Van Zandt County Appraisal District
27867 State Hwy. 64, P.O. Box 926
Canton, TX 75103
Guidelines & Intensity Standards
1-D-1 Open Space Special Appraisal
Agriculture, Timber, and
Wildlife Management
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 2
Table of Contents
Introduction & History ………………………………………….. 3
Applying for Productive Appraisal ………………………………………….. 5
Qualifying Agriculture Activities ………………………………………….. 6
Types of 1-d-1 Special Use Operations ………………………………………….. 6
Agriculture - Livestock Production ………………………………………….. 9
Agriculture – Growing Operations ………………………………………….. 10
Timberland Management ………………………………………….. 12
Wildlife Management ………………………………………….. 13
Agriculture – Other Operations ………………………………………….. 16
Rollback Penalty ………………………………………….. 17
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 3
Introduction
Special use productive valuation is a value that is based on the ability of the land to produce marketable
products. The purpose of this special use valuation is to promote productive use of land in Texas with the
intention of fostering viable income production from agriculture or timber enterprises, and/or fostering
prudent management activities for qualifying wildlife pursuits.
As you are probably aware, local governments such as cities, counties, and school districts raise a large
portion of their operating revenues through the levying of ad valorem property taxes, or taxes based upon
the value of property. Texas property tax laws give some special considerations to agriculture, timber,
and wildlife management land if the owner files a valid application and provided that the land meets
certain qualification requirements.
You may know this special consideration by the name of an Ag exemption, timber exemption, or wildlife
exemption. But instead of a true exemption, it is actually a special method of valuation.
Simply speaking, it is a special tax appraisal that generally results in a much lower taxable value, and
consequently a lower tax bill, than would result using standard market value appraisal methods. This
special tax appraisal is based upon the productive value of the land instead of the market value, or sales
value.
One of the legal requirements for qualification of land for special use productive valuation is its current
and primary use “to the degree of intensity that is typical to the area.” Degree of intensity is measured by
local farming and ranching practices (stocking rates, planting rates, crop rotation, fertilization methods,
brush and weed control, harvesting and marketing techniques, etc.) which are those of a typically prudent
farm or ranch manager. The land must be producing a product for human or animal consumption, or for
a commercial trade within the agriculture economy of the State of Texas and being farmed or ranched to
the extent typical for agricultural operations within the County. This test is intended to exclude land on
which token agricultural use occurs in an effort to obtain tax relief.
In determining the intensity use of agricultural properties, the property owner should be prepared to
provide the Appraisal District with evidence of production if it is requested. This evidence may be used
to determine the validity of the application and/or prior history of productive use and can include such
things as:
• Lease Agreements
• Bills of Sale
• Invoices for equipment or seed, feed, fertilizer, etc.
• Affidavits
Only land used in the production of a qualifying enterprise is included in the special use valuation. This
will cover land underneath structures that support the productive use of the property such as barns and
silos. These structures or other similar outbuildings are valued separately at their market value.
Appurtenances to the land (dams, fences, water wells or reservoirs, etc.) are not valued separately
however, and are considered a part of the productive valuation.
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 4
To assist the Chief Appraiser in recognizing typical agricultural activities in the area, the VZCAD Board
of Directors has appointed an Ag Advisory Board under the authority of Section 6.12 of the Property Tax
Code.
This manual will explain the qualification guidelines and procedures for taxpayers. The standards
included in this publication have been prepared by the Chief Appraiser and staff and were approved by
the VZCAD Agricultural Advisory Board and are considered to be typical practices for agricultural
activities in Van Zandt County.
History of Agriculture Special Valuation
Until the 1960’s, Texas farm and ranch land was appraised for taxation at its market value – the price a
buyer would pay for it in an ordinary transaction. As Texas became more urban, farm and ranch land
increased in value considerably, especially in developing areas. Concerned that taxes could become so
high that farmers and ranchers would be forced to abandon agriculture, the voters of the state in 1966
approved an amendment to the Texas Constitution, the first agricultural appraisal law.
Article VIII Section 1-d was added to the constitution providing that certain types of land be appraised
not at market value, but at the land’s productivity value – a value based on land’s capacity to produce
agricultural products. The original law was restricted to land owned by individuals (it did not include land
owned by corporations) whose primary occupation and primary source of income was agriculture. Also,
qualified land which sold was assessed a rollback tax to recapture the tax savings from the previous three
years, plus interest.
Twelve years after the original law was enabled, in 1978, voters approved another amendment, Section 1-
d-1, which authorized a second, less restrictive agricultural appraisal law that greatly expanded eligibility
for agricultural appraisal. Under this new law, a corporation could now qualify for agricultural appraisal.
Also, the owner was no longer required to derive most of his income from agriculture, nor did the primary
occupation of the owner have to be farming or ranching. A sale of the property did not cause a tax rollback
to be generated. The new constitutional amendment took effect in 1979. The Texas Legislature enacted
the Property Tax Code in that same year, which contains the legislation implementing the new agricultural
appraisal laws.
The Property Tax Code is the primary source of law governing agricultural appraisal today. Within the
Tax Code are contained the requirements for qualification of land for agricultural valuation, along with
the limitation on eligibility.
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 5
Applying for Productive Appraisal
In order to receive a special use productive valuation, the state approved application must be completed by the
property owner. The application is available free of charge from the Appraisal District. You may contact the
District and we will mail you a copy upon request or you may go online to our website where you can find a copy
of the application under “Downloads and Forms”. The state application forms may also be located and printed from
the Texas Comptroller’s website. *NOTE: For those interested in converting their land to Wildlife Management or
applying for Timber Management, additional forms will be necessary (i.e. Wildlife Management Plan, Timber
Management Plan).
Who should apply
• New owners of property previously allowed productive appraisal who believe they qualify.
• Owners (with a productivity appraisal) making any change to a deeded ownership name(s).
• Property owners who believe their property qualifies and who desires a special use appraisal.
• Owners of qualified productive property upon request of the Appraisal District when requiring an
update.
Processing and reviewing the application
The District will review each application using on-site inspections and/or aerial imagery along with the application
and any supporting evidence submitted. The application should be signed by all persons who have an interest in
the property with some exceptions (i.e. married persons, POA, Agent) and must be completed thoroughly. If the
application is incomplete or not signed, the District will request that you resubmit the application with the missing
information. It is critical that you provide the exact property identification (i.e. property I.D.# or Account#) in order
for us to know which property to review. Also, the District reserves the right to request evidence to assist in
determining the validity of the production operation. The documents that can be provided include but may not be
limited to the following:
• Expense receipts
• Bills of sale
• Invoices for equipment purchases
• Invoices for capital improvements such as barns, fences, etc.
• Copies of tax records (i.e. IRS Schedule F-1040)
• Copies of current signed lease agreements
• Sworn affidavits
• Management Plans
Deadline to apply - Penalty for late application
Property owners making applications for productive appraisal should be aware of the April 30
th
deadline to be
considered “on-time” without penalty. The District will accept applications after April 30
th
until the date of
certification of the roll which is typically around July 1
st
of each year. This certification date may vary from year-
to-year, so it is imperative that making application is not at the last minute. There is a penalty assessed for late
application (after April 30
th
deadline) which is 10% of the difference between property taxes based on market value
and property taxes based on productivity use. Failure to apply before the certification of the roll will prevent you
from receiving the special use valuation for that particular year.
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 6
Qualifying Agricultural Activities
Qualifying agricultural activities include, but are not limited to:
• Cultivating the soil
• Producing crops for human food, animal feed, or planting seed or for the production of fibers;
• Floriculture, viticulture and horticulture
• Raising or keeping livestock
• Raising or keeping exotic animals or fowl for the production of human food or fiber, leather, pelts, or
other tangible products having a commercial value;
• Planting cover crops or leaving the land idle for the purpose of participating in a governmental program
provided the land is not used for residential purposes or a purpose inconsistent with agricultural use or
leaving the land idle in conjunction with normal crop or livestock rotation procedures
• Wildlife management
• Beekeeping
Types of 1-d-1 Special Use Operations
The following are categories of special use operations commonly occurring in Van Zandt County:
• Livestock operations
• Growing operations
• Timberland management
• Wildlife management
• Other: (Exotics & Beekeeping)
NOTE: Please contact the Appraisal District if you feel that you have a productive enterprise that does not fall into any of these categories.
Each category of special use operations has varying requirements for qualification depending on the operation itself,
the quality of the land, and what the land is able to sustain and will be detailed in the proceeding sections. Your
property can have multiple types of operations as long as the minimum intensity of use for each category is being
met. For example, a property may have a livestock operation with a separate area for a growing operation (row
crops, orchard, etc.) and as long as the minimum intensity level (stocking rates & trees/yields per acre) for each
category are being met, then each would most likely qualify.
Leased Property
Leased property for productive use of land where the producer may be other than the land owner may also qualify
for productive valuation in one or more of these special use operations. The land owner is still responsible for
completing the state application including the history and description of operations sections of the form. Typically,
a copy of your current and signed lease agreement should be submitted along with the application for special use
appraisal.
Minimum Tract Size
A property must be adequate size to support a typically prudent agricultural operation to the agricultural use type.
Van Zandt County does not have a fixed minimum acreage requirement for agricultural use. The acreage required
will depend on the condition of the land, proposed use, and intensity of use.
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 7
Van Zandt County primarily relies on intensity of use standards to determine if a property qualifies for open-space
agricultural use. However, the recommended minimum acreage below is generally needed to meet the intensity of
use standards below.
Recommended Minimum Acreage
Hay Production
10+ Acres
Orchards
10+ Acres
Cattle Production
10+ Acres
Crop Production
10+Acres
Equine Production
5+ Acres
Horticulture
10+ Acres
Goat Production
5+ Acres
Timber
20+ Acres
Listed minimum acreage recommendations are meant to be used as suggested guidelines only. Due to the Texas Property
Tax Code’s stated requirements being comparative in nature, some subjective judgment may be exercised. Exceptions may
apply, but are not limited to, adjoining acreage used with Subject Tract, high intensive use suited to smaller acreage, and
atypical land type or agricultural use that qualifies but may require aberrant acreage or stocking requirements.
Van Zandt County does employ minimum acreage requirements for Timber Production and Wildlife Management.
Current requirements are listed below.
Required Minimum and/or Maximum Acreage
10+ Acres
12.5 or more Acres
5 – 20 Acres
Quality of land and Soil Considerations
There are two major eco-regions in Van Zandt County based upon its analysis of soil types, topography
influences, and vegetation types. Those regions are The Post Oak Savannah and The Blackland Prairie.
The eastern two-thirds of the county is in the Post Oak Savannah eco-region, with tall grasses and post
and black jack oak predominating. The western third is in the Blackland Prairies eco-region, which is
characterized by tall grasses, mesquite, oak, pecan and elm trees along streams.
Land can vary in quality depending on the condition, topography, and soil types taking into consideration
wooded and flood prone areas or a combination thereof that may affect the land’s ability to produce. This
includes yields for growing operations as well as stocking rates which can vary based upon its pasture
type and its soil productivity capabilities. Agricultural production for grazing operations is directly
affected by the lands ability to produce adequate forage for the sustenance of the livestock based upon the
climate and rainfall. For purposes of determining productivity values for grazing as well as hay production
operations, the District recognizes either Native or Improved pastures.
Native Pasture
Land that is partially cleared of brush and trees with natural grasses growing on the land with no
enhancements. Grasses include native and introduced varieties of grasses where little to no weed/brush
control, fertilizer, or supplements are added to the soil. (Typically, Common Bermuda, Johnson, Dallas,
Klein, Blue Stem. Also includes Bahia)
Eco-Regions Post Oak Blackland
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Revised March 22, 2018
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Drought Year Exception
Stocking rates may vary due to climate conditions. Reductions in herd size (and total temporary liquidation
of a herd) may be considered typical during drought periods.
From the State Comptroller’s website:
“Tax Code Section §23.522 provides that the eligibility of land for open space appraisal does not end because the
land ceases to be devoted principally to agricultural use to the degree of intensity generally accepted in the area
if: (1) a drought declared by the Governor creates an agricultural necessity to extend the normal time the land
remains out of agricultural production; and (2) the owner intends to resume the use the land in the manner and to
the degree of intensity at the end of the declared drought.”
Stocking Rates & Animal Unit(s) Defined
Much like acreage requirements, stocking requirements will depend on the condition of the land itself and the
proposed use. As per the Texas Property Tax Code, “Qualified open-spaced land means land that is currently
devoted principally to agriculture use to the degree of intensity generally accepted in the area…” Applications for
productive appraisal will be reviewed for each category or combination of operations to determine if the minimal
established stocking rates with the appropriate “degree of intensity” are being met (min. # head per set acreage
range).
To more easily define stocking requirements, the term “Animal Unit” (A.U.) is used. The minimal use standard for
Van Zandt County is the greater of (5 Animal Units) or 1 animal unit per 5 acres depending on pasture type
or quality*.
*Based upon the standard concept of an animal unit being approximately one 1,000-pound animal, the following chart can be
used to calculate the number of animal units necessary to meet the minimum stocking rates:
Improved Pasture
Land weed/brush control is practiced as well as areas where fertilizer and/or supplements to the soil are
added to enhance the productivity of the land. Land may be used for grazing or hay production. Grasses
include those that are seeded or sprigged and are baled or grazed by domestic livestock. (Typically,
Coastal Bermuda or Alfalfa and Sudan, Wheat, Rye)
Eco-Regions Post Oak Blackland
Wooded Pasture
Land that (although) is primarily wooded, still has an agricultural use. This does not include land where
timber is being propagated for harvest.
The land itself does not qualify as pasture/grazing land and must be used in connection with land that
is devoted primarily to a qualifying agricultural activity and in most cases in connection with improved
or native pasture land.
Wasteland
Land that has little agricultural productivity capacity due to severe erosion or flooding; or soil types
that cannot support agricultural products in the same manner as the remainder of the associated land.
This land in itself does not qualify as pasture/grazing land and must be used in connection with land
that is devoted primarily to a qualifying agricultural activity and in most cases in connection with
improved or native pasture land.
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 9
Animal Unit Equivalent Chart
Livestock/Animal Type
Animal Unit Equivalent
Adult Cattle, Cow Calf Pairs
1
Adult Equine
1
Feeder calves, foals, donkeys, buffalo
0.5
Goats, Sheep, Alpaca, Llama, Swine
0.25
*Due to the Texas Property Tax Code’s stated requirements being comparative in nature, some subjective judgment may be
exercise in review of subject tracts stocking rates.
Livestock Operations
Raising or Keeping Livestock
Typical grazing operations include:
1. Cattle - the raising of beef for sale or for breeding stock to either other operators or to processors for
slaughter. (operation types may vary)
2. Sheep/goat - the raising of sheep and/or goats for the production of wool or mohair, meat, and dairy
products.
3. Equine- the raising of horses, donkeys, and mules are considered valid agricultural uses if the animals
are kept for the production of colts and fillies; or to assist in the management of other qualifying
livestock.
4. Swine –the raising of swine involve commercial breeding for marketable sale of show animals, breed
stock, or meat will be included in this category. (Does not include wild hogs)
Note: FFA or 4-H show projects by themselves will not qualify for agriculture production. Horses, donkeys,
mules, chickens, rabbits small sized gardens stabled and/or used strictly for hobby farming, recreation or
pets do not qualify for agriculture production.
Typical management practices will include the following as usual activities in the production of livestock:
Adequate fences maintained, Adequate water access & supply, Systematic practices for herd management
and marketing animals, Proper land management to provide long-term forage, Adequate animal units
matching the carrying capacity of the land and typical agricultural operation.
Note: Some wooded areas may be classified with agricultural land as cover for the stock. However, the size of the
wooded part of an open tract must be relatively small in comparison to the entire tract. The District will review each
on a case by case basis.
Poultry Production
Commercial poultry operations are typically larger scaled and performed under a contract with a poultry production
company. The land appraised for productivity for poultry operations will include the ground under the houses,
silos, barns and other structures necessary for production, and the immediate area necessary for the operation.
Excess land will not qualify unless it is covered under another qualified productive use.
Typical operations include:
• Broiler Houses - where poultry is produced for meat products
• Laying Houses – where poultry eggs are collected for food and stocking purposes
**Typical houses are 20,000 to 25,000 square feet in area
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 10
Typical management practices include:
• Poultry house maintenance
• Providing sufficient food and water to sustain housed poultry
• Control of disease & waste management
• Harvesting poultry products as produced
• Marketing poultry products (at market or as provided in contract)
Growing Operations
Growing operations must be intended to produce products for commercial sale or for use in other qualified
production operations such as producing feed for livestock operation. Preparation of soil beds, the planting of seeds
or seed stock, and the eventual harvest of a mature crop or grasses are typical production activities included in
growing operations (not including Timber operations). Each category of growing operations below assumes
prudent management activities with typical levels of production or planting along with recommended minimum
acreage.
NOTE: Gardens or orchards planted for personal use do not qualify for special use valuation.
Hay Production
Hay operations will vary in production from the type of grasses to the level of management involved which are cut
and baled for livestock consumption and/or commercial sale. Grasses will include all native and introduced grasses.
Improved pasture includes grasses that are seeded or sprigged and are baled or grazed (typically Coastal Bermuda,
Alfalfa, or Sudan, Wheat, Rye). Native Pasture includes native and introduced varieties of grasses where little to
no weed/brush control, fertilizer, or supplements are added to the soil (typically Common Bermuda, Johnson,
Dallas, Klein, Blue Stem. Also includes Bahia)
Typical Management Practices include: Fertilizing, Cutting, Bailing, Hauling, Feeding, and/or Marketing
The following table represents the minimum intensity standard or typical expectations per acre for hay production with
adequate fertilizer and rainfall:
1 Round bale =
16 Square bales
GROWING OPERATIONS
Acres <10 20 30 40 50 60 70 80 90 100
Minimum
Yield / Yr. / Acre
(round / square)
30/480 60/960 90/1440 120/1920 150/2400 180/2880 210/3360 240/3840 270/4320 300/4800
Round bales and square bales can vary in size. Minimum Intensity levels in the chart above assume medium size rounds bales
with a typical weight of 1,000 lbs. and medium size square bales (18x36) with a typical weight of 60 lbs. Note: Typically, hay
is not produced on tracts less than 10.00 acres.
Crops
Operations designed to produce harvestable products such as corn, peas, squash, potatoes, melons, tomatoes, etc.
Row Crop operation- typically larger tract operations of 10 acres or more that are predominately
mechanically harvested (manual harvesting may also be performed)
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Revised March 22, 2018
Page 11
Truck Farms - smaller growing operations (typically less than 10 acres with manual harvesting) for
commercial sale.
Typical Management Practices and Activities that will be considered when reviewing crop operations:
1. Application of herbicides and/or pesticides
2. Records of product sales
3. Seed and fertilizer records or receipts
4. Type of machinery and equipment used
Orchards/Vineyards
Pecan groves, peach orchards, and blueberries are the most common productive fruit & nut variations in Van Zandt
County. Types of trees, application of herbicides or pesticides, product & management records, and records of
product sales will be considered when reviewing this type of operation managed for commercial sale of products.
The # of Trees or Vines per acre is determined by recommended spacing practices depending on fruit & nut tree
varieties. For Example: A typical Pecan grove at full productive maturity may require spacing up to 45-50 feet
between trees resulting in a minimum of 15-20 trees per acre. Spacing for mature productive peach trees is typically
at 30-35 feet resulting in a minimum of 36-48 trees per acre.
208.7 ft X 208.7 ft = appx 43,560 sf or 1 Acre
Production by Vineyards should only include the actual production of fruit and not post-harvest processing.
Typically, vines are planted and spaced at every 6-8ft resulting in 680 vines per acre.
ACRE RANGE
Min. Trees-Vines/Acre range
5 10 15 20 25
Pecan, Walnut, etc. 75-100 150-200 225-300 300-400 375-500
Peach, Plum, etc. 180-240 360-480 540-720 720-960 900-1200
Vineyard varieties: 3400 6800 10200 13600 17000
Southern highbush & rabbit eye are common commercial blueberry plantings in the South. Mature plants at about
5 years have average yields of 6,000 pints per acre under optimum conditions. Most small blueberry operations
harvest their fruit by hand. Mechanical harvesters are available for larger operations.
Land used for this type of agricultural purpose has a regular schedule for:
1. Site preparation
2. Erosion control
3. Pest control
4. Fungus control
5. Pruning
6. Marketing
Horticulture
The cultivation and management of ornamental trees, shrubs, flowers & plants, and related seed stock will be
included in the category of horticulture operations for commercial sale and can be held for either retail and/or
wholesale purposes. Turf farms or sod farms also included under this category. Not included with this category, is
the production of fruits or vegetables, and nut producing trees- as they fall into the aforementioned categories.
Some smaller horticulture operations may combine open growing areas with hot houses (or nurseries) as part of its
overall production. The land appraised for this type of operation will include the ground under the hot houses, and
other structures necessary for production, and the immediate area necessary for the operation (including active
holding or staging areas). Excess land will not qualify unless it is covered under another qualified productive use.
VZCAD 1-D-1 Intensity Standards Manual
Revised March 22, 2018
Page 12
Typical Management Practices and Activities that will be considered when reviewing horticulture operations:
1. Application of herbicides and/or pesticides
2. Records of product sales
3. Seed and fertilizer records or receipts
4. Type of houses, machinery and equipment used
Timberland Management
The Texas Constitution permits timber productivity appraisal only if the property and its owner meet specific
requirements defining timber-use.
Land will not qualify simply because it has timber standing on it. In addition, timberland that is used principally for
aesthetic or recreational purposes will not qualify.
The Tax Code, Section 23.72
, sets the standards for determining whether land qualifies:
“Land qualifies for appraisal . . . if it is currently and actively devoted principally to production of timber
or forest products to the degree of intensity generally accepted in the area with intent to produce income
and has been devoted principally to production of timber or forest products or to agricultural use that would
qualify the land for appraisal . . . for five of the preceding seven years.”
To qualify land for timber productivity appraisal, a property owner must show the chief appraiser that the land
meets the Tax Code, Section 23.72, standard. To do so, the property owner must apply for the appraisal and give
the chief appraiser the information necessary to determine if the land qualifies. The owner also must notify the chief
appraiser of any changes in the land’s status.
To qualify for timber productivity appraisal, landowners must meet each of the following six eligibility
requirements.
1. The land must be currently and actively devoted to timber production.
2. The land must be used principally for timber production.
3. The land must be devoted to timber production to the degree of intensity generally accepted for the
area.
4. The owner must have intent to produce income.
5. The land must have been dedicated principally to agriculture or timber production for at least five of
the preceding seven years.
6. The property owner must file a timely and valid application form and must provide a timber
management plan.
Tract Size Requirements
A property must be adequate size to support a typically prudent timber operation. Because of Van Zandt County’s
distance from active timber mills and commercial harvesters, it is difficult to market and manage timber products
on tracts of smaller size. Therefore, forestry consultants with knowledge of timber production in Van Zandt County
recommend a minimum of 20 acres to support a prudent timber operation. The Appraisal District will consider
applications on tracts less than 20 acres but require additional supporting documentation and plans detailing
how the manager plans to harvest and market the timber product. Tracts less than 10 acres will not be
considered eligible for timberland special appraisal unless actively managed in conjunction with a larger
timberland tract.
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Revised March 22, 2018
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Management Practices
Degree of intensity standards will vary from one timber growing area and operation to another. In general, there
are three different levels of management intensity:
1. Custodial management is “hands off” management. The only activities the owner conducts are
payment of property taxes and occasional visits to the site. However, it is highly unlikely that a timber
property that shows no indication of management activity for a decade is being actively devoted to
timber production.
2. Minimal management may fall anywhere between custodial management and intensive management.
The owner may undertake some activities, such as periodic thinning, regular site visits, or maintenance
of an access road.
3. Intensive management can involve many activities, including careful soil preparation for replanting,
regular thinning and/or prescribed burning to reduce competing vegetation, removal of undesirable
trees, following a program to check for and control insects and disease, prompt actions to control insects
and disease, and building and maintaining roads to the site.
Typical management practices will include:
1. Pine straw harvest every 4 to 5 years
2. Tree thinning every 8 to 10 years
3. Tree harvest every 18 to 20 years
Land owners must provide proof of timber management practices and intent to produce income by filing a Timber
Management Plan. More information on preparing a timber management plan is available through the Texas
Forestry Service at:
www.txforestservice.tamu.edu/main/default.aspx
Forest Types
These are the three primary forest types recognized in the timber industry:
1. Pine- Includes all forested areas in which the trees are predominately evergreens (green throughout the
year and do not lose their leaves). In distinguishing these forest types, pine and other softwoods make
up more than 2/3 of the trees.
2. Hardwood- Includes all forested areas with a predominance of deciduous trees (trees which lose their
leaves at the end of the frost-free season). In distinguishing these forest types, deciduous trees make
up more than 2/3 of the trees.
3. Mixed- Includes all forested areas where both evergreen and deciduous trees are growing and neither
predominates. In this forest, neither evergreen or deciduous trees make up more than 2/3 of trees.
Wildlife Management
To be considered eligible for wildlife management, land must be used to generate a sustaining breeding, migrating,
or wintering population of indigenous wild animals. Indigenous animals are native animals that originated in or
naturally migrate through and are living naturally in the area as opposed to exotic animals that have been introduced
to the area by man. Additionally, indigenous animals are ones that are native to Texas.
Wildlife management must be the primary use of the property. Land that is used exclusively for recreation will not
qualify for this special valuation.
Typical Management Practices
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Page 14
Land used for the management of wildlife will be subject to management practices that encourage long-term
maintenance of the population.
The district recognizes and adopts the typical practices and intensity standards of the Texas Parks & Wildlife for
the Post Oak Savannah and Blackland Prairie Regions as the typical intensity standards for the county. See
http://www.tpwd.state.tx
Use Standards
Wildlife management activities are elements of the degree of intensity determination. By law, property owners must
be actively engaged in performing at least three of the following seven activities:
1. Maintaining the animal’s habitat
2. Controlling Erosion
3. Controlling Predators
4. Providing supplemental water
5. Providing supplemental food
6. Providing shelter
7. Making census counts to determine population
Tract Size requirements and qualifying
Only properties that meet the minimum of 12.5 acres and usage ratio of at least 92% will be eligible for open-
spaced land wildlife valuation. (Some exceptions may apply) Properties that are a part of a wildlife management
coop or association may have a minimum of 10 acres with a usage ratio of 90%. (some exceptions may apply) For
properties that (since the previous tax year) have been reduced in size and have had a change in ownership, the tract
size must meet the minimum size as established by the county in order to qualify for wildlife management use.
(some exceptions may apply)
Properties receiving special agriculture or timber appraisal in the previous year that have not been reduced in size
and had a change in ownership are exempted from the minimum acreage requirement.
If a property does not meet the minimum size, but has threatened or endangered species, deed restrictions, property
owners’ agreements, conservation easements or other legally binding covenants that obligate the landowner to
actively perform wildlife management, the minimum acreage for qualification is set to 10 acres with a usage of
90%.
Calculation Test
RULE §9.2005 Texas Administrative Code
A tract of land's wildlife use requirement is a number expressed as a percentage and calculated by subtracting one
from the total number of acres in the tract of land and dividing the result by the total number of acres in the tract of
land. The following formula expresses the calculation, with "x" representing the tract of land's total acreage:
(x-1) ÷ x = wildlife use requirement
Properties for which the wildlife use percentage calculates to be less than the required minimum for standalone or
co-op tracts will not qualify for the special valuation.
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Note: Property owners are required to prove management practices annually by submitting a Wildlife
Management Annual Report and include supporting documentation. Property owners must submit their
plans each year in order to keep Wildlife Management special valuation.
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Other Operations
Exotics
Exotic animals- the raising of various wildlife or other animals not native to Texas for:
1. The production of meat, leather, or other plumage
2. Cosmetic or medicinal purposes
Typical Management Practices and Activities that will be considered when reviewing Exotic operations:
1. Adequate fencing and working pens or shelters
2. Management plans
3. Permits or certificates for interstate transfer
4. Records regarding the sale of products
SEE Also: Stocking requirements and Animal Units defined for Exotic Wildlife on pages 9-10
Fish
Intensity standards for the raising of fish or fish products are the same as those applied to exotic game. Commercial
fish production differs from keeping game fish for purely sporting or recreational purposes. This difference is not
necessarily related to the scale of the operation, nor is it related to any intent to produce income or make a profit.
Raising fish is a qualified agricultural land use when all the elements of a bulk harvest are present. Taking fish by
individual line is clearly a recreational activity.
Beekeeping
Sec.23.51 (2) of the Texas Property Tax Code identifies beekeeping as an agriculture use and states this process
shall qualify for agriculture use productivity valuation if used for pollination or the production of human food or
other tangible products having a commercial value.
The term “agricultural use” in sec. 23.51 (2) also includes the use of land to raise and keep bees for pollination or
for the production of human food or other tangible products having commercial value, provided that the land used
is not less than 5 acres or more than 20 acres.
To be eligible to qualify for this special use appraisal. The property must have been used 5 of the preceding 7 years
for a qualified agriculture activity to the degree of intensity typical within Van Zandt County or have been
“ACTIVELY MANAGED” 5 of the preceding 7 years to the following degree of intensity standards for beekeeping.
The degree of intensity standard for the required acreages is as follows:
5 acres 6 active hives
7.5 acres 7 active hives
10 acres 8 active hives
12.5 acres 9 active hives
15 acres 10 active hives
17.5 acres 11 active hives
20 acres 12 active hives
*** ALL HIVES MUST BE ACTIVELY MANAGED (maintained and kept alive) AND REMAIN ON
THE PROPERTY FOR AT LEAST 7 MONTHS OF THE YEAR (JANUARY 1
ST
TO DECEMBER 31
ST
)
FOR A 5 OUT OF 7 YEAR PERIOD ***
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Revised March 22, 2018
Page 17
“Active management” includes but is not limited to:
1. Supplemental feeding
2. Inspections of the hive (monitoring bee health)
3. Collecting honey and other products
4. Management of disease
Products Produced
1. Honey
2. Bee Pollen
3. Honey Candies
4. Candles
5. Beeswax
6. Soaps
Bees need an adequate source of nectar and pollen throughout the growing season of April to September. Bees will
travel within a 3-mile radius from the hive to find adequate forage for survival. If adequate forage cannot be found
the bees will simply move (abscond) or die. It is the responsibility of a prudent and conscientious manager to see
that adequate forage is available for his/her bees.
The goal of VZCAD is to assist the ‘legitimate beekeepers’. Legitimate beekeepers will have their bees in locations
that provide food for their bees, allow for the pollination of various agriculture and food crops, and manage their
bees in a manner to keep them healthy, surviving, and producing for the long term. Beekeeping is not a “cheap”
endeavor nor is a short-term endeavor.
Rollback Penalty
The law imposes a “rollback” tax on 1-d-1 land when it is taken out of agriculture, timberland, or wildlife
management use. The rollback tax equals the difference between the taxes the owner actually paid in the five years
preceding the change in use and the taxes the owner would have paid on their property’s market value.
Technically the tax is a new, additional tax imposed by law on the date the cessation or change of use occurs. It
has its own delinquency date, and it does not exist until the event that triggers the rollback occurs.
The property owner can trigger the rollback by ending agricultural, timberland, or wildlife management operations
and/or diverting the property to a use other than agriculture, timber production, or wildlife management. Selling
the property doesn’t trigger the 1-d-1 rollback. If the property owner diverts only part of a property to a use other
than agriculture, timber production, or wildlife management, the rollback tax only applies to the changed portion.
The chief appraiser determines if and when the change of use occurs and must send the owner written notice of the
determination. If the owner does not protest the determination or the appraisal review board decides the use has
changed, the tax assessor will calculate the amount of additional tax due, add appropriate amount of interest, and
send a rollback tax bill.
A change of use is a physical change. If the owner continues to use the land for an agricultural, timber, or wildlife
use, but does not maintain the degree of intensity typical for the area, the land may lose its eligibility for 1-d-1
appraisal without suffering a rollback. Reduced intensity resulting from the owner’s free choice will cause a loss
of 1-d-1 appraisal. Reduced intensity resulting from agricultural necessity will not. If the land remains in 1-d-1
use, however, neither kind of reduction will trigger a rollback. Also diverting use of 1-d-1 appraised land to a
homestead does not trigger a rollback tax, only the removal of the productivity valuation.
The chief appraiser must exercise great care in determining when a change of use triggers a rollback. The rollback
tax is a serious economic penalty that should not be imposed when circumstances beyond a property owner’s control
VZCAD 1-D-1 Intensity Standards Manual
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Page 18
cause an abnormally long but temporary suspension of 1-d-1 use. Appraisers’ must keep in mind that change of
use issues are often unclear and require a delicate balance between fair application of the law and good decision
based on the facts of each situation.
Because of the difficulty in timely determining whether a change of use has occurred and subsequently whether a
rollback is warranted, the Appraisal District has developed a system to initiate contact with the owner for the
purpose of communicating and working with the owner when a property is flagged with activity that typically
precedes a change of use. When one of the following activities is observed on a property receiving 1-d-1 special
appraisal, the Appraisal District will send a notice to the property owner of a potential change of use/rollback
requesting the owner contact the 1-d-1 Appraiser to discuss further:
• Subdivision plat filing
• Signage or Listings indicating the sale of lots [i.e. subdivision]
• Commercial or multi-residential land improvement [i.e. development]
• Commercial, industrial, or multi-residential building construction
• Signage erected
• Zoning changes
• Increased activity or traffic not associated with agriculture, timber, or wildlife
• Any other activity that could potentially precede a change of use
To provide an equitable defining mechanism for testing whether a physical change of use has occurred and the
severe rollback penalty must be applied, the Appraisal District has further delineated ‘change of use’ to mean: any
use of the property, whole or in part, for a purpose other than agriculture production, timber production, or wildlife
management with the intent of producing income. When a change of use has been determined, the Appraisal District
will send notice of the determination via certified mail and will include instructions with the notice for appealing
the determination.