Smithville Farm
STATUS
Smithville Farm
STATUS
Corn
Cotton
Soybeans
Peanuts
Available on:
Wednesday
1:00 PM Central
Description
The Smithville Farm is a 530.9 acre cotton, corn, and peanut farm located in Lee County, Georgia. This investment opportunity consists of a predominantly irrigated farm with optionality for cotton, peanut, grain, and vegetable crops in a core sub-region of the southeastern Coastal Plain.
Why We Chose This Investment
Sale-Leaseback with Experienced Local Operator
Smithville Farm was sourced off-market as a sale-leaseback negotiated directly with the seller, a local operator who will continue farming the property under a five-year lease covering the 2026 to 2030 crop years. Sale-leaseback structures allow an established operator to free up capital while retaining operational control of ground they know intimately, aligning the tenant's incentives with the long-term productivity of the farm. The operator has invested in the property over the past year, including a newly installed well and upgrades to the irrigation and drainage systems.
Established Irrigation Infrastructure
Smithville Farm is predominantly irrigated, with approximately 460 of its 500 tillable acres watered by five center pivots and the balance in dryland production. Irrigation is supplied by two on-farm wells. Dependable irrigation is a meaningful advantage in the region, supporting consistent production of high-value crops such as cotton and peanuts through the summer growing season.
Crop Optionality and Competitive Grain Markets
Lee County sits in the heart of southwest Georgia, a productive agricultural economy rooted in commercial row-crop production and livestock. Smithville Farm has grown a rotation of cotton, corn, soybeans, and peanuts (the most prominent crops in the region) in the past, along with recently growing cabbage. While peanuts and cotton garner the most attention, Georgia is historically a grain-deficit state due to local demand from the state's large poultry, equine, and cattle industries. Almost all of the corn and feed grains grown in the area are funneled directly into the local and regional animal feed market, historically enabling producers to capitalize on positive basis (local cash prices above futures market prices).
Prominent Peanut Production Area
Smithville Farm lies in one of the most concentrated peanut-producing regions in the country. Georgia is the largest peanut-producing state, growing roughly 50% of all peanuts produced in the United States, and the region surrounding the farm is perennially among the top peanut-producing areas nationally. This concentration supports robust local processing infrastructure, including buying points, shelling facilities, and cold storage, giving operators reliable outlets and strong agronomic support for the crop.
Competitive Entry Price
According to Acres(1) data, we believe this Property is being purchased at a below-market entry price based on available comparable sales of properties of similar size and quality in the same region, which is an active, tenant-dense land market.
(1) Acres, is a geospatial land intelligence platform designed to improve land management and purchasing decisions. Using public and private market data, Acres aggregates and analyzes over 150 million parcels of land to enable users to better understand and maximize the value of their property.Additional Details
Minimum Subscription Requirement: $2,328,600
Maximum Subscription Amount: $3,881,000
Termination Date: 11/26/2026
5-10 year target hold period is anticipated.
Please see the Financials tab and the Investment and Limited Liability Company Agreement for additional information. The Private Placement Memorandum (PPM) is available in the Documents tab to be viewed or downloaded. The PPM and offering descriptions should be read carefully to fully understand the objectives, risk factors, charges, and expenses of an investment.
Risk Factors
Please refer to the PPM for the full list of risk factors.
Geographic Concentration
The Company's activities will be limited to acquiring and holding the Property as an investment and are therefore inherently concentrated in a specific geographic location. A stagnant or depressed economy in the area in which the Property is located could adversely affect the value of the Property and the Company's ability to provide a return or any profit to investors.
Third-party property managers may not be effective
The Manager, on behalf of the Company, may retain third-party property managers who will, under the supervision of the Manager, oversee the day-to-day operations of the Property by the tenants. The success of the Company will, accordingly, depend on the performance of such third-party property managers, and their failure to successfully perform their management duties could adversely impact the Property's results of operations and could reduce cash available for distributions to Members of the Company.
Crop Risk
Cotton, Corn and Peanuts are planned to be grown on the Property. These commodities are subject to price volatility that could result in selling prices below break-even for the operator. Commodities are also subject to weather conditions including but not limited to drought, flood, and hail.
*Farmland *
Farmland investments are also subject to additional risks including volatility in commodity prices, weather events or disease that could damage crops and many other operational factors.
Disclosures
Disclosures
Securities offered by North Capital Private Securities Corporation (“NCPS”), a broker-dealer registered with the SEC and a member of FINRA | SIPC. Their Form CRS can be viewed here.
Alternative asset investing is speculative, involves a high degree of risk, including complete loss of principal, and is not suitable for all investors. Alternative investments are illiquid, not listed on an exchange, and not a short-term investment. Distributions are not guaranteed. Changes in tax law may adversely affect offerings. This offering is a private offering and is not registered under the Securities Act or under any state securities laws or the securities laws of any other jurisdiction. There is no assurance any investment will achieve its objective.
Note that Investors are purchasing shares in a newly formed entity that will purchase this farm but are not purchasing actual acreage of the farm directly. The entity will directly own the farmland. Farmland investments are also subject to additional risks including volatility in commodity prices, water accessibility, weather events or disease that could damage crops and many other operational factors. Economic implications include potential increased production costs and reduced crop yields.
The PPM contains a complete list of all Risk Factors and should be read carefully before investing. The above presentation is based upon information supplied by the seller and others, and some images shown may be used for representative purposes and may not have been taken on location at the subject property. While AcreTrader performs extensive due diligence on the offerings on our Site, certain of the information presented in each offering may have been provided by third party sources. Therefore, AcreTrader Platform, LLC, and its respective affiliates, officers, directors or representatives (the "AT Parties") hereby advise you that while all such third party information contained herein has been provided to us from sources deemed reliable, we cannot guarantee or make representations as to its accuracy or completeness. The AT Parties undertake no obligation now or in the future to update or correct this presentation or any information contained herein.
Please be advised that certain registered representatives of NCPS who are performing sales activities on behalf of NCPS in connection with offerings on the AcreTrader Platform may also be providing services to other entities affiliated with the offerings, including but not limited to the issuer of this or other investment offerings on the AcreTrader Platform. Such services might include, but are not limited to, sourcing real estate, conducting land due diligence, negotiating real estate purchases, preparing marketing and other investor-facing materials, land management-related administrative services and authorizing investments. The registered status of such personnel creates inherent conflicts of interest for a number of reasons, including but not limited to the fact that they may gain financially from your investment, directly through commission payments or indirectly by receiving compensation from the issuer or an affiliate of the issuer. Registered representatives are not presently anticipated to receive commissions in connection with their sales activities for AcreTrader Platform offerings.
Questions? Our team is here to help.