Bucher to devote full attention to Rain Maker Real Estate

SIKESTON -- As a practicing CPA, Jim Bucher has been actively involved in the local business community since the mid-1970s. Ten years ago, Bucher started Rain Maker Real Estate and is turning his full attention to that company.

Early on, Rain Maker sold several large apartment complexes, a large farm and some major commercial buildings such as the old National Lock Building and Ryan's Steakhouse. Now, working full-time as a real estate professional, Bucher expects Rain Maker to continue to prosper and grow.

Bucher said owning a portion and managing as many as 114 apartment units gave him a great inside knowledge that he has used in assisting various owners in getting the best possible price.

"In our first couple of years we sold Virginia Pines (74-unit complex), Twin Oaks (a 40-unit complex) and the Colonial Apartments on Davis Boulevard," Bucher said. "We also sold units on Lake and Northwest Street. In all these sales, it was rather sobering to note that all of the purchasers were from out of town. Even though some of these complexes have been sold again, it is still my understanding that they are owned by outsiders."

Bucher said Rain Maker did sell a very nice complex to Sikeston investors that was located in Cape Girardeau.

"Rain Maker recognizes that our area economy is blessed with a magnificent agriculture base," Bucher said. "All participants in this industry are doing well -- whether it's the farmer, the chemical, seed and fertilizer dealers, the farm equipment dealers or the landowners."

Land prices have taken off in the last three or four years according to Bucher. Land that was selling for $3,000 five years ago is no bringing over $9,000.

As founding families grow and scatter throughout the country, land that for years was not considered for sale is now selling. Being a retired CPA, Bucher can easily answer seller's questions concerning tax basis, capital gains and the possibility of a 1031 tax deferred exchanges.

"Rain Maker is doing two things to assist in our vibrant agricultural economy," Bucher said. "Rain Maker is offering several very flexible methods in expediting farm sales. Sales strategies include, sales through an auction, a sealed bid or a standard listing contract."

In order to make sure that all information associated with a particular tract is available, Bucher added Dan Jennings to the Rain Maker team.

"Dan is a well known farmer with decades of hands-on experience," Bucher said. "With Dan's assistance, Rain Maker can provide prospective buyers information as to soil types, crop histories, owner-operator contracts and irrigation cost sharing."

The packets of information that Rain Maker provides to prospects speeds their decision making process by answering many of their questions in advance.

As agriculture has become more profitable, it has also become more complicated. In order to maximize the return and value on one's land, here are some issues that landowners must understand:

-- The various tenant farmer/landowner farming arrangements

-- Should contracts be annual versus long term?

-- What's the difference between cash rent versus crop shares?

-- What are the advantages and drawbacks of each?

-- How are land improvements, such as land leveling, irrigation systems and wells, allocated between the farm operator and landlord?

-- How often is the soil tested for loss of fertility or the need for additional lime?

-- Is your land as fertile now as it was five years ago? What about the PH levels? Do you need to lime?

-- What are the different Agricultural Program Payments available on an annual basis?

-- Are you updated on these complex, ever-changing farm programs? The money received from the government is critical to the bottom line.

-- How does one try to minimize the risks of crop price fluctuations during the year?

-- If my tenant farmer markets my grain, what is his overall strategy?

-- How is my grain stored and hauled to elevator?

-- Landowners and tenant can have different tax situations, is your crop being carried over?

-- How much crop am I carrying over every year? Is this amount increasing or decreasing? What are the costs of storage? Whose grain bins are we using? Is my grain mixed with others? If so, what records are there indicating who owns what?

These are just a few of the questions Jennings and Rain Maker can help the landowner understand.

For more information, visit rainmakerrealestate.biz