FarmTogether Evaluate – Make investments in U.S. Farmland

FarmTogether is a digital farmland investing platform that allows accredited buyers to spend money on fractional or sole possession of agricultural land. Whereas the accreditation requirement does construct FarmTogether out of attain — for now — for heart-profits buyers, funding minimums as little as $10,000 per placement imply FarmTogether is a methods higher than a portfolio diversification play for the extremely-properly off.

FarmTogether stands out from assorted crowd investing platforms, together with farmland-focused options fancy AcreTrader, in assorted very important strategies. The FarmTogether workforce has higher than 70 years of collective journey in finance and agriculture. Acknowledged workforce most interesting objects buyers with options that it plans to speculate its personal funds in. And, though earlier efficiency is just not indicative of future outcomes, FarmTogether targets funding options that may provide capital options returns between 7% and 13% returns with 3% to 9% annualized cash yields, all win of bills.

The FarmTogether funding platform is constructed with subtle buyers in ideas. It’s not a beginner-excellent on-line stockbroker or a low-minimal equity crowdfunding alternative. Nonetheless these shortcomings, whereas you happen to can identify them that, produce FarmTogether no a lot much less worthwhile for buyers searching for publicity to an most frequently-overpassed asset class — relative to assorted kinds of enterprise correct property, a minimal of — that’s not fastidiously correlated with equity markets.

Key Features

FarmTogether provides a predictable funding journey for accredited explicit individual buyers, firm entities, wealth managers, and family workplaces. The FarmTogether workforce applies a standardized route of to set in ideas, postpone, solicit investments for, area up, and promote agricultural land.

Types of FarmTogether Investments

FarmTogether provides two kinds of investments: fractional possession (crowdfunded farmland selections funded by a number of FarmTogether buyers) and sole possession bespoke selections (sources wholly owned by single folks, households, or entities).

Even though they’re not eligible for tax-saving 1031 exchanges, crowdfunded farmland selections are worthy additional accessible for the frequent FarmTogether investor. FarmTogether performs extensive due diligence on every alternative and selects most interesting these that meet stringent necessities — and that it’s partaking to speculate its personal cash in. As an alternative of set title to the farmland itself as considered one of dozens or heaps of of tenants-in-identical outdated, every investor purchases shares in a assorted motive entity — an LLC — that straight owns the underlying farmland.

FarmTogether targets eternal crops akin to tree nuts and citrus, in West Cruise subregions with right water availability, excessive-advantageous soils, and proximity to FarmTogether’s most well-most in style farm operator networks. The workforce moreover seems to be for assorted kinds of options, together with annual row crops akin to corn, wheat, and soy east of the Rockies. Two entirely-dedicated selections FarmTogether holds up as consultant showcase this differ: an natural apple orchard in central Washington and a corn and soybean farm in northwestern Illinois. In both case, FarmTogether makes centered investments to modernize and streamline its farms’ operations, using sustainable farming practices wherever purposeful and deploying leverage the place acceptable to boost returns.

Preliminary funding minimums for crowdfunded farmland selections open at $10,000 however range counting on the providing. Succor intervals — the measurement of time FarmTogether plans to set the asset — open at 5 years and upward thrust from there.

Bespoke selections are completely customizable, with set intervals, yields, and possibility-return profiles on the discretion of the investor. They in general require a minimal funding of $1 million however are eligible for 1031 exchanges.

People and Entities That Can Make investments in FarmTogether Choices

FarmTogether accepts investments from folks and firm entities that meet the U.S. Securities and Change Fee (SEC) definition of an accredited investor:

  • Minimal earnings of $200,000 for folks and $300,000 for {couples} inside the earlier two years with anticipated future earnings at equivalent or larger ranges, OR
  • Minimal sources (win worth) of $1 million for folks or {couples}, OR
  • Minimal sources of $1 million for eligible enterprise entities

Traders can fund and set their investments through explicit individual entities, pension funds, IRAs, solo 401(okay) accounts, and quite a few eligible autos.

Label Appreciation (Returns) and Cash Yields

FarmTogether targets funding options with the flexibility to make annualized hint appreciation (capital returns) between 7% and 13% and cash yields between 3% and 9%, all win of bills. Traders in general obtain cash distributions on a quarterly, semi-annual, or annual basis by process of announce deposit.

Funds range by alternative, however FarmTogether strives to place off them beneath the sphere reasonable. FarmTogether outlines every funding alternative’s bills and probably risks on the availability web page in plain English.

Reporting and Tax Varieties

FarmTogether’s secure investor portal helps buyers observe the efficiency of their sources over time and consists of annual tax varieties akin to Okay-1s that buyers should memoir cash distributions and capital options.

FarmTogether’s Farmland Acquisition Job

FarmTogether’s recordsdata-science-pushed sourcing platform helps the workforce identify neutral off-market properties. FarmTogether moreover leverages a tall community of agriculture professionals and digital sourcing companions for help determining each on- and off-market acquisition options. FarmTogether buyers aren’t straight centered on the acquisition route of, but it surely utterly’s worth concept most ceaselessly phrases the way it works. Per FarmTogether, the formulation unfolds as follows:

  • Lead Recognized: A farm is acknowledged that’s inside FarmTogether’s goal geography and cut back ‘postpone field’.
  • Preliminary Name: FarmTogether connects with the landowner to debate the property.
  • Property Consider: The funding workforce leverages its business experience and Terra — FarmTogether’s AI-powered farmland underwriting engine — to spy the farm’s fundamentals, together with water availability, yield probably, and appreciation prospects. If the farm seems to be to be an true match for FarmTogether and its buyers, the workforce schedules a plot visit.
  • Present and Contract: FarmTogether designs a product sales provide that meets the landowners’ wants. The occasions agree on the deal’s phrases and enter right into a product sales contract.
  • Due Diligence: FarmTogether conducts thorough due diligence, winding up a title search, confirming water rights, guaranteeing the property complies with all related grunt and federal environmental pointers, conducting business prognosis, making an attempt out soil and water advantageous, and further. FarmTogether’s funding workforce is agile, leveraging expertise to gash through the purple tape in general related to colossal institutional land buyers.
  • Escrow and Closing: If no concerns come up right through due diligence, the sale closes. The dilapidated house owners obtain the sale proceeds and FarmTogether prepares to current the property to its buyers.

FarmTogether’s Secondary Market (Coming Rapidly)

Traditionally, correct property — particularly farmland, which for worthy of historic earlier has been both communal or held fastidiously by households and handed right down to successive generations — is an illiquid asset class. Accepted improvements fancy REITs have injected additional liquidity into the market and enabled low-buck fractional possession of correct property sources, nonetheless the category is peaceful most interesting approached with a prolonged time horizon in ideas.

That’s factual for FarmTogether as correctly. FarmTogether’s sustaining intervals stretch for a number of years at minimal, and the platform advises buyers that they might merely not have the flexibleness to promote out early can should the necessity come up — though FarmTogether does promise to current “most interesting efforts” to look out secondary buyers.

Nonetheless this limitation may very correctly be altering. FarmTogether has offered plans to debut a secondary market at some point in 2021. Further very important formulation are drawing shut, however this selection may produce it less complicated for FarmTogether buyers to place off and promote agricultural sources after the preliminary providing interval ends.


FarmTogether’s most interesting advantages over assorted correct property funding platforms embody the incontrovertible reality that it most interesting provides funding options it’s partaking to spend money on itself, the probably of neutral capital returns and cash yields, low correlation with many substitute asset courses (together with shares), undeniable-English chance and cost summaries, and that you simply may perchance keep in mind tax advantages.

  1. FarmTogether Invests Its Possess Cash in Properties Outfitted for Funding. FarmTogether locations its cash the place its mouth is. That’s, it most interesting objects buyers with options that FarmTogether itself is partaking to spend money on. That may should assuage any issues that FarmTogether is additional fascinated about deal float than deal advantageous.
  2. Pleasing Returns. FarmTogether targets investments with annual returns between 7% and 13%, win of bills. That is roughly principally based mostly completely on than lengthy-timeframe reasonable inventory market returns, if not a bit larger.
  3. Advantageous Cash Yields. FarmTogether targets investments with sturdy cash flows that make annual cash yields between 3% and 9%, win of bills. Even on the low finish of this differ, that is very a lot larger than returns on lengthy-timeframe cash investments fancy bonds and CDs.
  4. Yields and Returns Would possibly perchance presumably perchance No longer Be Carefully Correlated With Various Asset Courses. On story of yields and returns on agricultural correct property holdings may merely not correlate fastidiously with assorted asset courses, akin to shares and worthwhile metals, FarmTogether is a succesful system for classy buyers having a look to diversify their funding portfolios.
  5. Clear, Plain-English Funding Danger and Fee Summaries. This correct property crowdfunding platform’s funding selections clearly and in plain English educate annual administration bills and probably risks. FarmTogether’s FAQs have immense quantities of undeniable-English aspect on general investing risks as correctly. This can be a refreshing swap from the dense or outright inscrutable funding supplies you’ll settle for in totally completely different locations.
  6. FarmTogether Investments Are 100% Passive Revenue. FarmTogether makes recount of a community of most well-most in style on-the-ground companions to handle its agricultural holdings, absolving buyers of any day-to-day accountability for his or her stewardship. Likewise, though potential buyers can should repeatedly develop their very own due diligence, FarmTogether assumes accountability for the painstaking, time-drinking work of vetting probably options. The ultimate consequence: a totally passive funding journey for FarmTogether contributors.
  7. FarmTogether Would possibly perchance presumably perchance Reinforce 1031 Exchanges. Apparent FarmTogether buyers and investments may very correctly be eligible for 1031 exchanges. The rules spherical these tax-saving maneuvers are subtle and enlighten-specific, so visit FarmTogether’s FAQs and seek the advice of your tax handbook ahead of continuing.
  8. FarmTogether Accepts Investments From Firm Entities and Pensions. FarmTogether isn’t trustworthy for folks. Eligible firm entities fancy LLCs and partnerships can spend money on its selections, as can folks using funds held of their pension accounts. Uncover FarmTogether’s FAQs for additional very important formulation on the rules governing these kinds of investments.


FarmTogether’s most interesting downsides embody its accreditation requirement, the incontrovertible reality that farmland isn’t a liquid asset — though FarmTogether has offered plans for a secondary market — and the inherent risks of investing in farmland.

  1. Completely Accessible inside the market to Licensed Traders. FarmTogether is most interesting available to accredited buyers, which the SEC defines as folks incomes a minimal of $200,000 or {couples} incomes a minimal of $300,000, folks or {couples} with sources in extra of $1 million, or enterprise entities with sources in extra of $5 million. Most People don’t qualify as accredited buyers, so participation in FarmTogether is inherently cramped.
  2. Farmland Is No longer a Liquid Asset. FarmTogether is planning to introduce a secondary market in 2021 that may should produce it less complicated for buyers to place off and promote farmland outfitted on the platform after the preliminary provide interval ends. For now, FarmTogether makes no dispute of liquidity and advises buyers that it will current most interesting “most interesting efforts” to facilitate secondary transactions. If profitable, these transactions may merely contain sizable bills or reductions to place off hint.
  3. Investing in Farmland Carries Mountainous Danger. FarmTogether’s FAQs go away no illusions concerning the hazards inherent in its selections. Its reply to the demand, “Are investments on FarmTogether perilous?” reads, in half: “As an investor, you must be prepared for the flexibility lack of your complete funding. Please overview the hazards under the related disclosure paperwork. If the flexibility loss will render you unable to survive financially, otherwise you may perchance presumably be unwilling to neutral accumulate the flexibility lack of capital you may perchance have invested, we attain not level out you make investments with us, or anyone else.” This isn’t a motive now to not make investments with FarmTogether — most interesting a reminder to fastidiously set in ideas your particular person tolerance for chance and monetary spot ahead of doing so.

Closing Uncover

The FarmTogether platform has a task to play in virtually any subtle, properly-capitalized investor’s substitute funding portfolio. With cash yields a methods larger than even the best excessive-yield monetary financial savings accounts and the promise —though not the dispute — of lengthy-timeframe capital returns that beat the inventory market, that function may correctly be worthwhile.

Past the flexibility for above-moderate yields and returns, FarmTogether provides one thing that may very correctly be worthy additional very important for buyers with prolonged time horizons: diversification. You don’t favor to label the difference between a harrow and a seed drill to seize the worth of environment friendly chance administration.

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