top of page

Forum Posts

No Bee Left Behind
May 23, 2023
In Ag Exemption & Beekeeping Laws
Most individuals will file a 1-d-1 Ag Exemption with their county upon purchasing the property or upon the chief appraiser's written request. The 1-d Ag Exemption is the original ag exemption that gave farmers a break on their property taxes that uses your farm income to determine the value of the property when agriculture is the property owner's primary occupation and source of income. The 1-d Ag Exemption should only be used under certain circumstances, does not have a minimum size requirement for the parcel of land, and takes 3 years to establish the history instead of the (5) you hear from most CADS. Most individuals will not qualify for the 1-d Ag application and must use the 1-d-1 Ag Exemption. THE FULL MANUAL FOR APPRAISAL OF AGRICULTURAL LAND CAN BE FOUND BELOW. There are a few more details and things your can learn more about here: https://comptroller.texas.gov/taxes/property-tax/docs/96-300.pdf
0
0
7
No Bee Left Behind
May 23, 2023
In Ag Exemption & Beekeeping Laws
A recent court case was won that could help property owners get both the resident homestead exemption and open-space land valuation. CAD's have under most circumstances subtracted (1) acre of land and used this as your homestead and have not appraised this as AG land. The case below points out the fact that because "roll back" taxes never occur on the 1 acre of land the appraisal district has decided to use as your homestead exemption, it has therefore never be taken out of Ag use. I hope this case below helps many folks with adjusting their appraised values with their CAD and getting the (1) acre back in AG. FULL CASE LINK https://caselaw.findlaw.com/court/tx-court-of-appeals/1670454.html Court of Appeals of Texas,Fort Worth. PARKER COUNTY APPRAISAL DISTRICT, Appellant v. James D. FRANCIS, Appellee. No. 02–13–00182–CV. Decided: June 19, 2014 PANEL: DAUPHINOT, WALKER, and McCOY, JJ. Judith A. Hargrove, for Parker County Appraisal District. Joshua W. Carden, for James D. Francis. OPINION I. Introduction This is a property tax appeal from a judgment following a bench trial on stipulated facts. The primary issue we address is whether under the Texas Tax Code a tract of real property may qualify for the residence homestead exemption and the open-space land valuation at the same time. See Tex. Tax Code Ann. §§ 11.13, 23.51 (West Supp.2013). Because we hold that—based on the narrow issue presented by the stipulated facts before us—the three-acre tract of real property at issue here qualifies for both the residence homestead exemption and the open-space land valuation, we will affirm the trial court's judgment. II. The Stipulated Facts1 Francis owns three contiguous tracts of land in Parker County: a three-acre tract, a one-acre tract, and a nine-acre tract. A home in which Francis lives is located on the one-acre tract. The properties are contiguous, forming one thirteen-acre tract of property. Prior to 2010, Francis had applied for and was granted by Appellant Parker County Appraisal District (PCAD) a valuation of the three-acre tract as open-space land for purposes of ad valorem taxes. The parties stipulated to the following: in 2010 and 2011, Francis applied for the residence homestead exemption on the three-acre tract; the PCAD chief appraiser and the Parker County Appraisal Review Board denied application of the residence homestead exemption to the three-acre tract for both 2010 and 2011; Francis's pleading challenged this denial for both years; the value of the three-acre tract if, as Francis contends, it did qualify to be appraised as open-space land and as part of Francis's residence homestead; and the value of the three-acre tract if, as PCAD contends, it did not qualify to be appraised both as open-space land and as part of Francis's residence homestead. After a bench trial based on the stipulated facts, the trial court ruled for Francis and signed a judgment applying the residence homestead exemption to the three-acre tract so that it received the residence homestead exemption and was also valued for ad valorem tax purposes as open-space land for the years 2010 and 2011. Because the parties stipulated that the appraised value of the three-acre tract—if it qualified for the residence homestead exemption in addition to the existing open-space land valuation—was $53,616, the trial court signed a judgment ordering a reduction in the appraised value of the three-acre tract to that amount. PCAD perfected this appeal from that judgment. III. Standard of Review We apply a de novo standard of review to a case tried on stipulated facts. See Panther Creek Ventures, Ltd. v. Collin Cent. Appraisal Dist., 234 S.W.3d 809, 811 (Tex.App.-Dallas 2007, pet. denied). The stipulations are binding on the parties, the trial court, and the reviewing court. Alma Grp., L.L.C. v. Palmer, 143 S.W.3d 840, 843 (Tex.App.-Corpus Christi 2004, pet. denied). We are limited to the stipulated facts unless other facts are necessarily implied from the express facts stipulated. See Highlands Ins. Co. v. Kelley–Coppedge, Inc., 950 S.W.2d 415, 417 (Tex.App.-Fort Worth 1997), rev'd on other grounds, 980 S.W.2d 462 (Tex.1998). We do not review the legal or factual sufficiency of the evidence in a case tried on stipulated facts. Orange Cnty. Appraisal Dist. v. Agape Neighborhood Improvement, Inc., 57 S.W.3d 597, 598 (Tex.App.-Beaumont 2001, pet. denied). The sole question on appeal is whether the trial court correctly applied the law to the stipulated facts. Id. IV. Rules of Statutory Construction In construing statutes, our primary objective is to give effect to the legislature's intent. Tex. Lottery Comm'n v. First State Bank of DeQueen, 325 S.W.3d 628, 635 (Tex.2010) (citing Galbraith Eng'g Consultants, Inc. v. Pochucha, 290 S.W.3d 863, 867 (Tex.2009)). We rely on the plain meaning of the text as expressing legislative intent unless a different meaning is supplied by legislative definition or is apparent from the context or the plain meaning leads to absurd results. Id. We presume that the legislature selected language in a statute with care and that every word or phrase was used with a purpose in mind. Id. (citing In re Caballero, 272 S.W.3d 595, 599 (Tex.2008)). Courts should read statutes as a whole and interpret statutes to give effect to “every sentence, clause, and word of a statute so that no part thereof [will] be rendered superfluous.” City of San Antonio v. City of Boerne, 111 S.W.3d 22, 29 (Tex.2003) (quoting Spence v. Fenchler, 107 Tex. 443, 457, 180 S.W. 597, 601 (1915)). V. Analysis PCAD raises two points that we address on appeal.2 In its first point, PCAD claims that the trial court erred as a matter of law by holding that the three-acre tract qualified for both open-space land valuation and also a residence homestead exemption. PCAD's third point argues that the trial court erred as a matter of law by failing to strictly construe Francis's right to the residence homestead exemption. We will address these two points together. A. The Relevant Tax Code Provisions 1. Residence Homestead Exemption A residence homestead is defined as a structure (including a mobile home) or a separately secured and occupied portion of a structure (together with the land, not to exceed 20 acres, and improvements used in the residential occupancy of the structure, if the structure and the land and improvements have identical ownership) that: (A) is owned by one or more individuals, either directly or through a beneficial interest in a qualifying trust; (B) is designed or adapted for human residence; (C) is used as a residence; and (D) is occupied as the individual's principal residence by an owner or, for property owned through a beneficial interest in a qualifying trust, by a trustor or beneficiary of the trust who qualifies for the exemption. Tex. Tax Code Ann. § 11.13(j)(1). Section 11.13 of the tax code sets forth exemptions from taxation of certain amounts of the assessed value of a residence homestead. Id. § 11.13(a), (b), (c), (d). When a tax-paying landowner is actually residing on a parcel of less than twenty acres of land, the chief appraiser may not refuse to accord residence homestead status to the entire parcel of land. Tex. Att'y Gen. Op. No. JM–40 (1983); see also Tex. Att'y Gen. Op. No. GA–0752 (2009) (“If the chief appraiser finds that contiguous lots totaling less than twenty acres are being used as a residence homestead, the taxpayer is entitled to an exemption on the entire property.”). 2. Open–Space Land Valuation Both the Texas constitution and the Texas Tax Code contain provisions to promote the preservation of open-space land devoted to farm or ranch purposes. See Tex. Const. art. VIII, § 1–d–1 (amended 1995);3 Tex. Tax Code Ann. §§ 23.51–.54 (West 2008 & Supp.2013). The open-space land valuation allows property used for farm or ranch purposes to be valued based upon the property's productive capacity rather than its market value. See HL Farm Corp. v. Self, 877 S.W.2d 288, 292 (Tex.1994). Property is qualified for the open-space land valuation if 1) it is currently being devoted principally to “agricultural use” to the degree of intensity generally accepted in the area, and 2) the property has been devoted principally to “agricultural use” or to production of timber or forests for five of the preceding seven years. Tex. Tax Code Ann. § 23.51(1). The appraised value of open-space land is determined on the basis of the category of the land—that is, based on the value classification of the land considering the agricultural use to which the land is principally devoted, such as irrigated cropland, dry cropland, improved pasture, native pasture, orchard, waste, or other categories established by the chief appraiser—using accepted income capitalization methods applied to average net to land. See id. § 23.51(3) (defining “category”), § 23.52(a) (setting forth method for determining appraised value of qualified open-space land). “Net to land” means the average annual net income derived from the use of open-space land that would have been earned from the land during the five-year period preceding the year before the appraisal by an owner using ordinary prudence in the management of the land and the farm crops or livestock produced or supported on the land and, in addition, any income received from hunting or recreational leases. Id. § 23.51(4). If the use of land that has been appraised as open-space land changes, an additional tax—a rollback tax—is imposed on the land equal to the difference between the taxes imposed on the land for each of the five years preceding the year in which the change of use occurs and the tax that would have been imposed if the land had been taxed on the basis of market value in each of those years, plus interest. Id. § 23.55(a) (West Supp.2013). But the use of open-space land “does not change for purposes of Subsection (a) [the rollback tax provision] of this section solely because the owner of the land claims it as part of his residence homestead for purposes of Section 11.13 of this code.” Id. § 23.55(i). For the purposes of calculating this rollback tax in later years if the use of the open-space land changes, the chief appraiser must determine the market value of the qualified open-space land (as well as the appraised value as set forth above) and must record both the market value and the appraised value in the appraisal records. Id. § 23.52(e). B. Application of the Law to the Present Facts The declaration of Francis, which the parties stipulated was admissible, along with the other stipulated facts establish that, absent the open-space land valuation, the three-acre tract qualifies for the residence homestead exemption. See id. § 11.13(j)(1) (defining “residence homestead”); Tex. Att'y Gen. Op. No. JM–40; see also Tex. Att'y Gen. Op. No. GA–0752. Francis's declaration states that the three tracts are contiguous, that the combined acreage of the three tracts tracts totals fewer than twenty acres, that the main structure on the property is his personal residence, and that he has no other residence. See Tex. Tax Code Ann. § 11.13(j)(1)(A), (B), (C), (D) (setting forth the elements of the definition of residence homestead). The one-acre tract received the residence homestead exemption in 2010 and 2011, and the three-acre tract is contiguous to the tract that had received the residence homestead exemption such that, absent the open-space land valuation, the three-acre tract would qualify for the residence homestead exemption. See Tex. Att'y Gen. Op. No. JM–40. Because the stipulated facts establish as a matter of law that, absent the open-space land valuation, the three-acre tract qualifies for the residence homestead exemption, we overrule PCAD's third point claiming that the trial court did not strictly construe Francis's right to the residence homestead exemption on the three-acre tract. Likewise, the stipulated facts establish that, in the absence of the residence homestead exemption, the three-acre tract qualifies for the open-space land valuation; in fact, PCAD granted the three-acre tract open-space land valuation for 2010 and 2011—the years at issue here.4 Indeed, PCAD does not dispute that the three-acre tract is entitled to receive either the open-space land valuation or, if it had not already received the open-space land valuation, the residence homestead exemption; PCAD's contention in its first point is that the three-acre tract cannot receive the homestead exemption and the open-space land valuation simultaneously. We turn to that point now. Francis outlines several provisions in the tax code that he says implicitly recognize that certain land may qualify for both the residence homestead exemption and the open-space land valuation. Those are sections 11.13, 23.25, 23.51(1), and 23.55(i). See Tex. Tax Code Ann. §§ 11.13, 23.51(1), 23.55(i), § 23.25 (West 2008). We discuss each of these. Section 23.25 is titled, “Appraisal of Land Used for Single–Family Residential Purposes That is Contiguous to Agricultural or Open–Space Land with Common Ownership.” See id. § 23.25. This section requires that if a parcel of land is used for single-family residential purposes (like Francis's one-acre tract), is contiguous to a parcel of land appraised as open-space land (like Francis's three-acre tract), and both parcels are owned by the same person (like Francis here), then the chief appraiser must appraise the parcel used for single-family residence purposes at the price it would sell if it were combined as a single parcel with the parcel appraised as open-space land. See id. So, here, the chief appraiser was required to appraise Francis's property on which his residence sits at the price it would sell for if combined with his contiguous open-space land valued property. See id. The statute then requires the chief appraiser to value the parcel utilized for single-family residential purposes based on the proportion of the size that the parcel of land bears to the size of the combined parcels. Id. So here, Francis argues that the chief appraiser was required to appraise the parcel used for single-family residence purposes as a percentage of the value of the total combined thirteen acres he owns. Francis points out that this valuation method applies whether or not the landowner has claimed the residence homestead exemption on the parcel used for single-family residential purposes. He argues, however, that when a person has successfully claimed the residence homestead exemption on the parcel that is used for single-family residential purposes (as Francis did here), then the entire tract—both the parcel used for single-family residential use and the parcel designated open-space land—is valued based on its value as a residence homestead. See id. § 23.01(d) (West Supp.2013) (providing that the market value of a residence homestead shall be determined solely on the basis of the property's value as a residence homestead).5 Thus, Francis argues, and we agree, that juxtaposing section 23.25 and section 23.01(d), the tax code implicitly contemplates that under the circumstances existing here, a parcel of land may qualify for both the residence homestead exemption and the open-space land valuation. Francis also points out that for land to qualify as part of the twenty acres allowed to be claimed as a residence homestead that is entitled to the residence homestead exemption, it need only be “used as a residence.” See id. § 11.13(j)(1). He points out that for land to qualify as open-space land, it must be devoted “principally to agriculture.” Id. § 23.51(1). Francis argues that the tax code does not prohibit land (twenty acres or less) that is used as a residence homestead from also being devoted principally to agriculture. Francis argues that open-space land, unlike land claiming agricultural use valuation, may be used as a residence homestead and also be principally devoted to agricultural use; he contends that had the legislature intended to preclude open-space land from also being used as a residence homestead, it could have utilized the phrase “designated for agricultural use” in setting the criteria for open-space land as it did in setting the criteria for agricultural-use land. Cf. id. § 23.42(a) (West 2008) (requiring land to be devoted “exclusively to ․ agricultural use” in order to qualify for the agricultural-use valuation); Tex. Att'y Gen. Op. No. JC–0299 (2000) (allowing open-space land valuation and youth development exemption). We agree and also note that the Texas constitution supports the view that a portion of a residence homestead may also be devoted principally to agricultural use. See Tex. Const. art. XVI, § 50(a)(6)(I) (providing that a homestead shall be protected from forced sale for the payment of all debts except for “(6) an extension of credit that: ․ (I) is not secured by homestead property that on the date of closing is designated for agricultural use as provided by statutes governing property tax, unless such homestead property is used primarily for the production of milk”). Finally, Francis points to section 23.55 of the tax code. See Tex. Tax Code Ann. § 23.55. This section requires the imposition of certain rollback taxes if a change in use occurs on land that has been granted open-space land valuation. See id.; Resolution Trust Corp. v. Tarrant Cnty. Appraisal Dist., 926 S.W.2d 797, 800 (Tex.App.-Fort Worth 1996, no writ) (addressing imposition of rollback taxes for change of use of open-space land from agricultural use to nonagricultural use when open-space land was not claimed as part of a residence homestead). But subsection (i) of section 23.55 provides that “[t]he use of land does not change for purposes of [imposition of the rollback taxes] solely because the owner of the land claims it as part of his residence homestead for purpose of section 11.13 [the residence homestead exemption] of this code.” Tex. Tax Code Ann. § 23.55(i). Thus, Francis argues that if the “use” of the open-space land does not change when the residence homestead exemption is claimed on the open-space land, then the use is still principally agricultural, and the open-space land is still qualified to be open-space land and to receive the open-space land valuation. Francis contends that to hold that qualified open-space land may not subsequently and simultaneously be claimed as part of a residence homestead would render subsection (i) meaningless, in contravention of the rule of statutory construction requiring that every provision of a statute be given effect. Compare id. § 23.55(i) (stating that use of land does not change for purposes of imposition of the rollback taxes solely because the owner of the land claims it as part of his residence homestead), with § 23.9807 (West 2008) (not containing a no-change-in-use clause when land appraised as restricted-use timber land is claimed as a residence homestead under section 11.13 of the property code). Again, we are compelled to agree with this contention. See, e.g., City of Boerne, 111 S.W.3d at 29 (requiring us to read the tax code as a whole and to interpret it to give effect to every sentence, clause, and word so that no part is rendered superfluous). PCAD presents three main arguments in support of its position that the three-acre tract is not entitled to simultaneously receive a residence homestead exemption and open-space land valuation. First, PCAD argues that only one “use” of the land is possible under the tax code; that open-space land agricultural use is incompatible with residence homestead use; and that section 23.55(i) means only that no rollback tax is imposed, not that there is not a change in use. We address these contentions in turn. PCAD relies upon section 11.13(k) for the proposition that only one use of land is allowed under the tax code and for the proposition that open-space land valuation is incompatible with residential use. See Tex. Tax Code Ann. § 11.13(k). That section provides that [a] qualified residential structure does not lose its character as a residence homestead if a portion of the structure is rented to another or is used primarily for other purposes that are incompatible with the owner's residential use of the structure. However, the amount of any residence homestead exemption does not apply to the value of that portion of the structure that is used primarily for other purposes that are incompatible with the owner's residential use. Id. Case law establishes that when a person claiming a residence homestead exemption uses a portion of his residential structure for nonresidential purposes, such as running a law office from home, the amount of any residence homestead exemption does not apply to the value of that portion of the structure used for the nonresidential purpose, such as a law office. See, e.g., Harris Cnty. Appraisal Dist. v. Nunu, No. 14–08–00528–CV, 2009 WL 2620732, at *6–7 (Tex.App.-Houston [14th Dist.] 2009, pet. denied) (holding that taxing authority correctly revoked twelve percent of Nunu's residence homestead exemption to reflect that portion of the subject property was being used as a law office). But we have located, and PCAD has cited, no authority applying section 11.13(k) to land that is part of a residence homestead as opposed to a residential structure; instead, plain language of this subsection makes it applicable only to a “qualified residential structure” as opposed to land. Likewise, PCAD has cited, and we have located, no authority for the proposition that land may not be used as a residence homestead and also be used principally for agricultural use so as to qualify as open-space land.6 Section 23.55(i) provides the contrary; a parcel of land qualifying for open-space land valuation does not undergo a change in use when it is claimed as part of a residence homestead. Tex. Tax Code Ann. § 23.55(i); see also Resolution Trust Corp., 926 S.W.2d at 800 (explaining that a change in use for purposes of triggering rollback taxes requires “the cessation of agricultural use of the property”). Instead, so long as the use of the qualified open-space land remains principally (not exclusively) agricultural, no change of use occurs solely because the landowner also claims the land as part of his residence homestead exemption. Tex. Tax Code Ann. § 23.55(i). PCAD also asserts that Francis's construction of section 23.55(i) thwarts legislative intent to impose a tax penalty upon landowners for taking property out of agricultural production. PCAD contends that the rollback tax is assessed when the landowner stops using the land for agricultural purposes in order to recapture the taxes the owner would have paid had the property been taxed at market value for each year covered by the rollback. See Resolution Trust Corp., 926 S.W.2d at 800. We agree with PCAD; but here, Francis did not take his property out of agricultural production in 2010 or 2011. To the contrary, the stipulated facts and evidence before the trial court established that the three-acre tract qualified for the open-space land valuation throughout 2010 and 2011 because it was used principally for agricultural use. Moreover, the plain language of section 23.55(i) makes it clear that the legislative intent—at least with regard to having landowners obtain open-space land valuation of property that they subsequently may desire to claim as their residence homestead—was to encourage such landowners by specifically providing that for purposes of rollback taxes, the use of open-space land did not change solely because the landowner now claimed it as part of his residence homestead. Tex. Tax Code Ann. § 23.55(i). Applying a de novo standard of review to determine whether the trial court correctly applied the law to the stipulated facts, relying on the plain meaning of the tax code provisions set forth and discussed above, presuming that the legislature selected the language in these tax code provisions with care and that every word or phrase was used with a purpose in mind, and reading the tax code as a whole, we hold that based on the stipulated facts before us, Francis's three-acre tract of real property qualified for both the residence homestead exemption and the open-space land valuation for the years 2010 and 2011. Accordingly, we overrule PCAD's first point. VI. Conclusion Having addressed and overruled the two points presented by PCAD that are reviewable in this appeal, we affirm the trial court's judgment.
0
0
7
No Bee Left Behind
Jan 22, 2021
In Beekeeping Associations
The goal of the Harris County Beekeeping Association is to "provide beekeeping education and networking opportunities for individuals and families enthusiastic about honeybees and beekeeping." This organization meets monthly at 7:00 on the 4th Tuesday of each month. Not sure if the meetings are happing in person or are virtual for 2021. This organization is known for having full hives for sale through a commercial beekeeper operation and once as year members can place an order at discounted prices for pickup at Lovelady, TX. This organization is also know for providing a list of honey bee removers who work in the area. The Harris County Beekeepers Association relies upon membership support and requires a yearly modest, dues amount of $20 per individual and $25 per family. A link to Harris County Beekeeping Association can be found below. http://www.harriscountybeekeepers.org/home.html A link to the Harris County Bee Removal List can be found below. Harris County Beekeeping Association 5001 W. Oak Avenue Pasadena, TX 77504
0
0
9
No Bee Left Behind
Jan 22, 2021
In Beekeeping Education
The American Bee Journal first established in January 1861, has a wealth of information that beekeepers have learned along the way. This piece of American publication is available online and in paper form and is a great resource to use to stay up to date in the beekeeping/honey industry. https://americanbeejournal.com/
0
0
20
No Bee Left Behind
Jan 22, 2021
In Ag Exemption & Beekeeping Laws
As with every county you will want to call and check to verify what you are looking at online is, indeed what the actual requirements are per the appraisal district's mouth. The appraisal district may change chief appraiser like what recently happened in Waller County a few years back, and the rules for qualifying for an Ag Exemption may change year-to-year and especially vary county-to-county. Most appraisal districts will ask that you apply for your Ag-Exemption the year you start keeping bees, knowing it takes 5 years to obtain the exemption. The districts may as you to apply for the exemption in order to "get denied" but during that process the county obtains official records from you the landowner and inputs these documents into their system. This is key, should requirements for the Ag-Exemption change during the 5 year period or the district gets a new chief appraiser who interprets the rules differently than the previous chief appraiser and make changes to degree of intensity requirement. The degree of intensity is applied to all agriculture exemptions, this number determined by the appraisal district, states how many cows you need in a pasture, how much cotton planted in a field, and how many bee hives needed to qualify for the exemption. Please follow the link below for the degree of intensity. http://lavacacad.com/data/_uploaded/file/taxinfo/2020%20ag%20use%20guidelines.pdf Lavaca County Central Appraisal District Bee Guidelines: Acreage Requirements (Set by HB 2049) A minimum of 5 acres and a maximum of 20 acres are eligible to qualify for beekeeping as an agricultural use. Degree of Intensity (Number of hives per acre) Minimum of 6 mainframe hives at 5 acres. 1 additional mainframe hive for every additional 2.5 acres. Maximum of 12mainframe hives at 20 acres. Example: A property owner has 14.5 acres being used for beekeeping. How many hives are needed to qualify? First 5 acres 6 hives Additional 7.5 acres 3 hives Remaining 2 acres 0 hives Total hives required 9 hives Additional Information Bees can be used to establish history. Hives must be maintained and kept alive. The district will grant agricultural use on the total acreage, not just the area where the hives sit on a maximum of 20 acres. Lavaca CAD 908 N. Glendale St. Hallettsville, TX 77964-0386 (361) 798-4396
0
0
192
No Bee Left Behind
Jan 22, 2021
In Ag Exemption & Beekeeping Laws
As with every county you will want to call and check to verify what you are looking at online is, indeed what the actual requirements are per the appraisal district's mouth. The appraisal district may change chief appraiser like what recently happened in Waller County a few years back, and the rules for qualifying for an Ag Exemption may change year-to-year and especially vary county-to-county. Most appraisal districts will ask that you apply for your Ag-Exemption the year you start keeping bees, knowing it takes 5 years to obtain the exemption. The districts may as you to apply for the exemption in order to "get denied" but during that process the county obtains official records from you the landowner and inputs these documents into their system. This is key, should requirements for the Ag-Exemption change during the 5 year period or the district gets a new chief appraiser who interprets the rules differently than the previous chief appraiser and make changes to degree of intensity requirement. The degree of intensity is applied to all agriculture exemptions, this number determined by the appraisal district, states how many cows you need in a pasture, how much cotton planted in a field, and how many bee hives needed to qualify for the exemption. Please follow the link below on page 12 for the degree of intensity and below. http://www.coloradocad.org/data/_uploaded/file/AG/CCAD%20Ag%20Guidelines%20v1.2020.pdf "Bee/Honey – This operation involves the placing of hives in order for the honeybee to produce honeycomb. This honeycomb is processed into pure honey food product for human consumption. The hives are placed in groups in an open pasture. A minimum of six (6) mainframe hives to be placed on the minimum five (5) acres. A minimum of twelve (12) mainframe hives to be placed on the maximum (20) acres." Colorado CAD 106 Cardinal Lane Columbus, TX 78934 (979)732.8222
0
0
53
No Bee Left Behind
Jan 22, 2021
In Texas Apiary Inspection
The Texas Apiary Inspection Services regulates honey bees in Texas much like how The Texas Parks and Wildlife regulates the hunting and fishing regulations of Texas. The spread foulbrood at the time led to the and the first Chief Foulbrood Inspector of Texas took office in College Station in 1920, by the name of C.S. Rude. The current chief inspector is Mary Reed her contact information can be found below, she also oversees The Texas Master Beekeeping Program. Please post information in this section about the Texas Apiary Inspection Services. Mary Reed Chief Apiary Inspector Texas Apiary Inspection Service 2475 TAMU College Station, TX 77843-2475 Ph: (979) 845-9713 Fax: (979) 845-0983 mary.reed@tamu.edu
0
0
17
No Bee Left Behind
Jan 22, 2021
In Beekeeping Education
The Texas Master Beekeeper Program (TMBP) is an educational program designed to increase the knowledge and skill level of participating beekeepers. The program is a five-year (minimum) beekeeper training and certification program provided by the Texas Apiary Inspection Service in association with the Texas Beekeepers Association. Anyone from the general public or beekeepers from the program may post under this section. To request a speaker at your school/event/zoom meeting please sign in real quick and create an ad under this section. Many beekeepers in the Texas Master Beekeeping Program are seeking Public Service Credits in order to advance in the program. Speaking at a Boy Scout Meeting, giving a presentation to non-beekeepers such as a school or event, and even volunteering time at the bee booth at The Houston Livestock Show and Rodeo meet the program requirement. If you are seeking public service credits, please post an ad under this section expressing your wish to speak at an event near you. This is a place to share opinions about the program. To become part of the Texas Master Beekeeping Program or to join their email list, please follow the link below. Texas Apiary Inspection Service 2475 TAMU College Station, TX 77843 (979) 845-0983 tais@tamu.edu
0
0
20
No Bee Left Behind
Jan 22, 2021
In Ag Exemption & Beekeeping Laws
As with every county you will want to call and check to verify what you are looking at online is, indeed what the actual requirements are per the appraisal district's mouth. The appraisal district may change chief appraiser like what recently happened in Waller County a few years back, and the rules for qualifying for an Ag Exemption may change year-to-year and especially vary county-to-county. Most appraisal districts will ask that you apply for your Ag-Exemption the year you start keeping bees, knowing it takes 5 years to obtain the exemption. The districts may ask you to apply for the exemption in order to "get denied" but during that process the county obtains official records from you the landowner and inputs these documents into their system. This is key, should requirements for the Ag-Exemption change during the 5 year period or the district gets a new chief appraiser who interprets the rules differently than the previous chief appraiser and make changes to degree of intensity requirement. The degree of intensity is applied to all agriculture exemptions, this number determined by the appraisal district, states how many cows you need in a pasture, how much cotton planted in a field, and how many bee hives needed to qualify for the exemption. Please follow the link below for the degree of intensity. https://www.austincad.org/wp-content/uploads/2019/03/AG-GUIDELINES-2019.pdf Beekeeping: Number of Acres Number of Hives 5 6 6-10 7 11-12 8 13-14 9 15-16 10 17-18 11 18-19 20 Austin CAD 906 E. Amelia St. Bellville, TX 77418 (979)865-9124
0
1
58
No Bee Left Behind
Jan 22, 2021
In Ag Exemption & Beekeeping Laws
As with every county you will want to call and check to verify what you are looking at online is, indeed what the actual requirements are per the appraisal district's mouth. The appraisal district may change chief appraiser like what recently happened in Waller County a few years back, and the rules for qualifying for an Ag Exemption may change year-to-year and especially vary county-to-county. Most appraisal districts will ask that you apply for your Ag-Exemption the year you start keeping bees, knowing it takes 5 years to obtain the exemption. The districts may as you to apply for the exemption in order to "get denied" but during that process the county obtains official records from you the landowner and inputs these documents into their system. This is key, should requirements for the Ag-Exemption change during the 5 year period or the district gets a new chief appraiser who interprets the rules differently than the previous chief appraiser and make changes to degree of intensity requirement. The degree of intensity is applied to all agriculture exemptions, this number determined by the appraisal district, states how many cows you need in a pasture, how much cotton planted in a field, and how many bee hives needed to qualify for the exemption. Please follow the link below for the degree of intensity. http://www.waller-cad.org/PDF/AGRICULTURAL%20DEGREE%20OF%20INTENSITY.pdf BEES Min. 5-8 ACTIVE HIVES Must be on a minimum of five (5) acres or a maximum of twenty (20) acres, including homesite. Property must have been previously in a agricultural process Waller CAD 900 13th Street Hempstead, TX 77445 (979)921-0060
0
0
134
No Bee Left Behind
Jan 22, 2021
In Ag Exemption & Beekeeping Laws
As with every county you will want to call and check to verify what you are looking at online is, indeed what the actual requirements are per the appraisal district's mouth. The appraisal district may change chief appraiser like what recently happened in Waller County a few years back, and the rules for qualifying for an Ag Exemption may change year-to-year and especially vary county-to-county. Most appraisal districts will ask that you apply for your Ag-Exemption the year you start keeping bees, knowing it takes 5 years to obtain the exemption. The districts may ask you to apply for the exemption in order to "get denied" but during that process the county obtains official records from you the landowner and inputs these documents into their system. This is key, should requirements for the Ag-Exemption change during the 5 year period or the district gets a new chief appraiser who interprets the rules differently than the previous chief appraiser and make changes to degree of intensity requirement. The degree of intensity is applied to all agriculture exemptions, this number determined by the appraisal district, states how many cows you need in a pasture, how much cotton planted in a field, and how many bee hives needed to qualify for the exemption. Please follow the link below for the degree of intensity. https://hcad.org/hcad-resources/hcad-agriculture-property/hcad-agricultural-timber-land/ Bee Keeping 6 hives 5-20 acs Cannot qualify ac > 20 acs. HCAD 13013 Northwest Freeway Houston, TX 77040-6305 (713) 957-7800
0
0
411
No Bee Left Behind
Jan 22, 2021
In Queen Bees & Breeders
R Weavers have a long history of keeping bees in Texas and are relatives of the Bee Weavers. Please feel free to discuss anything about this vendor here. This vendor is know for having queens for sale, bees, and much more. Unlike their relatives this organization does not tout treatment free beekeeping practices, but none the less, they are recognized as producing great quality bees. Please follow the link: https://www.rweaver.com/ R Weaver Apiaries, Inc. 16495 C. R. 319 Navasota, TX 77868
0
0
12
No Bee Left Behind
Jan 22, 2021
In Beekeeping Supplies & Vendors
R Weavers have a long history of keeping bees in Texas and are relatives of the Bee Weavers. Please feel free to discuss anything about this vendor here. This vendor is know for having queens for sale, bees, and much more. Unlike their relatives this organization does not tout treatment free beekeeping practices, but none the less, they are recognized as producing great quality bees. Please follow the link: https://www.rweaver.com/ R Weaver Apiaries, Inc. 16495 C. R. 319 Navasota, TX 77868
0
0
6
No Bee Left Behind
Jan 22, 2021
In Queen Bees & Breeders
This guy's name is Pat and I have met him a couple times. He has giant selection of used commercial equipment at reasonable prices and is also know for having mated queen for sale $30. This guys has a little bit of everything... Please forward your text or questions to Nine36 five 22 six 00 eight -Good Luck!
0
0
15
No Bee Left Behind
Jan 22, 2021
In Queen Bees & Breeders
This vendor is an authorized Mann Lake Dealer and has a complete beekeeping store of equipment, located in Seguin, TX. Please feel free to discuss anything about this vendor here. This vendor is know for having queens for sale, bees, classes and much more. Please follow the link: https://gretchenbeeranch.com/index.html Gretchen Bee Ranch 2745 W. Kingsbury, Seguin, TX 78155
0
0
12
No Bee Left Behind
Jan 22, 2021
In Queen Bees & Breeders
A Texas favorite and nationally recognized queen breeder, beekeeping operation in Navasota, TX. This organization has a long history of keeping bees in Texas and touts its chemical free approach to rearing bees! Please feel free to discuss anything about this vendor here. This vendor is know for having queens for sale, bees, classes and much more. Please follow the link: https://beeweaver.com/ Click on the following link to here the romantic tale of how their organization was born! See what life was like in the historic past of Texas beekeeping with an old picture from their organization posted on Instagram and follow them directly! Bee Weaver 16481 C.R. 319 Navasota, TX 77868
0
0
7
No Bee Left Behind
Jan 22, 2021
In Beekeeping Supplies & Vendors
This vendor is an authorized Mann Lake and Bettebee dealer. This is a complete beekeeping store of equipment, located in Willis, TX. Please feel free to discuss anything about this vendor here. This vendor is know for having queens for sale, bees, and much more. Please follow the link: https://www.wcapiary.com/ Winding Creek Apiary and Bee Supply Store 11680 Post Oak Rd Willis, TX 77318
0
0
15
No Bee Left Behind
Jan 22, 2021
In Beekeeping Supplies & Vendors
Congratulations, to Texas Bee Supply, a brand new beekeeping supply store in close proximity to Houston, TX! I have yet to have the chance to check out this store, but I imagine they have everything you could want as a beekeeper, and similar to Dadant or Mann Lake in selection and prices. It is great news to have a new healthy competitor in the beekeeping supply market, especially after the sudden and quick disappearance of Brushy Mountain a few years back. Please post your discussions here. Texas Bee Supply 351 County Road 6243 Dayton, TX 77535
0
0
20
No Bee Left Behind
Jan 22, 2021
In Beekeeping Supplies & Vendors
This guy's name is Pat and I have met him a couple times. He has giant selection of used commercial equipment at reasonable prices and is also know for having mated queen for sale $30. This guys has a little bit of everything... Please forward your text or questions to Nine36 five 22 six 00 eight -Good Luck!
0
0
10
No Bee Left Behind
Jan 22, 2021
In Beekeeping Supplies & Vendors
This vendor is an authorized Mann Lake Dealer and I am unsure of how complete the beekeeping selection is... Please feel free to discuss anything about this vendor here. This vendor is know for having beekeeping equipment for sale. Please follow the link: Henderson Feed & Supply 101 E Davis St. Conroe, TX 77301
0
0
12

No Bee Left Behind

Admin
More actions
bottom of page