Welcome

Location.  The property is located at the very end of the Treasure Valley.   In the picture above there is an arrow.  That is where Highway 201 travels along the Snake River to Interstate 84,  3.7 miles to Exit 356.

Climate.  We have moderate rainfall.  About 11 inches per year.  That combined with our sandy soil makes premium growing conditions for a wide variety of crops, including hay.  The winters are very mild.  Most years there will be 4 to 6 inches of snow at the most.  No extreme cold.

Income  Currently there are 102 acres in hay.  There are water rights for 134.3 acres.   Other farms in the area produce 8 tons. At 2023 prices, $250 to $300 per ton, that would be a gross income of $235,000 to $282,000.   This farm produces 4 cuttings of alfalfa hay per year.  Some years there is a 5th cutting.  This farm has hay customers from as far away as Texas, Pennslyvania, and Florida.

Property Taxes.  This property is in farm deferral. The total property tax for 2021 was $1504.77.

Water Rights.  The water rights were first granted in the mid-1800s for this farm. The latest water rights allow the property owner to pump directly out of the Snake River with a priority date of January 23, 1964. 4 acre-feet of water for each acre watered.  Irrigation season runs from March 1st through Oct 1st each year. There is no irrigation district and no water fees.  

Power costs.  In 2021 the cost of power for running three irrigation pumps from April-Oct was $13,321.70.  The power for the house and shop was  $2024.32 for the same year. The house has central heat and air. The shop also has heat and air.  The heating costs for the home will be much lower for 2022 due to the new energy-efficient pellet stove.