Been in Florida over 20 yrs cant wait to get out. Narrowed it down to Michigan or Up state NY. We currently cut hay and do some row cropping. Been to both areas and both are very appealing. Want to start some type of agribusiness with the family after I retire. Looking for any input on either areas. Pro or con. Thanks

Well, here is my opinion. Since I live in Michigan, I'll call it as I see it. We've been in a recession for 10 years now. If you are looking for a house, you have plenty to choose from, and can find the house of your dreams for an affordable price. Farmland has been going up, just like any other state. You can expect to pay anywhere from $2,000-$6,000/ac for farmland, depending on soil type and location. If you are going to need to use the MSU Extension or Michigan Dept. of Ag & Resource Development, don't expect too much. Budget cuts have rendered them pretty much useless. Having said that, if I had to choose between the two states, I'd still pick Michigan.

If you compare taxes, I think you'll pick Michigan. Also compare local land use regulations.

Might want to consider Wisconsin, you can get farther north in Wisconsin and still have decent soil (Northern Lower Michigan is spodosols, inceptisols and maybe even some entisols). In agribusiness Wisconsin has some potential for hay/forage production, raising veal calves, cranberries and potatoes there are also several canneries in Wisconsin so there is potential to raise vegetables under contract to a cannery. If in Southern Wisconsin there is the potential to market hay (horse feed) into Northern Illinois along with specialty crops like pumpkins, sweet corn, corn bundles and maybe u-pick fruit. If you're looking to do fruit or farm-to-user vegetables SW Michigan has some attractive features along with grapes. Some folks going into a retirement or the downshifting mode have found some success in Tennessee, Kentucky, Southern Illinois, Southern Indiana, Southern Ohio, Arkansas, Missouri and Northern Mississippi and Alabama growing chickens for the likes of Tyson or Seaboard Farms. I wouldn't make a decision about Wisconsin until after the recall election next week, you need to gauge if the reforms for business are going to stick first. By the way I have an Ag degree from Michigan State University and was raised in lower Michigan, I now live in Wisconsin that's got to tell you something.

So you've been in FLORDIA for 20 years and you're looking at Michigan or upstate New York. Have you been to either place in January?
I might suggest North Carlonia, Virgina or Tennesse. Climate isn't so severe in either the summer or winter.

Probably a good thing you're in FL. If you were in VA, TN, or the Carolinas, I'd trade with you!
(see modern view/profile for everything you need to know about me).

Check out the Yadkin valley of North Carolina. Vineyards and corn seem to be doing great here. Tyson and Wayne farms have plants in the area. And it looks like we may have a pro jobs governor and legulature before long.

I'm not sure but I'm thinking Fl. has no state income tax payroll deduction] ,not sales tax . I beleive NY sales tax is 8.75 percent. I think people in upstate NY are not happy with taxes they pay and get not too much for the money as alot goes to NY city. You must also consider the cost of heating your home in a northern climate. I guess Florida cost may compare for A/C but in NY you will need heat winter and AC summer. Since you have not decided I would google the tax rates for each state . You may want to move to Delaware or some more southern state close to Florida. This is not my area of expertise but if I was moving I would check into taxes and take advantage of location.Is there sales tax free enterprise zones[known as bad neighborhoods,but no sales tax]] Is the state I was considering in a bad budget financing ? Taxes will only go up if it is . Is every road a toll road . What is the gas tax ?Do I want to plow more snow than New Jersey? Probably not. Do you have to pump your own gas ? We have foreigners to do that .

Thanks for the responce I did some research and NY taxes are higher but price of home and land are lower and seem to equal out. Thank God I will be able to purchase without a morgage, that helps. And yes I have been in both places in January and still loved it. Looked at Ohio and Indiana just didnt get the same feeling I got in Michigan. Still two years away from retirement and still have to sell farm here. But time flies just want to have a destination when the time comes. Yes Florida has many appealing benefits tax wise but sometimes your quality of life is more important.

Not sure about Michigan Vs Wisconsin taxes anymore, I haven't seen anything here in Wisconsin out of line with my experiences in Michigan but I've been gone from Michigan for 22 years. I do know my Mom was recently taxed out of the Lansing Michigan area, she was paying more on a 3 bedroom 1400 square foot house on a small city lot than we were on a 2300 square foot 4 bedroom farmhouse on an over sized lot in one of the higher taxed villages in our county (value is comparable both houses were sold at about the same time our house sold for about 20K more, yet our property taxes were about $700 a year less AND we don't have city income taxes in Wiscosnin). If you want cheap taxes go to Tennessee- no income tax and their property taxes are about 1/2 of what they are in Wisconsin. However schools in Tennessee are awful (at least in the rural part we lived in) and the court and justice system is corrupt and bias. Remember about 15 years ago a Judge from Dyer County Tennessee was a "fugitive from justice" hiding in Mexico, they weren't much better one county to the North (where we lived), our sheriff got arrested and latter convicted for "conspiracy to deprive a inmate of their Constitutional rights", and he didn't think it was going to effect his re-election chances.

Take into account the lost productivity of the winter time. I moved out of Iowa to Texas and immediatley started making more money just because we lost no time due to snow. I was in the plumbing business then and construction all but stopped in the winter time.

Not sure what the reason is, heat, people, area where you live or what have you, personally, I don't mind the heat compared to the harsh cold, but the humidity is something I don't seem to like, well if there is no breeze, we can get awful hot and humid for the next 3 months, but we also get times when it clears out, the air is crisp cool and clean. Winters can be miserable, but you prepare for them, its not so bad unless you have livestock, that can be real tough.

I will say the land taxes between the town, county for almost 100 acres here, will more than likely end being able to enjoy this land, its almost $10,000/year, and 20 acres of it is protected wetland, our pond. You basically rent it from the county and town, and its not cheap at $800 per month. Mind you, upstate NY, PA, NJ and nearby is beautiful, in the rural or farming areas, you can't deny that, its just the rent, well where I'm at, A42 Agricultural zoning, and thats does not include the house that's another few thousand, I hate to look and know the exact figures on these bills more than once a year LOL ! Well I did get the assessment down on the house, it was even higher. Taxes alone are absolutely ridiculous, the system here needs a enema, that includes the politicians. You can't have land, a nice home without a good paying job, cripes the taxes are more than a darned mortgage payment or what once was a reasonable payment. Anyone who has land 30 years or more, at least has a chance cause the bank is paid, but I cannot imagine paying the acquisition costs, financing the same acreage, and adding the taxes on top without a darned good paying job, which is like finding hens teeth locally.

This kind of opportunity is getting the door slammed shut. You want reasonable taxes, the next town over is much less, but further from places and services you may need. Want reasonable taxes live in the nearby city, in a brownstone, in a bad neighborhood, with a tiny back yard against a public alley way, been there and done that.

Anywhere from Albany & southeast along VT, Mass, Conn. border is high dollar real estate, beautiful areas, with views and awesome terrain, soils, just outrageously expensive. I worked in NYC for over 15 years over six figures, and you do about the same as putting a rope around your neck, cinching it real tight if one was to attempt to afford most of these places.

Either you go way north, but that's the adirondacks, or central, western, maybe the southern tier or similar, I know taxes are not so bad going out I-90 in those counties, but then again I may be way off. Well I did NOT write here intending to complain LOL but its a stiff tariff to have something nice in this area, and you don't get sh$t in return for it, town gets a few thousand a year, then sends a flyer out asking people to not put so much brush out for collection, they do fine on clearing the snow, but for the money you give them the scale is balanced in their favor, hard to see the benefits, but don't be late with their money LOL!

The up side is, at least our place, I would not trade it for the world, problem is those tax bills never cease, sooner or later it just seems it will be too much and that will be the end of it, sure as heck wish it was not that way, me living in a condo complex or houses 20 feet from the next property line is not a good thing LOL !!

Definitely research the high dollar line items in all places you consider, it will be worth the extra effort to see what you are dealing with.

Well bill NY in the southern tier the taxes are a little less. 6500 between school and county but the pay is less also. Plus mine isn't usable AG ground. I'd advise some other state besides NY.

Billy in NY thanks for the post very informative, I have several friend up state that have left here and went back home. They are in shock over the tax prices but they are now back with family that were left behind when they went out in search of a career. I do not want to live to pay outrageous taxes that takes the enjoyment out of retirement. Cross one off the list.

South western Ontario along the north shore of Lake Erie is prime property.

Lived in upstate NY all my life and my wife and I feel that the biggest mistake we ever made was not relocating to Pennsylvania. I'm serious here: rule out a move to NY. You'll be happier in PA and there are some nice places there.

Our preference would be to start lookinig in the Williamsport area. Southern PA is nice too.

Please-don't make the NY mistake!!

I'm in what's considered a high tax county in VA and pay $2000/year on 200 acres with 2 houses on it.Guess thats not so bad

Taxes on our place in northeast Texas (200 acres + home) are around $2,400/yr and that"s because we didn"t catch the big appraised value increase they did last year.

Land prices are $2,000 to $5,000 depending on improvements, amount of timber, etc.

No state income taxes. Lots of ag exemptions, homestead exemptions, too.

michigan has always been hostile to business, but friendly to agriculture. reading this forum for years has led me to believe that we have one of the best farm-friendly states in the country. property tax circuit breaker, no sales tax on ag use, low farm truck licences, zoning and land use protection. they're trying to make it more friendly to businesses, but we'll see.
-john-

Up here in NY everybody is on the take. Bring a lot of cash because you'll need it. This state is run by organized crime.

I understand property tax in NY is a serious killer. Thats why land prices are so low.

I don't think Michigan is all that friendly. Our new governor has got a income tax now on pensions, and IRA, 401K income. It's now 4%, plus the homestead exemption has been changed, it now phases out at 50K instead of 80K. And we have a 6% sales tax. It's becoming like Florida - bring your own money, decent jobs are hard to come by.

I wish I could say, "hey come on over" the water is just right in NY, LOL now on the upside, there are absolutely beautiful places not far from here, likely more reasonable, affordable, but a person needs to do their shopping, still might not be feasible, other areas of NY might be, by the same token your other choices may be more cost effective. I think the main point is to know what those high dollar line items are and what you get for your money, hate to steer anyone from NY, this place here is unique, good soils, plenty of water, close to things, but enough space to enjoy just the same, we have incredible deer and wildlife habitat, yet I'm not far from a nearby city and highways, still some major ag farms/dairy in the area, but they just squeak by. Plenty of trees and woods to harvest firewood from just deadfall, blow down and similar provides most of it.Still have enough to plant on, though the rest of our fields are now wooded, have a nice home attached to it all, a person cant ask for much more than that. There is no substitute for places like these, just wish the darned rent was not so much LOL !!!!

(quoted from post at 08:52:07 05/24/12) Been in Florida over 20 yrs cant wait to get out. Narrowed it down to Michigan or Up state NY. We currently cut hay and do some row cropping. Been to both areas and both are very appealing. Want to start some type of agribusiness with the family after I retire. Looking for any input on either areas. Pro or con. Thanks

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Western NY south of I 90 is a great area. 15 mi. Out of buffalo
Is fine rural living. Go for it.

Take a long look at real estate taxes,My tax has doubled in 10 years.Real estate tax takes 4 of my SS checks here in Maine.I could not stay on my place if I was alone.I need about 16 months in a year to break even.Amish are moving in to this area because Farm prices are depressed.They have been priced out of PA and OH.The northern states salt the roads so drivers can go 65 mph all winter.State vehicle inspection had gotten so ridged that you rarely see a car or truck on the road thats over 10 years old.