to the dirt during the drought while he's got tall lush grass all over his 1800 acres. Wish he was more like the guy in the OP.

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That's why you specify grazing heights in a lease.