Hay leases and ag exemption help in Fannin County, Texas
Own land in Fannin County and want to keep it in agricultural use for 1-d-1 open-space valuation, without farming it yourself? We match Fannin County landowners with local hay producers, ranchers, beekeepers, farmers and wildlife management providers.
Fannin County runs along the Red River with blackland prairie farm ground, pasture and river bottoms. Row crops, hay and cattle are long-standing uses. The county seat is Bonham.
What 1-d-1 ag valuation is
Texas lets qualifying agricultural land be appraised on what it can produce (its productivity value) instead of its market value. People often call it an "ag exemption," but it is a special appraisal, usually called 1-d-1 or open-space valuation. The productivity value is usually much lower than market value, so the tax bill is too.
To qualify, the land generally must be devoted principally to agricultural use to the degree of intensity generally accepted in the area, and it must have been in agricultural use for at least five of the past seven years. Land inside a city has extra requirements. Your appraisal district sets the specific requirements for your county, including how many animals, cuttings or hives it expects for a given acreage.
Ways to keep Fannin County land in ag use
- Hay. A producer cuts and bales your grass. Works best on open grassland with a gate wide enough for equipment. Terms are usually cash rent per acre or a share of the bales.
- Grazing. A rancher runs cattle, goats, sheep or horses. Needs sound fence and water, or a rancher willing to provide them.
- Beekeeping. Texas law allows beekeeping to qualify on 5 to 20 acres. The appraisal district sets how many hives it expects. See our beekeeping guide.
- Crops. A farmer plants and harvests small grains, row crops or other crops, usually for cash rent or a crop share.
- Wildlife management. Only for land that already has an ag or timber valuation. You carry out at least three of seven wildlife practices under a written plan. Texas Parks and Wildlife publishes the plan forms.
Not sure which fits? Our guide on hay leases versus grazing leases walks through the trade-offs.
Your appraisal district
The Fannin County appraisal district
Website: www.fannincad.org
The Fannin County appraisal district decides whether your land qualifies, sets the local degree-of-intensity standards, and accepts the application (Comptroller Form 50-129). Check its current ag guidelines and deadlines before you count on a valuation. Contact details are also in the Texas Comptroller's county directory.
If the land leaves ag use
If land with 1-d-1 valuation changes to a non-agricultural use, the owner can owe a rollback tax for the previous three years. Read what happens if you lose 1-d-1 valuation, and how to keep it without farming yourself.
Get matched in Fannin County
Tell us about your land or your operation. We review every submission by hand and introduce landowners to producers who work their county and fit their acreage, access and the uses they're open to.
I own land I farm, ranch or keep bees
Producers list free. Landowners pay a one-time placement fee based on acreage: $149 up to 20 acres, $249 for 21 to 100 acres, and $499 over 100 acres. Same price for every use.
Fannin County questions
Can I keep my Fannin County ag valuation by leasing to a hay producer?
Often, yes. Leasing to a producer is a common way to keep land in qualifying use, as long as the land is actually used at the degree of intensity the Fannin County appraisal district expects. A written lease and records of the work help if the district asks.
How many acres do I need?
State law doesn't set one minimum for hay or grazing. Your appraisal district sets the specific requirements. Beekeeping is the exception with a state range: 5 to 20 acres.
Can I switch my land to wildlife management?
Only if it already has an agricultural or timber valuation. You then need a written wildlife management plan and must carry out at least three of seven practices each year. Ask the Fannin County appraisal district about its filing requirements.
Do you cover all of Fannin County?
We take submissions from anywhere in Fannin County and the rest of Texas. Matches depend on which producers work near your land and what uses you're open to.
Nearby counties
Grayson County, Collin County, Hunt County. See all counties we serve.
Sources: Texas Comptroller: Agricultural, Timberland and Wildlife Management Use Special Appraisal; Texas Comptroller county directory. General information, not tax or legal advice.