Alabama 2003Alabama 2003Survey of Rural Land IssuesSurvey of Rural Land Issues

College of AgricultureCollege of AgricultureAuburn University Auburn University

Survey QuestionsSurvey QuestionsWhat are the attitudes of Alabamians

regarding rural land use in Alabama:

A. Ownership and motivations for purchase

B. Perceived economic value

C. Acceptable rural land uses

D. Maintenance and protection

E. Perceived roles of ACES and AAES

MethodologyMethodology Statewide telephone study conducted by

the Auburn University Center for Governmental Services during May 2003

Randomly selected sample of 462 Alabama households

Margin of error is +/- 5%

Sample CharacteristicsSample Characteristics

Sample corresponded relatively well to the composition of adult Alabamians, particularly with respect to race, age, and employment status.

10.6% of sample earn some income through agricultural activity.

24.0% of sample live in unincorporated communities.

SurveySurveyFindingsFindings

A. Rural Land Ownership: A. Rural Land Ownership: Survey QuestionsSurvey Questions

Current land ownership and likelihood to make future rural land purchases.

Motivations for past and future purchases of rural land

A-1. Rural Land OwnershipA-1. Rural Land Ownership

42.8% of the sample currently own rural land in Alabama.

21.7% have made at least one rural land purchase during the past decade.

38.7% indicate being somewhat or very likely to purchase rural land in the future.

Current rural land owners were more likely to express an interest in future purchases (48.2%) than non-rural landowners (31.6%).

A-2. Rural Land OwnershipA-2. Rural Land Ownership

Most have purchased rural land in the past to use for current or retirement residences, or as investments.

Fewer respondents have purchased rural land for occupational or recreational uses.

Reasons cited for future purchases were similar to those of past purchases – for residences or investments.

Motivations for Past & Future Motivations for Past & Future Purchases of Rural LandPurchases of Rural Land

73%

62%

48%

43%

23%

17%

18%

21%

58%

58%

61%

57%

34%

36%

22%

39%

0% 20% 40% 60% 80% 100%

To Live on Now

To be a Landowner

Retirement Property

Investment Property

Farming/Livestock

Timber

To Rent

Hunting/Recreation

Reasons for Past Purchases Reasons for Future Purchases

B. Perceived Economic Value of B. Perceived Economic Value of Rural Land: Survey QuestionsRural Land: Survey Questions

Perceptions of current versus “fair” annual taxes on rural land.

Attitudes toward the consideration of rural land usage in establishing tax rates.

Attitudes toward maintaining low rural property tax rates.

B-1.Perceived Economic ValueB-1.Perceived Economic ValueEstimates of Current versus Fair Annual Estimates of Current versus Fair Annual

Taxes on Rural LandTaxes on Rural Land

9%

17%

19%

10%

18%

11%

19%

24%

11%

11%

0% 10% 20% 30% 40%

$0-2

$2-4

$5-10

$10-20

> $20

An

nu

al T

ax P

er A

cre

Current Tax Estimate Peceived Fair Tax

B-1.Perceived Economic ValueB-1.Perceived Economic ValueEstimates of Current versus Fair Annual Estimates of Current versus Fair Annual

Taxes on Rural LandTaxes on Rural Land

3.90%24.3%28.3%Don’t Know

7.20%10.7%17.8%More than $20 per acre

-0.90%10.7%9.8%$10 to $20 per acre

-4.80$23.9%19.1%$5 to $10 per acre

-2.80%19.3%16.5%$2 to $4 per acre

-2.60%11.1%8.5%$0 to $2 per acre

DifferencePerceptions of a

Fair Tax Rate

EstimatedCurrent Tax on

Rural LandAmount

B-2. Perceived Economic ValueB-2. Perceived Economic Value

76.7% believe that Alabama’s rural land should be taxed on its current use, and not on the land’s future potential value.

Most respondents report that Alabama’s rural property taxes should be equal to (52.8%) or lower than (27.2%) taxes in neighboring states.

B-3. Perceived Economic ValueB-3. Perceived Economic Value

33%43%

18%

0%

20%

40%

60%

80%

100%

Farmland Less Both Equally Farmland More

Respondents were somewhat divided about how taxes on active farmland should compare to taxes on forestland.

B-4. Perceived Economic ValueB-4. Perceived Economic Value

4.8%

20.7%

41.1%

17.6%9.6% 6.3%

0%

20%

40%

60%

80%

100%

<10% 11-25% 26-50% 51-75% >75% Don'tKnow

% of Alabama Land Covered by Forest

Opinions about the percentage of Alabama land covered by woodland or forest were also varied.

B-5. Perceived Economic ValueB-5. Perceived Economic Value

Participants rated their level of agreement with the statement: Alabama counties should maintain a relatively low property tax rate on rural land, even if it means having to raise sales taxes or other taxes.

40% agreed or strongly agreed

50% disagreed or strongly disagreed

C. Rural Land Usage:C. Rural Land Usage: Survey Questions Survey Questions

What types of rural land uses are personally acceptable to Alabamians in their own counties?

Attitudes toward the development of rural land for economic benefit versus land preservation.

C-1. Rural Land UsageC-1. Rural Land Usage

79%78%

74%72%

70%66%

64%64%

57%36%

24%3%

0% 20% 40% 60% 80% 100%

Fruit, Vegetable FarmsCrop Farms

Non-Farm ResidencesOrchardsLivestock

Timber ProductionWilderness Areas

Hunting/RecreationHousing Developments

Industrial FactoriesMines, Quarries

None

Respondents indicated whether or not each of 11 land uses would be acceptable:

C-2. Rural Land UsageC-2. Rural Land Usage Participants chose 1 of 3 statements reflecting

personal philosophies toward rural land use:

We should attempt to use it for its maximum economic benefit (7.6%)

We should discourage development and convert as much rural land to natural areas as possible (12.8%)

We should attempt to balance the use of rural land for both economic benefit and preservation of natural areas (76.7%)

D. Maintenance & Protection: D. Maintenance & Protection: Survey QuestionsSurvey Questions

Attitudes toward government involvement in the maintenance and protection of Alabama’s rural land.

How do Alabamians view the role of government, balanced with the rights and responsibilities of landowners?

D-1. Maintenance & ProtectionD-1. Maintenance & Protection

56.1% agreed that rural landowners should be awarded government subsidies to maintain land in its natural state.

61.3% agreed that more rural land should be put into protected state or national forests.

D-2. Maintenance & ProtectionD-2. Maintenance & Protection

33.60%

23.10%

9.90%

5.90%

61.10%

70.30%

87.70%

90.80%

0% 20% 40% 60% 80% 100%

Disagree Neither Agree

Rural landowners have a civic and moral responsibility to respect their

property

Landowners should have complete control of their rural land holdings

Unregulated housing in rural areas can seriously degrade the landscape

Rural property owners should not be required to improve or maintain the

value of their property

D-2. Maintenance & ProtectionD-2. Maintenance & Protection

51.70%

41.40%

37.60%

40.20%

54.30%

56.00%

0% 20% 40% 60% 80% 100%

Disagree Neither Agree

Zoning on rural land infringes on the basic rights of property

owners

Government assistance should be provided to preserve farmland

A rural landowner should be able to continue an activity, even if it

offends a neighbor

E. Perceived Roles of ACES &E. Perceived Roles of ACES & AAES: Survey Questions AAES: Survey Questions

Do Alabamians perceive that the Alabama Cooperative Extension System and Agricultural Experiment Stations be doing more, less, or the same amount of work across a variety of rural land activities?

E-1. Perceived Roles of ACES & E-1. Perceived Roles of ACES & AAES AAES

Few respondents indicated that ACES and AAES should be doing less in any activity area.

The greatest perceived needs for increased assistance were in the areas of conservation (65.7%), rural planning projects (63.0%), and improving row crop agriculture (62.6%).

SummarySummary Among rural landowners, property was

purchased primarily for residences, retirement, or investment.

Most Alabamians believe that rural land should be taxed on the basis of its current value, not on the land’s potential future value.

Compared to tax rates in neighboring states, most feel that Alabama’s rural property tax rates should be comparable or lower.

SummarySummary Alabamians strongly believe that rural

landowners have a civic and moral responsibility to respect and conserve their property.

Alabamians favor landowners having complete control over their rural property.

The greatest perceived needs from ACES and AAES were in the areas of conservation, rural planning, and improving row-crop agriculture.