Farming 101 : A quick primer on farming criteria


Farming 101

Effective and efficient real estate farming is a big key to the success of a real estate agent. Are you aware of the different criteria that is available when creating a farm? If not, that’s ok. Here is a quick primer to help you get the ball rolling.

Basic Farming Options

A. Your information can be sorted by:

  1. City
  2. Zip Codes
  3. Thomas Guide Pages – Old or new Thomas Bros. Grid
    Owner’s Name
  4. Parcel Number – Provide us with assessor book number
  5. Odd/Even – Odd or even side of the street
  6. Tract Number
  7. Census Tract – These are permanent areas intended for statistical purposes. They are bounded by visible, physical features, natural or man-made.

B.  Additional Sort by Property Characteristics

  1. Assessed value, number of bedrooms and baths
  2. Lot size – Square footage or acreage
  3. Percentage improvements – Ratio of improvement value as it relates to land value
  4. Improvements – Pool, spa
  5. Square Feet
  6. Number of Units
  7. Use Code
  8. Year Built
  9. Zoning

C. Additional Sort by Sales Price:

  1. Full Value – Full transfer, quitclaim, partial transfer
    or trustees deed
  2. Owner Occupied or Absentee Owner
  3. Sales Date
  4. Sales Price

Label Options

  1. All Caps
  2. Addressee “or current resident” – This setting adds the owner’s name and/or with current resident.
  3. We use the 5160 & 5162 Standard mailing Labels

Advanced Farming Options

A Street Address Sequence
Tax rolls listed alphabetically by street name, followed by numbered streets. Each street listed alphabetically and numerically is sub-listed by address number, from lowest to highest. This is often called a “walking farm.”

B. Vacant Land by Value Sequence
Tax Rolls listed numerically by Assessor’s Parcel Number, but limited to parcels with a valid land value and no improvement value. Consider searching by use code when looking for vacant land.

C. Absentee Owner
Tax Rolls listed numerically by Assessor’s Parcel Number, consisting of residential properties with owners that have different mailing addresses than the residential addresses.

D. Apartments by Assessor Parcel Number
Tax rolls listed numerically by Assessor’s Parcel Number exclusively for apartments… beginning with use code 1112 & 1104, or five or more units. This does not include duplexes, triplexes, or courts. Multi-family dwellings are sorted individually by their appropriate use codes.

E. Conventional/Industrial by Alphabetical Sequence
Tax rolls listed alphabetically by owner’s last name and consisting of all properties that are considered income properties. (Excluding residential [SFR] and vacant land). This farm is not sorted by use code.

F. Commercial/Industrial by Number Sequence
Tax rolls listed sequentially by its use code. This farm EXCLUDES single-family residences and mobile home parks.

G. Commercial/Industrial Use by Value Sequence
Tax rolls listed sequentially by use code, and numerically by value, from high to low within each use code. This consists of all properties EXCLUDING single-family residences and apartments.

H. “Empty Nester Farm”
Order an area with the criteria… only properties that were purchased 25 years ago or longer

Got more questions about farming? Contact us today!


Social Media Marketing with Pacific Coast Agent 3.0






wers. Whether you are looking to educate buyers about the money they can save by purchasing a home or you want help sellers realize that it’s the perfect time to sell, we got you covered. We have created various flyers about buying and selling and have stored them in the marketing center within our app.

What else can you do within the marketing center? Along with posting these on the most popular social media sites you can personalize them and share them via text and e-mail.

Want a live demo? Contact us today!


What is an Endorsement? Common & Special


A title endorsement is an addition or limitation of coverage that is attached to a title insurance policy.Endorsements provide coverage that tailors the policy to fit the needs of the insured for a specific transaction.


This endorsement offers an explicit extension of coverage to an ALTA Extended Coverage Loan Policy by adding
insurance for certain recorded and “off-record” matters. The coverage is extended for Covenants, Conditions, and Restrictions (CC&Rs): encroachments and the rights to use the land surface for mineral developments. This endorsement is not issued in conjunction with policies covering raw land or construction loans.


Provides insured ALTA r esidential lender with coverage against loss b y r eason of lack of priority over (a) any
federal or state environmental protection set forth in Schedule B, and (b) any state environmental protection lien providing for by any state stature in effect at Date of Policy, except as provided for by state statues specified in the endorsement.


Provides insured lender with assurance that the manufactured housing unit described in the endorsement is
included within the term “land” when used in the policy. Standard Endorsements Issued at No Charge

Special Endorsements Issued with Fees


Also used with ALTA policies. Form 100.12 assures a lender or owner that existing CC&Rs do not contain any
enforceable reverter, right of re-entry or power of termination.


Provides insured ALTA lender or owner with coverage against loss by reason of the exercise or attempt to exercise
reverter rights in CC&Rs.


Provides insured ALTA lender with coverage against loss by reason of the exercise of surface rights for the extraction
or redevelopment of minerals leased under an oil gas lease.


Provides insured ALTA lender with coverage against loss by reason of the exercise of surface rights for the extraction
or redevelopment of minerals expected from the description of the land or shown as a reservation in Schedule B.


Provides insured lender with coverage against loss by reason of the exercise of the right of use or maintenance or
a particular easement by the easement holder.


Provides insured owner or lender with coverage against loss by reason of the exercise of surface rights for the
extrac- tion or development of water excepted from the description of the land or shown as a reservation in Schedule B.


Provides assignee of the insured mortgage with assurance concerning (a) validity of a recorded assignment transferring
the beneficial interest to the named assured assignee: and (b) full or partial reconveyances, modification or subordination of the insured mortgage.


Provides insured ALTA lender with assurance concerning proper modification of the insured mortgage, including
express priority coverage.


Provides insured ALTA variable rate mortgage lender with coverage against loss by reason of (a) invalidity or unenforceability
of the insured mortgage resulting from the terms therein providing for changes in the rate of interest, or (b) loss of priority of the insured mortgage lien caused by the changed in the rage of interest, unpaid interest added to principal and/or interests on interest.


Provides insured lender with assurance that the estate or interest covered by the policy is a condominium, in fee, and such is entitled to be assessed and taxed as a separate parcel.


An Address Endorsement used with ALTA policies, designating the street address of the land insured and specifying
the type of improvements on said land.

Online Resources :


Looking For Online Resources? has you covered.

We know many of you are always online searching for industry documents, forms, flyers, and booklets. It can get frustrating when you don’t know where to look.  For this exact reason we have set out to continually update and make additions to our website so it becomes your ultimate resource.

Did you know what on our website you have access to:

  • Blank Industry Documents (PDF Format)
  • Buyer & Seller Guides
  • Informational Flyers
  • Training Videos
  • Open Order Form
  • Rate Calculator

These are just some of the great things we have available on our website. Visit to learn more.

Clearing Title: 15 things that can delay your transaction.


Title Clearance

Typical problems that cause transaction delays.

The following items will require added clearance and processing time for escrow and title. Avoid delays by providing information known to you on any of the below listed items.

  1. Establishing Fact of Death -Joint Tenancy
  2. Power of Attorney-Use of, Proper Execution
  3. Physical Inspection Results – Encroachment, Off-Record Easements
  4. Clearing Liens, Judgments
  5. Clearing Child/Spousal Support Liens
  6. Probates
  7. Transfer/Loans Involving Corporations /Partnerships
  8. Bankruptcies
  9. Proper Execution of Documents – Grantees Compare to Trustors, Proper Jurats, Notary Seals
  10. Last Minute Changes in Buyers
  11. Last Minute Change in Type of Coverage
  12. Recent Construction
  13. Family Trust
  14. Business Trust
  15. Property Recently Foreclosed

Farming Vs Prospecting : Knowing the difference

An arrow hits one ball within a pyramid, targeting the customer in a large number of prospects



Many listing agents approach us and ask, What tools does Pacific Coast Title have that can help me build my business? The reality is, we have a two handfuls of tools that are proven to help realtors grow their
business but we always end our answer with the following: “One of the best tools/service we can provide is helping you establish your farm area.”


Realtors often think that these are synonymous with each other but the truth is they are actually very different. Prospecting can be described best as handing out real estate flyers standing outside of a grocery store hoping you might peek the interest of a passerby. Farming is when you precisely target a particular demographic or set of individuals with pinpoint accuracy.


In sales the perception tends to be the more phone calls, doors I knock, or hands I shake the better my chances will be. In some cases this might work, however, to achieve longevity and success in real estate we suggest that realtors take a more analytical approach to when targeting their audiences. Why? To help save you time, money, help increase
your success rate.


  • Selecting a farm area
  • Calculating turnover ratios
  • Providing an area sales analysis
  • Help you decide how big should your farm be?
  • Create a digital walking farm
  • Identifying absentee owners
  • Creating specific farming criteria
  • Sales snapshot report

These are only a few of the great things that we offer to help you grow your business. We have an entire farming department dedicated to helping providing all of the necessary farming information that you will need.

Let’s Set a Farming Appointment Today to Begin Building Your Business.

Neighborhood Sales Update : Sales Snapshot Report


Want to know the latest sale info in your farm area?

Our Sales Snapshot Report is the answer.

This tool has been one of the biggest assets for clients of Pacific Coast Title Company. Our Sales Snapshot Report quickly helps give you an overview of all sales activity in any farm area. This report gives you the following:

  1. 12 Month Overview
  2. Trend Lines
  3. Owner Vs. Absentee Ratio
  4. Turn Over Ratio
  5. Quarter over Quarter breakdown
  6. Properties Overview Analysis


Haven’t ordered one yet? Contact your local rep today.


8 Things to know about 1031 Exchange


So What is a 1031 Exchange?

So what is 1031? Broadly stated, a 1031 exchange (also called a like-kind exchange or a Starker) is a swap of one business or investment asset for another. Although most swaps are taxable as sales, if you come within 1031, you’ll either have no tax or limited tax due at the time of the exchange.


1. A 1031 isn’t for personal use.
The provision is only for investment and business property, so you can’t swap your primary residence for another home. There are ways you can use a 1031 for swapping vacation homes, but this loophole is much narrower than it used to be.

2. But some personal property qualifies.
Most 1031 exchanges are of real estate. However, some exchanges of personal property (say a painting) can qualify. Note, however, that exchanges of corporate stock or partnership interests don’t qualify. On the other hand, interests as a tenant in common (sometimes called TICs) in real estate do.

3. “Like-kind” is broad.
Most exchanges must merely be of “like-kind”–an enigmatic phrase that doesn’t mean what you think it means. You can exchange an apartment building for raw land, or a ranch for a strip mall. The rules are surprisingly liberal. You can even exchange one business for another. But again, there are traps for the unwary.

4. You can do a “delayed” exchange.
Classically, an exchange involves a simple swap of one property for another between two people. But the odds of finding someone with the exact property you want who wants the exact property you have are slim. For that reason the vast majority of exchanges are delayed, three party, or “Starker” exchanges (named for the first tax case that allowed them). In a delayed exchange, you need a middleman who holds the cash after you “sell” your property and uses it to “buy” the replacement property for you. This three party exchange is treated as a swap.

5. You must designate replacement property.
There are two key timing rules you must observe in a delayed exchange. The first relates to the designation of replacement property. Once the sale of your property occurs, the intermediary will receive the cash. You can’t receive the cash or it will spoil the 1031 treatment. Also, within 45 days of the sale of your property you must designate replacement property in writing to the intermediary, specifying the property you want to acquire.

6. You can designate multiple replacement properties.
There’s long been debate about how many properties you can designate and what conditions you can impose. The IRS says you can designate three properties as the designated replacement property so long as you eventually close on one of them. Alternatively, you can designate more properties if you come within certain valuation tests. For example, you can designate an unlimited number of potential replacement properties as long as the fair market value of the replacement properties does not exceed 200% of the aggregate fair market value of all the exchanged properties.

7. You must close within six months.
The second timing rule in a delayed exchange relates to closing. You must close on the new property within 180 days of the sale of the old. Note that the two time periods run concurrently. That means you start counting when the sale of your property closes. If you designate replacement property exactly 45 days later, you’ll have 135 days left to close on the replacement property.

8. If you receive cash, it’s taxed.
You may have cash left over after the intermediary acquires the replacement property. If so, the intermediary will pay it to you at the end of the 180 days. That cash–known as “boot”–will be taxed as partial sales proceeds from the sale of your property, generally as a capital gain.