# LLMs-Full.txt - Full Content for Project Pages # Generated on: 2026-01-22T10:20:48.870Z # Total pages: 11 ## URL: https://www.benchmarkagribusiness.com/blog ### Title: Blog ### Page ID: 7798621 ### Content: © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/home ### Title: Home ### Page ID: 7798622 ### Content: #### Welcome to #### Benchmark Agribusiness ### The Premier North Iowa ### Farm Appraiser Staff ### BENCHMARK AGRIBUSINESS CELEBRATED 35 YEARS IN BUSINESS ### IN 2023 ## Links #### Benchmark Agribusiness #### Weather Almanac #### Real Estate BS Bingo ###### Benchmark Agribusiness Recognized Over Seven Billion Dollars of real estate appraised since 1988! Nearly 50 years of experience in the North Central Iowa real estate industry. Gather 200 plus sales transactions every year. We've appraised hog facilities in Nine States! We serve ALL North Central Iowa communities and neighborhoods. Fred Greder has been nominated by the Iowa Chapter of the ASFMRA to be National Farm Appraiser of the Year See our Weather Almanac in the Globe Gazette on the first day of each month! [Special Thanks to Valerie Borchardt](mailto:Valerie.Borchardtmailto:Valerie.Borchardt@globegazette.com) at the Globe Gazette for her help in compiling and designing the almanac each month. The American Society of Farm Managers and Rural Appraisers (ASMRA) recently recognized Benchmark Agribusiness' Vernon Fred Greder. © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/about ### Title: About ### Page ID: 7798629 ### Content: BENCHMARK AGRIBUSINESS CELEBRATED 35 YEARS IN BUSINESS IN 2023 Fred Greder started Benchmark Agribusiness in 1988 with a $200 Smith Corona electric typewriter and the savings from moonlighting as a fee appraiser on evenings and weekends while still working full time as a farm mortgage loan officer. The practice developed quickly thanks to the appraisal experience and industry contacts developed during a thirteen-year career as a farm loan officer in North Central Iowa prior to 1988. Greder has been accredited by the American Society of Farm Managers and Rural Appraisers since 1989 and a member since 1984. In fact, he was the Iowa Chapter State President in 2002 and has also served on National Committees. Fred has been a State Certified General Real Property Appraiser since three weeks after the State of Iowa began issuing certificates in October of 1991. He was raised on a combination crop and livestock farm in Western Iowa. Greder also maintained a hog feeding operation earlier in his career. He and his wife Marty have been residents of North Central Iowa since they both graduated from Iowa State University on the same day in 1975. Fred's major emphasis of study was in Farm Operations. In addition to his appraisal activities, Fred is an active, licensed real estate broker. He has previously served as [**Chairman of the State Appraisal Examining Board.**](https://dial.iowa.gov/licenses/other-professional-licensure) The Greders own farm ground on the edge of Mason City that they have custom farmed. Barb Bowen has been with Benchmark Agribusiness, Inc. for 30 years and helped the business move to 3 different locations. She is happiest here at Courtside Offices because there are windows with natural daylight and she can walk to work, even on the snowiest days. She is an employee who will stay late to get the job done but will also ask to get off early to go ride her horse and enjoy the sunshine on a nice summer day. Retirement is not in her near future. She enjoys working for Benchmark and with Fred Greder. As Fred's son, David Greder grew up with Benchmark Agribusiness. After receiving his doctorate in Religious Studies from the University of Iowa, David moved home to North Iowa to accept a teaching position at nearby Waldorf University. When he's not teaching or grading papers, David is at Benchmark Agribusiness putting together appraisal reports and any other task Barb gives him to do in the office. Cliff may be the new guy at Benchmark but, he’s definite not a new guy in North Central Iowa or a new guy in the farm appraising industry. Cliff joined Benchmark after retiring from a 30+year career with the nationwide Farm Credit cooperative lending system. Cliff has hit the ground running at Benchmark. He was already familiar with the appraisal software Benchmark runs. Plus, he’s still using the network of contacts he developed at Farm Credit for drilling into the details of recent North Central Iowa farm sales. There’s just one thing. We may not see Cliff in the office if the fish are biting. © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/newsletters ### Title: Newsletters ### Page ID: 7798636 ### Content: ### [Yearly Advice 2019 - 'Farm Appraiser Competency'](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/BenchmarkAdvice2019.pdf) Thank you for your interest in our newsletters. The older newsletters you see below are not due to website neglect. The content is just as applicable today as it was when the newsletter was written. I still have an opinion on every subject and, I still think everybody is entitled to my opinion. **Let us help you determine if a sealed bid auction is the right approach. And then let us help you maximize the effectiveness of the process.** **Benchmark Agribusiness isn’t the only real estate office using this method to best serve their clients. Why?** **The buzzwords over the last couple years have been artificial intelligence or AI. The farm real estate industry has been using a basic version of AI for many years, too.** **Is your brain spinning with an idea of selling some farmland before the end of the year? It needs to do more than spin if you want that check in hand before Father Time rings the bell on December 31!** **It’s the time of year when tenants on farmland leases in Iowa need to be notified if the lease agreement is going to change for the following growing season. Iowa has a unique process for terminating a lease.** **Facilitating sales that fit individual farm families sometimes means digging deeper to find out what the client truly values—and it may not be just the highest bid.** **Trying to go it alone when buying and selling farmland may not be the bargain you think.** **​ Learn how professional appraisals can actually save you money in the end.** **Whether you are buying or selling farmland in North Iowa, be aware of this tendency I’ve observed in land prices over 50 years in the farm appraisal and financing field.** **Before building that new shed, get a professional appraiser’s take on the impact new buildings do and don’t have on a farm’s resale value in North Iowa.** **Understand how wind turbine sites—and the age of the turbines—factor into farmland values and income potential in North Iowa.** **Corn suitability ratings (CSR2) are one way of measuring value—in terms of crop risk—on Iowa’s farmland.** **A professional appraisal can help you make sense of the details and apply them to your purchase decisions.** **Don’t fall for these BS phrases. Whether you are buying or selling, check what you’re being told against the BINGO card, then get straight talk on the ag farmland market in North Iowa.** © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/contact ### Title: Contact ### Page ID: 7798638 ### Content: Office located directly across Washington Avenue to the east from the Cerro Gordo County Courthouse in historic downtown Mason City. We value our relationship with the local lenders, lawyers, real estate agents and auctioneers. Those relationships are based on mutual respect. They can't be expected to know everything we know just as we don't know everything they know. What's the bottom-line? Sometimes you need more than one person looking out for you. © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/protected-collection-item ### Title: Protected Page ### Page ID: 7798639 ### Content: In order to view the page, please enter the password below: © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/faq ### Title: FAQ ### Page ID: 7799168 ### Content: ###### What is your specialty? ###### Do you appraise houses? ###### How much do appraisals cost? ###### How long does it take to get an appraisal? ###### What is your territory? ###### Does your firm also sell real estate? ###### Do you testify in court? ###### Still have questions? Real estate valuation is the foundation of all of the real estate support services provided by Benchmark Agribusiness. Nearly 90% of the appraisals are of agricultural and rural properties. Both of the appraisers for the firm were raised on farms and have agricultural degrees. The appraisal of modern, specialized use hog facilities has become our "sub-specialty" within the agricultural industry. Have you ever heard the expression "a jack of all trades but, a master of none?" We choose to be specialists. If you need a house appraised in one of North Central Iowa's cities or towns, we can refer you to Certified Residential Appraisers with a good database of house sales. Farms with buildings are more complex than farms with only cropland. Farms with the potential to be converted to commercial or industrial lots are more complex than farms that have always been and will likely always be farmland. The appraisal of a typical rural building site will vary from $700 - $900. The appraisal of modern farm buildings and commercial buildings is more complex than houses. Less complex appraisals can be completed more quickly. Last year, the average turnaround time for a farm with no buildings and with no development potential was less than six weeks. We've appraised modern hog facilities in nine states! However, over 80% of the properties we appraise are within an hour's drive from Mason City. The philosophy at Benchmark Agribusiness is that there is a lot more involved in knowing the real estate market than spending an afternoon at the local courthouse. The two appraisers at Benchmark have over 75 years of combined industry experience in North Central Iowa. We know the neighborhoods and the market makers within those neighborhoods. Fred Greder is a Licensed Real Estate Broker in the State of Iowa. Many clients specifically choose Benchmark Agribusiness to find out what their real estate is worth because they are considering selling the property. They want an objective opinion from someone who does not anticipate a possible future interest in the property. We’ve become adept at walking that fine line between the objectivity it takes to be an appraiser while still being available to also offer the services of a broker. Being a broker has made me a better appraiser. Now , when I sign an appraisal report, I ask myself, “Okay Greder, do you think you could find somebody to pay that much?” Or, “Okay Greder, have you gathered enough information about these farms to answer all of the questions of a potential buyer prospect?” If not, I still don’t know enough about the farm to state an opinion of value. I’ve gotten the sense from the farm community that I have more creditability as a valuation expert by being in the arena with the lions. Yes. The number of appraisal and consulting assignments that evolve into depositions and courtroom testimony has been increasing in recent years. Fred Greder, the principal appraiser for Benchmark Agribusiness, is also trained in the alternative dispute resolution technique of mediation. If you have more questions that we can answer for you, don't hesitate to call us at [(641) 424-6983.](tel:641-424-6983) © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/land-for-sale ### Title: Land For Sale ### Page ID: 7799169 ### Content: [72.43 Gross acres in Cerro Gordo County-closed 2025 @$811,216](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Shanks%20farm%20for%20sale.pdf) [105.55 Gross acres in Hancock County-closed 2025 @ $1,459,545](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Hall%20Farm%20for%20Sale.pdf) [105.33 Gross acres in Franklin County-closed 2025 @$1,485,153](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/ABG-Johnson%20bid%20package.pdf) [52.8 Gross acres in Cerro Gordo County-closed 2025 @$687,984](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/HeitlandFarmfor%20sale2024.pdf) [157.09 total Gross Acres in Cerro Gordo County-closed 2024@$117,500 for tract 1 @$10,700/acre for tract 2 and tract 3](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/updated%20Duitscher%20Farm%20for%20Sale.Amended%207.8.24.pdf) [240 Gross Acres in Cerro Gordo County-Closed September 2024@$1,789.000](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Ludeman%20Farm%20for%20Sale.pdf) [97.01 Gross Acres in Cerro Gordo County- Closed July 2024 @$625,000](mailto:https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Bailey%20Shadow%20Ave%20@%20$625K.pdf) [200 Gross Acres in Cerro Gordo County - Closed July 2024 @$1,000,000](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Berk%20Farm%20for%20sale%20200%20acres.pdf) [80.0 Gross Acres in Mitchell County- Closed June 2024 @$855,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/update%20Monicken%20Farm%20for%20Sale%20.pdf) [143.79 Acres in Worth County- Closed May 2024 @$1,740,480](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Bergan%20Farm%20for%20Sale.pdf) [112.29 Acres in Worth County- Closed May 2024 @ $1,369,938](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Bergan%20Farm%20for%20Sale.pdf) [70.36 Gross Acres in Floyd County- Closed April 2024@$498,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Sutton%20Farm%20for%20Sale%20.pdf) [95.43 Gross Acres in Floyd County- Closed April 2024@$1,248,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Henely%20Dornan%2095%20Acres%20Sales%20Brochure.pdf) [190.46 Gross Acres in Floyd County- Closed March 2024 @$2,000,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Henely%20190%20acres%20for%20sale.pdf) [160 Gross Acres in Floyd County- Closed February 2024 @$2,180,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Henely%20McCarter%20brochure.pdf) [86.12 Gross Acres in Cerro Gordo County- Closed January 2024@$650,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Nielsen%20Farm%20for%20Sale%20updated.pdf) [136.1 Gross Acres in Cerro Gordo County - Closed October 2023 @$1,325,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Hansen%20Farm%20for%20Sale.pdf) [42.6 Gross Acres in Cerro Gordo County - Closed July 2023 @ $160,125](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Fryar%20Land%20for%20Sale%20.pdf) [108.3 Gross Acres in Cerro Gordo County - Closed July 2023 @ $1,191,300 (Tract 1 in Brochure)](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Felker%20Farms%20for%20Sale%20-%20CG.pdf) [80.0 Gross Acres in Cerro Gordo County - Closed July 2023 @ $912,00 (Tract 2 in Brochure)](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Felker%20Farms%20for%20Sale%20-%20CG.pdf) [**7.61 Acres and Nursery Barn in Hancock County - Closed May 2023 @ $104,500**](https://mysitefiles.thewebwisesolution.com/benchmarkagribusiness/Christians%20Nursery%20for%20sale.pdf) [65.37 Acres in Cerro Gordo County - Closed March 2023 @ $732,144](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Meckstroth%20Farm%20for%20Sale.pdf) [54.0 Acres in Floyd County - Closed December 2022 @ $15,050/acre](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Zimmer%20Farm%20for%20Sale.pdf) [65.3 Acres in Cerro Gordo County - Closed December 2022@ $411,975](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Henriksen%2065.3%20acres%20brochure.pdf) [227.1 Acres in Cerro Gordo County - Closed December 2022@$12,400/acre](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Walch%20Trust%20Farm%20for%20sale.pdf) [153.0 Acres in Mitchell County - Closed December 2022 @ $13,600/acre](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Byrnes%20farm%20for%20sale.pdf) [114.85 Acres in Worth County - Closed November 2022 @ $1,025,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Haugebak%20FarmSale2022.pdf) [31.6 Acres in Floyd County - Closed September 2022 @ $426,631.60](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Gelner%20Brochure%202022.pdf) [80.0 Acres in Cerro Gordo County - Closed September 2022 @ $800,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Henriksen80%20acres%20brochure.pdf) [92.0 Acres in Cerro Gordo County - Closed September 2022 @ $1,075,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Henricksen92%20acres%20brochure.pdf) [279.24 Acres in Floyd County - Closed September 2022 - Sections #1 & #2 SOLD TOGETHER for $1,854,406.50 ($11,850/gross acres) - Sections #4 SOLD for $1,423,900 ($11,600/gross acres)](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Reed-Traeger-Ott%20farm%20for%20sale.pdf) [40.0 Acres in Floyd County - Closed November 2021 @ $530,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Kamm%20Auction%20revised.pdf) [7.6 Acres in Floyd County - Closed November 2021 @ $91,500](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Kamm%20Auction%20revised.pdf) [64.4 Acres in Floyd County - Closed November 2021 @ $608,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Kamm%20Auction%20revised.pdf) [60.0 Acres in Floyd County - Closed November 2021 @ $660,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Breitbach%20Trust%20farm%20for%20sale.pdf) [40.0 Acres in Franklin County - Closed November 2021 @ $530,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Kolb%20Farm%20for%20Sale.pdf) [80.0 Acres in Mitchell County - Closed November 2021 @ $1,325,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Wherry%20Trust%20farm%20for%20sale.pdf) [6.58 Acres in Hancock County - Closed September 2021 @ $312,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Christians%20Building%20Site%20For%20Sale.pdf) [47.48 Acres in Cerro Gordo County - Closed June 2021 @$455,333.20](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Enfield%20Farm%20for%20Sale.pdf) [239.06 Acres in Mitchell & Floyd Counties - Sold at Auction June 2021](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Moss%20Auction%20information%20packet.pdf) [80.0 Acres in Floyd County - Closed June 2021 @ $870,320](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Tozier-Hartwig%20Farm%20for%20Sale.pdf) [72.22 Acres in Worth County - Closed June 2021 @ $756,250](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Trettin%20Trust%20Farm%20for%20Sale.pdf) [80.0 Acres in Worth County - Closed June 2021 @ $793,240](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Trettin%20Thomas%20Farm%20for%20Sale.pdf) [148.97 Acres in Cerro Gordo County - Closed May 2021 @ $1,355,627](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Nuehring%20149%20acres%20for%20sale.pdf) [61.03 Acres in Cerro Gordo County - Closed May 2021 @ $555,800](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Nuehring%2061%20acres%20for%20sale.pdf) [33.37 Acres in Worth County - Closed March 2021 @ $181,500](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Hagen%2033%20acres%20online%20auction.pdf) [40.0 Acres in Cerro Gordo County - Closed February 2021 @ $330,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Meinecke%20Farm%20for%20Sale.jpg) [114.7 Acres in Franklin County - Closed February 2021 @ $550,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Barnes%20Farm%20for%20Sale%20\(1\).pdf) [152.0 Acres in Hancock County - Closed January 2021 @ $969,900](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Schroeder%20Trust%20farm%20for%20sale.pdf) [5.0 Acres in Chickasaw County - Closed January 2021 @ $75,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Copper%20Farms%20for%20Sale.pdf) [16.0 Acres in Chickasaw County - Closed January 2021 @ $183,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Copper%20Farms%20for%20Sale.pdf) [140.0 Acres in Chickasaw County - Closed January 2021 @ $847,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Copper%20Farms%20for%20Sale.pdf) [154.01 Acres in Cerro Gordo County - Closed December 2020 @$1,590,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/BrownTimBrochure2020.pdf) [75.52 Acres in Worth County - Closed December 2020 @ $498,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Hagen%2075%20Acres%20for%20Sale%20.pdf) [40.0 Acres in Worth County - Closed December 2020 @ $192,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Hagen%2040%20Acres%20for%20Sale%20.pdf) [71.5 Acres in Butler County - Closed November 2020 @ $275,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Schipper%20farm%20for%20sale.pdf) [120 Acres in Worth County - Closed October 2020 @ $1,089,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Jaspers%20Trust%20Farm%20for%20Sale.pdf) [7.0 Acres in Hancock County - Closed June 2020 @ $89,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Larson%20Acreage%20for%20sale%20-%201480%20Palm%20Avenue.pdf) [102.5 Acres in Mitchell County - Closed March 2020 @ $720,062](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Dale%20Farm%20for%20Sale.pdf) [145.93 Acres in Mitchell County - Closed February 2020 @ $1,310,000](https://mysitefiles.thewebwisesolution.com/benchmarksoldland/Moe%20Trust%20Farm%20Sale.pdf) 114 Acres in Floyd County - Closed December 20, 2019 @ $940,500 196.33 Acres in Howard County - Closed December 19, 2019 @$1,765,000 310 Acres in Winnebago County - Closed December 20, 2019 @$2,650,000 160 Acres in Cerro Gordo County - Closed December 18, 2019 @$700,000 98.44 Acres in Butler County - Closed October 18, 2019 @ $435,00 80 Acres in Floyd County - Auctioned April 9, 2019 @ $648,000 130 Acres in Floyd County - Auctioned April 9, 2019 @ $1,004,250 147 Acres in Floyd County - Auctioned April 9, 2019 @ $1,025,350 80 Acres in Floyd County - Auctioned April 9, 2019 @ $662,000 65 Acres in Floyd County - Auctioned April 9, 2019 @ $552,500 48.6 Acres in Cerro Gordo County - Closed March 20, 2019 @$291,600 116.76 Acres in Cerro Gordo County - Closed February 27, 2019 @$727,500 70.0 Acres in Worth County - Closed February 21, 2019 @ $525,000 72.0 Acres in Cerro Gordo County - Closed January 4, 2019 @ $535,000 **49.0 Acres in Floyd County - Closed December 21, 2018 @ $338,590** **39.0 Acres in Floyd County - Closed December 13, 2018 @ $110,000** **117.79 Acres in Cerro Gordo County - Closed August 15, 2018 @ $742,500** **156 Acres in Floyd County - Closed May 4, 2018 @ $1,420,000** **49.83 Acres in Winnebago County - Closed May 1, 2018 @ $305,000** **38.52 Acres in Worth County - Closed May 1, 2018 @ $280,000** **40 Acres in Worth County - Closed May 1, 2018 @ $331,513** **75.5 Acres in Cerro Gordo County - Closed March 1, 2018 @$458,000** **61.13 Acres in Cerro Gordo County - Closed March 1, 2018 @$500,000** **32.79 Acres in Cerro Gordo County - Closed February 27, 2018 @$306,000** **121.98 Acres in Cerro Gordo County - Closed Jan. 4, 2018 @ $1,075,000** © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/services ### Title: Services ### Page ID: 7799189 ### Content: #### Benchmark Agribusiness is a Full Range Support Services Practice. ##### Real Estate Brokering ##### Commercial Real Estate Appraising ##### Financial Consultation ##### Expert Witness Testimony ##### Bankruptcy Plan Feasibility Analysis ##### Property Partition Consultation ##### Special Use Valuations ##### Court Appointed Referee ##### Property Inspections ##### Digitized Soil Mapping ##### Facilitating and Managing Direct Off-Market Sales ##### The transition of farmland ownership from the "Greatest Generation" to the "Baby Boom" generation is not always a thing of beauty. Fred Greder is also a Licensed Real Estate Broker in the State of Iowa. [Click here](/land-for-sale) for the farms currently for sale through Benchmark Agribusiness. There is also a link there for viewing the farms sold by Benchmark Agribusiness over the past few years. The brokerages services include public and online auctions. Not every farm should be brought to the market by auction but, in those instances where an auction would be the most effective way to market a farm, Benchmark Agribusiness has a valued relationship with [Fox Auction Service of Mason City.](https://foxauctioncompany.com/) The auction commission rates are competitive with other auction companies. And, like Frank and I are always quick to point out, “You get two heads for the price of one when you hire the Benchmark/Fox Auction team.” We appraise ”transition” land – the cropland around the fringe of the North Central Iowa trade centers that is being absorbed for industrial or commercial uses. We can refer you to a network of well qualified Certified General Real Property appraisers for appraising specialized use buildings like motels, restaurants, Laundromats, strip malls, machinery dealerships, warehouses, repair shops and local industrial buildings. I draw upon two things in my background to advise people on their finances – thirteen years as a farm loan officer and starting a small business from scratch in 1988. I’ve had the opportunity to watch literally hundreds of family businesses develop, expand, mature and then transition to the next generation. We just know what has worked for other businesses, other families and other generations. This is a growing segment of the services offered by Benchmark Agribusiness. Many families and many businesses find themselves resolving disputes through the formal court system. We have testified at arbitration hearings, at the district court level and in federal bankruptcy court. Benchmark's consultants can inject a dose of realism into those Chapter 7, Chapter 11 & Chapter 12 Plans. If you are a debtor trapped in an over extended debt situation, we can help with your Chapter 12 Plan. You need a debt write down plan that is based on solid values and, you need a cash flow plan that's based on realistic projections - projections your lenders will accept. If you're a lender, we can help you convince the Bankruptcy Court when a reorganization plan has no chance of working. A massive turnover in the real estate industry is going to take place over the next several years as the "baby boomers" begin to receive their inheritances. An increasing number of cases require independent consultants such as **Benchmark Agribusiness** to advise with the partition of the assets. The sum of the parts don't always equal the value of the total. We can help you sort it all out. More and more family owned and operated farms are finding that the size of the estate of the patriarch or matriarch of the family exceeds the minimum threshold for federal estate tax liability. That is especially true since the recent and rapid rise in farmland values. Section 2032A of the Internal Revenue Service Code allows qualified family owned and operated farms to take advantage of a special election that could lower the value of the farmland for estate valuation purposes. We are very familiar with the details of the fine print of Section 2032A and experienced in preparing these "special use valuations". Past "special use valuations" have lowered the value of the real estate by 30 - 40%. In the future, the Section 2032A value will probably be an even lower percentage of the full value because there is "lag effect" built into the calculations. We'd be happy to provide a [**free phone consultation.**](tel:641-424-6983) Sometimes we can't help the property co-owners amicably split their holdings. In those cases, we are available to serve at the discretion of the Court to equitably divide the property in question. Real Estate, Fixtures, Personal Property - Sometimes you don't need to know what things are worth. But, you can't do it all and you can't be everywhere at the same time. Or, maybe you can do it all and can be everywhere but it is preferable to have a third party to do the fieldwork. Benchmark can provide you with another pair of arms and legs. **Benchmark Agribusiness** has the soil maps for all of the North Central Iowa counties on a digitized database. Our computer software can measure the productivity of whole farms, partitioned farms, individual fields or combined fields. I have developed, through working closely with farm families, a niche in serving those families whose priority goes beyond the bottom line and highest bidder. Many families may have a specific buyer in mind—a family member, a long-term tenant or a close neighbor. Those deals still benefit from someone to iron out all of the transaction details, even when there aren’t the expenses of advertising, an auction, etc. That is why Benchmark Agribusiness has tailored a fee schedule specifically for facilitating and managing off-market sales for farmland in North Iowa. Usually the argument over Grandma's butter churn has more to do with who was Grandma's favorite daughter or granddaughter than about who used the churn the most when they were kids. We'd like to try to help the Baby Boomers get from here to there with the least amount of damage along the way. There may be other ways in which our experience and knowledge of the North Central Iowa farmland market can be of use to you. If your have more questions, don't hesitate to call us. © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/testimonials ### Title: Testimonials ### Page ID: 7799190 ### Content: #### Let Benchmark look out for you. Here are three examples of how we can help: #### That auctioneer is an honest man but, on that day, he was looking out for himself more than his client. *Thank you, Fred. It was your expertise that guided me and my family through this huge business operation! Thank you so very much...If I had another farm to sell, I would certainly enlist your help!! I want to tell you again that it has been a blessing & a pleasure to work with you! Thank you!*  *I want to express my sincere appreciation for the fine service you have supplied to me and my family attendant to the sale of the family farm. In my thirty plus years of business experience, I cannot recall receiving more valuable or timely professional service. From our first discussion on the phone, I was impressed with your competence and your reliance on the storehouse of data collected and managed by Benchmark Agribusiness. Through the course of your appraisal of the farm, your consultation regarding the merchandising of the property, and finally the expert advice in support of pricing and positioning the offer to sell, you have dealt effectively and respectfully with my inexperience in agricultural matters and inspired the confidence I needed to responsibly represent the interests of our family. That you are capable of delivering such relevant expertise with a congenial, steady and modest style is the bonus that made this whole experience pleasurable for me!" "I regret only that I have no other business interests that would be the basis for working with you again in the future.* *As an out of state owner needing advice and a local presence in this endeavor, I had no idea how much help you would prove to be when I asked if you did that sort of thing. ...The suggestion of using differing sales techniques from private treaty, to realtor, to public auction proved insightful and profitable. Your availability for consultation by phone and to "hold my hand" through the process was invaluable. In addition to my satisfaction, both the realtor and the auctioneers expressed their appreciation for your help and suggestions, echoing many of my comments above. Your services made a process which could have been very difficult a real pleasure. I particularly appreciated your technique of "thinking out loud" and allowing me to make the eventual decisions with your insight. I felt confident throughout that we were pursuing the right course with the right people and in the end continue to hold that opinion.* *Dr. Dan's family had owned almost 500 acres in North Central Iowa since 1942. The decision to finally sell the Iowa real estate had been in the discussion phase for five years. Based on Benchmark's advice, Dr. Dan sold part of the property privately to an investor who will rent back to a tenant, part of it was sold by a realtor and part was sold through a professionally conducted public auction. Benchmark suggested the family spend $600 on a survey of 29.0 acres of permanent pasture so that parcel could be offered separately from the adjoining cropland. The pasture brought $1,075 per acre or $31,175. The cost of the survey was recovered 50 times over. Based on Benchmark's advice, Dr. Dan listed the 50 acres mature woods for $6,000/acre rather than the $3,000/acre price recommended by the listing broker. The woods sold for $5,700/acre.* *"Benchmark Agribusiness provided an appraisal of my land which was conducted and delivered with complete professionalism. Even more importantly, Mr. Greder's consultation services guided me every step of the way through the sale. Fred's "above and beyond" service saved me thousands in commission. It also brought the investor segment to the auction, which resulted in significantly higher competitive bidding. Benchmark Agribusiness and Fred Greder gave me a sale that exceeded my expectations.* *The Jury delivered a verdict. We won 100+% of everything. You did an awesome job. They gave us more than what we asked for and you were a big part of it.* *When John first inspected the farrowing site he had acquired by Tax Deed, he discovered the prior owner had removed all of the crates, decks, gates, waterers and feeders. He made several attempts to convince the former owner to return all of these real estate fixtures. However, the former owner was convinced the equipment belonged to him. It took three years of haggling and eventually a three-day jury trial but finally, John prevailed. The jury awarded more than the "value-in-use" valuation for the hog equipment taken from the site and they awarded a very generous amount for the three years of rental income John had lost during the process.* *On behalf of Women, Land & Legacy, I would like to thank you for speaking for our group last Thursday and for sponsoring our meal. Some words the ladies used to describe the value of your presentation were "Great Speaker!" and "It was valuable to learn about CSRs and find out what your land is worth." They felt the information presented was very useful to them.* Bill O'Reilly of FOX NEWS fame once wrote a book titled Who's Looking Out for You? In the book, O'Reilly singled out big corporations, the national media, politicians and government bureaucrats as the some of the groups from whom the individual needs protecting. These groups aren't evil, but what is best for them may not be what's best for you. The same thing is true in the real estate industry. Every week we get involved in situations where the scales need to be tipped in your favor. Benchmark was involved in negotiations between an 86 year-old widow and a young beginning farm couple - to sell the widow's farm on a short-term installment contract. The young couple's banker, advised them to offer only 3% interest on the contract for deed. The banker's logic was sound. That rate was competitive with certificates of deposit at his bank with similar maturity. The lower interest rate also helped the profitability of the young couple - his customer. However, it wasn't in the best interest of the widow. She only had one farm to sell and one chance to make the best deal. Benchmark helped her do better. Another example - A few years ago, Benchmark watched as an auctioneer pushed a family during a recess in the bidding, to accept the high bid. The auctioneer was quick to point out that his contract with them still required them to pay his commission and his expenses even if they didn't sell the property that day. The family agreed to accept the high bid of $1,995/acre. That buyer subsequently enrolled the cropland in the Wetland Reserve Program for almost $2,350/acre. Wait. There's more. That buyer still controlled the WRP residual rights, which would have been worth an additional $500/acre. Still another example - Benchmark recently advised an absentee landowner to expect to receive $5,000/acre for a recreation property. The owner had already been told to only ask $3,000/acre by his real estate broker. The broker wasn't familiar with that type of property, but he knew Benchmark was. That broker was also honest and he quickly proved he was the right person to sell the property. They eventually listed the property at $6,000/acre and received $5,700/acre in less than a month! Then, there are those times when YOU aren't looking out for you! You can't be expected to know what's right when you're not in the business. We see people several times a year be "penny wise and pound foolish". These are the folks who saved a few hundred dollars on an appraisal or a consultation, but sold their property for several thousand dollars less than the full market value. Or, they saved a thousand dollars on a survey, but they sold the pasture and the woods along with the cropland for the same price the cropland would have brought by itself. We value our relationship with the local lenders, lawyers, real estate agents and auctioneers. Those relationships are based on mutual respect. They can't be expected to know everything we know just as we don't know everything they know. Sometimes you need more than one person looking out for you. © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") --- ## URL: https://www.benchmarkagribusiness.com/legal-support-services ### Title: Legal Support Services ### Page ID: 7799199 ### Content: ##### Forensic Appraising ##### Chattel Appraising ##### Expert Testimony Regarding Economic Damages ##### IRS Code Section 2032A - "Special Use Valuations" ##### Retrospective Appraisals ##### Fractional & Minority Interest Discounts ##### Partitioning Consulting ##### Alternative Valuation Dates for Estates ##### Private Auction Consultation When Benchmark Agribusiness started in 1988, most of our appraisal requests came from bankers. That's not true anymore. We now do just as many appraisals for attorneys as bankers. It's not hard to figure out why when you consider all of the different reasons the legal profession needs appraisals. Legal support services we've provided for our attorney clients in the past include, but are not limited to, the following: How can you be in the television age of CSI: Crime Scene Investigation without working the word "forensic" into the conversation? There is a host of background information about any farm available at courthouses, county engineer's offices, USDA offices and on the World Wide Web, but you need to know where to find it and how to use it. Did you know that the Mitchell County Engineer's Office has an aerial photo of the entire county as of 1976 that shows where nearly all of the drainage tile lines were at that time? If you don't know when a building was built, we can probably guess it within 10 years. Did you know that Harvestore silos first started installing white roof caps instead of blue in 1967? Many times it is also important to have an inventory of not only the buildings and land, but also of the stored grain, livestock and livestock feed. If you need the machinery and rolling stock appraised, we can refer you to well-qualified folks who specialize in the area. Fred Greder, the principal appraiser, has had the opportunity to testify several times in lawsuits where livestock confinement sites have been accused of causing a reduction of value to rural residential acreages that surround the facility. Greder has developed a list of at least ten different factors that would have a bearing on whether proximity to a livestock facility would cause the value of the neighboring property to go down. Some of the factors aren't as readily apparent as you might think. We also have experience in determining what, if any, impacts are caused by other types of development or usage on neighboring properties. Since December 31, 1976, estate representatives of those who have died have been permitted to elect on the federal estate tax return to value eligible real property devoted to farming or other closely-held business use at its special use or "use" value rather than fair market value. The most important ingredient involved in the "special use valuation" process is gathering cropland cash rent information. We are fortunate to have developed an extensive network of contacts with landlords, professional farm managers and attorneys providing us insight into the current cash rent situation throughout the region. Two or three times a year we get a call wondering whether we can tell somebody what a farm was worth 5, 10, 15 or more years ago. A divorce settlement may hinge on the value of the farm at the time of the marriage, or Aunt Gertrude's 10-year-old estate still hasn't been settled. We have sales databases going back over 35 years and farmland market surveys going back more than 40 years. All that practice at estimating the original age of houses and outbuildings comes in very handy for these retrospective appraisals, too. A fractional interest in a farm probably won't be worth as much per acre as the whole farm for several reasons. Those reasons include longer marketing times, partitioning costs, drainage issues and reduced field efficiency. The size of the discount depends on several factors. We've never had one of our fractional interest discounts questioned by the Internal Revenue Service. Not every member of the "baby boom generation" has the same goals for the farm they inherited from the "greatest generation". Sometimes the only way to satisfy everybody is to split the farm. The sum of the parts might not be equal to the total. Sometimes splitting the farm sounds like the expedient thing to do but, it might not be the effective thing to do. Each estate has the option to elect to value the farmland at an "alternative valuation date". The "alternative valuation date" is six months after the original date of death. Usually, the fee to develop the alternative valuation is much less than the original fee because of the head start. Private auctions conducted by attorneys - also called sealed bid auctions - have become particularly popular since the bio-fuels industry ignited the land markets in 2006. The title of the company newsletter of November 2005 was "The Do's & Don'ts of Sealed Bid Auctions". Check it out. (That newsletter is archived along with all of the other Benchmark company newsletters on the FYI page of this website.) We are available to help walk you and your clients through the process, starting with the very important decision of whether the private auction is the appropriate way to go. Greder has attended a few sealed bid auctions (even submitted a bid or two) and conducted a few. The dynamics of a private auction are different than public auctions. Even if you don't see your specific rural real estate need outlined above, **Benchmark Agribusiness** may be able to help your law firm serve its farm-owning clients more effectively and completely. © Copyright 2025 Benchmark Agribusiness | [Website & Hosting by WebWise Solutions](https://thewebwisesolution.com/) - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact") - [Home](/ "Home") - [FAQ](/faq "FAQ") - [Land For Sale](/land-for-sale "Land For Sale") - [About](/about "About") - [Services](/services "Services") - [Newsletters](/newsletters "Newsletters") - [Testimonials](/testimonials "Testimonials") - [Legal Support Services](/legal-support-services "Legal Support Services") - [Contact](/contact "Contact")