Purchases, refinancing, and additional capital — fixed terms from 5 to 30 years, adjustable and variable-rate structures, and revolving lines secured by farm real estate.
I originate agricultural and business-purpose financing nationwide — for purchases, refinancing, and additional capital. Fixed terms run 5 to 30 years, with adjustable and variable-rate structures and revolving lines secured by farm real estate. Property types include farms and farmland, raw land, equine, timberland, vineyards, aquaculture, and agricultural buildings.
Fixed for the full term, so the payment stays predictable for the life of the loan.
Fixed for an initial period, then repricing. Often a lower entry point on a shorter hold.
Fixed for a set period, then reprices and fixes again for the shorter of that period or the remaining term.
Draw and repay against land equity. Interest-only during the draw, no annual or non-use fees.
Buying, refinancing ground you already own, or pulling capital out of it — pick the one that fits and I will walk you through it.
Horse farms, boarding and training facilities, barns, stalls, and riding arenas — the hardest property type to finance conventionally.
See equine financing →Working farms, tillable acreage, pasture, and agricultural property with buildings.
See purchase financing →Refinance owned ground, restructure an existing loan, or pull capital out for equipment, expansion, or a buyout.
See refinancing options →Undeveloped ground with no buildings — wooded parcels, building lots, and recreational acreage.
See raw land loans →Poultry houses, dairy barns and parlors, equipment sheds, shops, greenhouses, and grain systems.
See construction financing →Structuring a first purchase around a shorter operating history and a workable down payment.
See first purchases →Property types most lenders decline or price badly, because they do not understand the collateral.
Timber tracts and forestland with terms to 30 years. Appraisal requires a registered forester and a timber cruise.
See timberland financing →Permanent plantings accepted as loan security. The land-to-planting value split decides the structure.
See vineyard financing →Pond systems, recirculating aquaculture facilities, and hatcheries, financed as agricultural real estate.
See aquaculture financing →Agricultural real estate financing is delivered through several structures: fully amortizing fixed-rate mortgages from 5 to 30 years, adjustable-rate mortgages, variable-rate mortgages that reset on a set cycle, and revolving lines of credit secured by farmland. Which one fits depends on how long you plan to hold and how much payment certainty you need.
Available at 5, 10, 15, and 30 years, with the rate held for the entire term. Where the amortization schedule runs longer than the term, the loan balloons at maturity — a 15-year term on a 25-year amortization balloons in year 15. On a long hold, a 30-year fixed is usually the most defensive structure available.
Adjustable structures are fixed for an initial period and then reprice. Variable-rate mortgages are fixed for a set period, reprice, and then fix again for the shorter of that same period or the remaining term — on 5, 10, 15, and 30-year cycles. These can price better than a long fixed rate, but the timing risk sits with you.
A first mortgage on agricultural real estate with a draw period of 5 or 10 years inside a 30-year total term, amortizing over 20 or 25 years once the draw ends. Interest-only during the draw, with no annual fees and no non-use fees. Draws start at $2,500, and carrying a zero balance simply closes the draw feature. Qualification is generally based on bare land value, so heavily improved property qualifies on less than its full appraised value.
Separate structures exist for poultry houses, dairy and feedlot facilities, swine barns, timber tracts, and agricultural processing and storage facilities. These are underwritten against the operation and, where one applies, the production contract behind it — on contract poultry the loan term generally cannot exceed the contract length.
All programs are subject to underwriting. Terms and availability vary by property, borrower, and location.Agricultural real estate financing is available nationwide. Farm ground, equine property, timberland, and specialty agricultural collateral are financed outside any single regional footprint — which matters, because the local bank that declines a horse farm or a timber tract is usually just the wrong lender for it.
Real estate brokerage representation is a separate service, offered in Pennsylvania. Financing and brokerage are not the same engagement, and I will be clear about which one applies to you.
Aaron Glick originates agricultural and business-purpose financing for purchases, refinancing, and additional capital. That covers farms and farmland, raw land, equine property, timberland, and agricultural building construction, with fixed terms from 5 to 30 years, adjustable and variable-rate structures, and revolving lines secured by farm real estate.
Fixed-rate terms are available at 5, 10, 15, and 30 years. Adjustable-rate structures include 7/1 and 10/1. Variable-rate mortgages are available with 5, 10, 15, and 30-year reset cycles. Amortization can match the term or run longer, which creates a balloon at maturity.
Nationwide. Agricultural real estate financing is available across the United States. Real estate brokerage representation is a separate service offered in Pennsylvania.
It is a first mortgage on agricultural real estate with a draw period of 5 or 10 years inside a 30-year total term. You draw and repay as needed, pay interest only during the draw period, and it converts to an amortizing loan afterward. There are no annual fees and no non-use fees.
Fully underwritten agricultural real estate loans generally start at $250,000 and run up to $50 million, with lower ceilings on very large acreage. A revolving farmland line of credit generally starts at $200,000. All amounts are subject to underwriting.
Most agricultural real estate products are fully prepayable on a scheduled payment date without penalty. A small number of variable-rate structures carry yield maintenance. Confirm the specific product rather than assuming either way.
Yes. Equine property financing covers horse farms, boarding and training facilities, breeding operations, and equestrian properties with barns, stalls, and indoor or outdoor arenas, including construction of equine buildings. This is one of the hardest property types to finance conventionally.
Yes. Timberland financing is available with terms of 10, 15, 20, and 30 years. Timberland appraisal requires an appraiser who is a registered forester, or an appraiser who engages a forester for the timber valuation, and generally includes a timber cruise.
Yes. Vineyards, orchards, and other permanent plantings are accepted as loan security on agricultural real estate financing. How much of the total collateral value the plantings themselves represent affects the structure, so the split between bare land and plantings matters.
Yes. Aquaculture operations, including pond systems and recirculating aquaculture facilities, can be financed as agricultural real estate and agricultural construction. These are specialized properties underwritten case by case.
Yes. Poultry house financing typically requires a signed integrator or production contract, and the loan term generally cannot exceed the contract length. Dairy barns, parlors, and feedlot facilities are also financed, usually with terms in the 10 to 15-year range.
Yes. Refinancing is available on farms, farmland, and agricultural property you already own, whether to lower a payment, move off an adjustable rate, consolidate debt, or restructure a loan that no longer fits the operation.
Often yes. Equity in owned farmland can support additional capital for equipment, expansion, buying out a partner or sibling, or working capital. Cash-out is available on most structures, though larger cash-out amounts can tighten the loan-to-value and amortization available.
It varies by property and structure. Agricultural real estate financing commonly runs in the 55% to 75% loan-to-value range depending on the path used, which implies roughly 25% to 45% down. Raw land sits at the conservative end; improved income-producing property at the higher end.
Contact Aaron Glick for a no-obligation conversation about the property and what you are trying to accomplish. He will walk you through the structures that realistically fit and what the terms would look like on your purchase or refinance.
Aaron Glick, REALTOR® · PA License #RS374368 · (717) 259-3930 · [email protected]
Lime House Realty · (717) 840-1355 · 2100 E Market Street, York, PA 17402