Murfreesboro is located in the exact geographical center of the State and surrounded by beautiful farms and scenic pastures...at least it used to be surrounded by farms! Raw land in Murfreesboro and the Rutherford County has seen a stagging increase in value of 24 - 300% in a short four year period! Needless to say, many of our farms and the vast land that surrounds our city is quickly disappearing! Developers are buying up the land as quick as they can convince the local farmer to sell. Often times, leavng the farmer with a huge pay off financially, but something that is very hard for them to accept emotionally.
Most residents of Murfreesboro would agree that our growth and expansion is a positive move and certainly great for the real estate market. Home values continue to increase as the amenities and conveniences that our city has to offer grow and expand. However, despite the positive impact that the growth is making on this area, which was once a small "hometown", there are concerns that with the growth comes a loss of our roots and history. Developers see the raw land at a potential space for new malls, retail developments, and beaches made of concrete with a sea of homes. Long-time residents remember the historical homes that are being demolished and the farms that are quickly disappearing from our landscape. They worry that their children and grandchildren will not know the Murfreesboro that they love; a town rich in history with beautiful farms and historical homes. They fear Murfreesboro will only be seen as a thriving metropolis of homes and businesses but with no real beauty remaining in the land. So how do we help the farmers hold on to their land and continue farming as a family tradition? Perhaps the new Land Trust of TN is the answer!
Landowners should be pleased to know that the House of Representative and U. S. Senate have approved legislation that will give landowners huge tax benefits for donating a conservation easement prohibiting future development on their land to the Trust. The easement is a contract that is executed between the landowner and the government which places permanent restrictions on future development on the land. The land still remains the sole property of the landowner and they may sell it, build on it, live on it, or just leave it undeveloped. However, the landowner would be restricted to the number of homesites that could be approved to be built on the land, as well as other development uses. Since the landowner really isn't giving away anything, other than the right to have the land developed, the word "donate" can be misleading. Even though the land cannot be developed, who knows how much the land may be worth in the future. Some believe that undeveloped land in the area will be so scarce that it will be worth even more to future heirs than it would be worth if it is developed.
No one wants to see every inch of our city and county developed and I think most would agree that maintaining some of our farmland is crucial to maintianing the integrity of our city. By offering the tax benefits to families with land through The Land Trust, it may be possible to save at lesat some of the fams from being sold to the highest paying devleoper. Unfortunately, for many families the Land Trust will not offer enough incentive for them to hold on to their land. The Trust is not gonig to be the right solution for all families.
The small farmer continues to struggle with low crop prices and increasing costs to maintain their farms, homes, and equipement. Farming is not a very lucrative occupation to be in at this point in time! Low return on crops and high return on land results in a formula for financial pressure that many farmers will not be able to withstand. For families that are already struggling financially, the Land Trust does not offer any cash benefits. For those families they will be forced to sell their land and take the cash. While some will do this happily, others will be devastated at their lack of control over their destiny. In my experience, most people that farm do so because they love the land and they love to farm. It's rarely about the money.
Although The Trust is certainly not going to save all of our farms, it will surely save at least one. In my opinion, every farm that is saved through this act will be a step toward preserrving the heritage of Murfreesboro. I hope that some day my grandchildren will be able to enjoy at least some of the beautiful scenery and open spaces that I have taken for granted for too long. If you know of anyone who may benefit for The Land Trust of TN act, please pass this information on to them.
For more details and information on The Land Trust of TN, please visit their website at http://www.landtrust.tn.org/.
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