Update: I called the landowner this morning and he agreed to sit down this afternoon with the laptop and map out the farm with planimeter. We started with the whole farm (200 square acres) subtracted the main bush area (approximately 60 acres to get us down to the 140 that he thought was workable) and then subtracted all the other small bush plots, pond, etc. We ended up right around the 115 acres that I had originally surveyed.
The owner now understands there is not 140 workable. He agreed to discount the asking price some but it's still not at a level where I would be comfortable based on the actual workable acres. I farm for business not hobby so need to make sure I have the best chance possible to be in the black. I reiterated my promise to clean up fence lines, run some random tile, soil test, etc. but he doesn't seem to see the value in these services. So I left my written offer with him and that's the best I can do, we will have to see what happens.
I know to some of you this sounds like a lot of work and back and forth with the owner, but with land availability where it's at these days I need to make deals work. This is the first farm I have had a decent shot at in 5 years. I think throwing a number at a landowner and walking away if he doesn't accept is a poor way of doing business. I like to sit down with owners and show them why my offer is lower than asking. Then regardless of whether or not my offer is accepted the owner will understand why I offered what I did, instead of him thinking I was just trying to lowball.
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