Van Zandt County
Appraisal District
27867 State Hwy. 64 - P.O. Box 926
Canton, TX 75103
2015
1-D-1 Open Space
Intensity Standards
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Introduction
One of the legal requirements for qualification of land 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. 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, appraisers should recognize
agricultural uses and then determine a property’s intensity use according to:
A.) Typical management practices
B.) Minimum acreage requirements (based upon soil productivity capabilities)
C.) Minimum stocking ratios
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.
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.
Qualifying Agricultural Activities
Qualifying agricultural activities include, but are not limited to:
A.) Cultivating the soil
B.) Producing crops for human food, animal feed, or planting seed for the production of
fibers
C.) Floriculture, viticulture, and horticulture
D.) Raising or keeping livestock
E.) 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
F.) Beekeeping
G.) Planting cover crops or leaving land idle for the purpose of participating in a
governmental program or normal crop or livestock rotation procedure
H.) Wildlife management
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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.
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 acreages below
are generally needed to meet the intensity of use standard established.
Recommended Minimum Acreage
Hay Production
10 acres
Orchards
5 acres
Cattle Production
10 acres
Crop Production
10 acres
Equine Production
10 acres
Horticulture
10 acres
Sheep/Goat Production
5 acres
Van Zandt County does employ minimum acreage requirements for Timber Production and
Wildlife Management. Current requirements are listed below.
Required Minimum Acreage
Timber Production
10 Acres*
Wildlife Management
12.5 Acres**
*Timber tracts less than 20 acres have additional documentation requirements to support a viable
harvest plan.
**Exceptions may apply.
Agricultural Use Types
Following are standards for each of the typical agricultural practices commonly occurring in Van
Zandt County. Each of the agriculture use type standards will include:
A.)The type of agricultural production produced
B.)Minimum standards for stocking or planting
C.)Minimum acreage requirements for typical operations
Keeping Livestock & Exotic animals
Typical grazing operations include:
A.) Beef production- the raising of beef for sale either to
other operators for breeding stock or to processors for
slaughter.
B.) Sheep/goat production-
the raising of sheep and/or goats for the production of wool
or mohair, meat, and dairy products.
C.) Horses- the raising of horses, donkeys, and mules are considered valid agricultural
use.
D.) Exotic animals- the raising of deer, antelope, emus, ostriches, and other types of
animals not native to Texas for:
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1.) The production of meat, leather, or other plumage and
2.) Cosmetic or medicinal purposes
Typical Management Practices
Local operators will include the following as usual activities in the production of livestock:
A.) Adequate fences maintained
B.) Stock water provided
C.) Systematic practices for
1.) Herd management and
2.) Marketing animals
D.) Proper land management to provide long-term forage
E.) Adequate animal units matching the carrying capacity of the land and typical
agricultural operation.
Animal Unit Definitions
Based upon the standard concept of an animal unit being one 1000 pound animal the following
chart can be used to calculate the number of animal units necessary to meet the minimum
stocking rates:
Domestic Livestock
Native Wildlife (High Fence Management)
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Exotic Wildlife (High Fence Management)
Young of the year (calves, lambs, kids, fawns) are considered as part of the mother until weaning.
After weaning, they are considered a separate animal and should be added.
For wildlife species, the AU Equivalent is based on a normal population consisting of females,
males, and yearling animals.
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Soil Considerations
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 along with
the lands capability to produce forage. For purposes of determining intensity standards for
grazing operations, the district has categorized all property into one of its two major eco-regions,
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, black jack oak and pine predominating. The western third is in the Blackland Prairies eco-
region, which is characterized by tall grasses, mesquite, and oak, and pecan and elm trees along
streams.
Livestock Use Standards
Stocking rates can vary due to a properties ability to support livestock based upon its pasture
type and its soil productivity capabilities.
The minimum use standard is the greater of 5 animal units or animal units per acre denoted
below (generally 1 animal unit per 7 acres).
The charts below are intended to be a representation of typical stocking rates on typical tracts in
Van Zandt County based upon these two primary characteristics.
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 (see Haylands below)
Grasses include grasses that are seeded or sprigged and are baled or grazed by domestic livestock.
Standards by Eco-Region Post Oak Blackland
Recommended Stocking Rate (per animal unit) *4 to 7 Acres * 4 to 7 Acres
*Based on the degree of intensity of use (case to case)
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.
Standards by Eco-Region Post Oak Blackland
Recommended Stocking Rate (per animal unit) *5 to 10 Acres * 5 to 10 Acres
*Based on the degree of intensity of use (case to case)
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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 typically 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.
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.
Hay Production
Land that is used to grow perennial improved grasses which are cut and baled for livestock
consumption. Grasses will include all native and introduced grasses.
Typical Management Practices
Land used for this agricultural purpose will be classified as improved pastureland.
Standard practices include:
A.) Cutting
B.) Bailing
C.) Hauling
D.) Feeding and/or
E.) Marketing
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Hay Production Use Standards
The minimum intensity standard is the greater of 30 round bales / 300 square bales or the bales
per acre denoted below.
The following table represents the typical expectations per acre for hay production with adequate
fertilizer and rainfall:
Timber 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.
A.) The land must be currently and actively devoted to timber production.
B.) The land must be used principally for timber production.
C.) The land must be devoted to timber production to the degree of intensity generally
accepted for the area.
D.) The owner must have an intent to produce income.
E.) The land must have been dedicated principally to agriculture or timber production for any
five of the preceding seven years.
F.) The property owner must file a timely and valid application form by the May 1
st
deadline.
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Tract Size Requirements
A property must be adequate size to support a typically prudent timber operation. Forestry
experts with knowledge of timber production in Van Zandt County recommend a minimum of 20
acres to support a prudent timber operation. Van Zandt County has established a minimum
requirement of 10 acres that includes an additional reporting requirement for land under 20 acres
to support viable production and harvest plans.
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:
A.) 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 two or more decades is being actively devoted to timber production.
B.) 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.
C.) 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:
A.) Pine straw harvest every 4 to 5 years
B.) Tree thinning every 8 to 10 years
C.) Final 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
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Forest Types
These are the three primary forest types recognized in the timber industry:
A.) Pine- Includes all forested areas in which the trees are predominately evergreens
(green throughout the year and do not loose their leaves). In distinguishing these
forest types, pine and other softwoods make up more than 2/3 of the trees.
B.) Hardwood- Includes all forested areas with a predominance of deciduous trees (trees
which loose 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.
C.) Mixed- Includes all forested areas where both evergreen and deciduous trees are
growing and neither predominates. In this forest, neither evergreen of deciduous
trees make up more than 2/3 of trees.
Orchards/Vineyards/Croplands
Orchards and croplands typically include lands where crops are produced to be sold
commercially. Typical orchards are either pecan or peach. Vineyards typically produce grapes.
Croplands typically produce several varieties of fruits and vegetables.
Typical Management Practices
Land used for this type of agricultural purpose has a regular schedule for:
A.) Site preparation
B.) Erosion control
C.) Pest control
D.) Fungus control
E.) Pruning
F.) Marketing
Use Standards
While agricultural production may be limited by eco-region, typical planting and spacing
practices remain constant throughout the county.
Spacing
Trees per
Acre
Recommended
Min. Acreage*
Yield
Peach-Irrigated
18-24 ft.
100
5 acres
30-40 bushels
Peach-Dry-land
24-30 ft.
50-75
5 acres
24-30 bushels
Peach-Dry-land
35-50
16-36
5 acres
15-25 bushels
Grapes-Irragated
4-6 ft.
3500
5 acres
50-70 bushels
Grapes-Dry-land
6-8 ft.
3000
5 acres
40-50 bushels
*Based on degree of intensity of use
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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.
Eco-region property location has no effect on this type of agricultural use.
Poultry Production
Commercial agricultural operations that are typically performed under a contract with a poultry
production company. Typical operations include:
A.) Broiler Houses - where poultry is produced for meat products
B.) Laying Houses – where poultry eggs are collected for food and stocking purposes
Management Practices
Typical practices include:
A.) Poultry house maintance
B.) Providing sufficient food and water to sustain housed poultry
C.) Control of disease
D.) Harvesting poultry products as produced
E.) Marketing poultry products (at market or as provided in contract)
Use Standards
Eco-region property location has no effect on this type of agriculture use.
Typical houses of 20,000 to 25,000 square feet in area require a minimum of ten acres per house.
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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 are 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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“Active management” includes but is not limited to:
A.) Supplemental feeding
B.) Inspections of the hive
C.) Collecting honey and other products
D.) Management of disease
Products Produced
A.) Honey
B.) Bee Pollen
C.) Honey Candies
D.) Candles
E.) Beeswax
F.) Soaps
Typical Management Practices
A.) Hive structure maintenance
B.) Monitor bee health
C.) Provide supplemental food
D.) Control pests
E.) Harvest and market products
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.
All properties that qualify for this special use appraisal should be have a production code
of D29.
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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
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 https://tpwd.texas.gov
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:
A.) Maintaining the animal’s habitat
B.) Controlling Erosion
C.) Controlling Predators
D.) Providing supplemental water
E.) Providing supplemental food
F.) Providing shelter
G.) Making census counts to determine population
Property owners are required to prove management practices annually by submitting a
Wildlife Management Annual Report (form provided by Texas Parks and Wildlife Dept.) as
well as supporting documentation.
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Tract Size requirements
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 co-op 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.
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 that the required minimum
for stand alone or co-op tracts will not qualify for the special valuation.
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