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. inconsistent commodity prices, reduced farm price support payments, and increasing costs of production. In 1995 and early 1996 the livestock industry suffered due to low cattle prices and high costs of feed grains. The crop production and income was poor in 1995 and average in 1996, From 1997 through operating year 2001, grain prices remained low with the only strength being shown in the livestock industry. Though 2002 and into early 2003, a sever drought has emerged creating low crop yields, difficulties in irrigation, loss of dryland crops, and a severe reduction in the livestock numbers for the area. Non-agricultural factors continue to be the bright spot in the economy of the area today, Sterling has become a hub for trade and commerce for the area with increased population due to the location of the Department of Corrections facility at Sterling and the increasing number of businesses and residences in the area. Farmers and rancher from the front range agricultural areas, continue to move to the eastern plains as the demand for their lands for development, make it impossible to reject the high prices being offered. This creates a strength in the local agricultural market that might not otherwise exist. The residential market also continues to be a strength for small hobby farm properties located within 15 to 20 miles of Sterling. . VIII(b). NEIGHBORHOOD ANALYSIS & TRENDS: The subject property is located approximately 2 to 3 miles East of the Iliff exit between County Gravel Road #385 and Interstate #76. Access to the property is by Trail Roads along Section Lines and via County Gravel Road #385. The general neighborhood can best be described as sprikler irrigated and flood irrigated farms, dryland farms, and sandhills cattle ranches with small rural residential properties intermixed throughout the neighborhood. Grains being produced on the farms, are purchased by feedlots and hog facilities in the area, Major amounts of grain are shipped via railroad and grain trucks to other areas of the country. Most of the lands in the immediate area of the subject, are in sandhills grass when not being sprinkler irrigated. The farms and ranches in the area are typically owned and operated by individuals or small family partnerships and corporations. Though hunting of wild game is typical on many of these farms and ranches, owners of the properties normally do not charge for the use of their lands for this purpose. Therefore, no significant recreation influence is noted in the market for farms and ranches though some small parcels lying next to the river with warm water sloughs, have been purchased specifically for hunting and the market reflects this in those particular properties, Electric power and telephone service are provided to this area and rural sewage disposal is handled by septic tanks. Domestic water and livestock water is mostly provided by wells; however, some properties in the area do have live springs or earthen dams for livestock. Trends: The neighborhood is best characterized by irrigated crop, dry crop, and hobby farm type residential properties. The county and the surrounding rural communities had experienced a decline in population prior to the announcement of the Department of Corrections facility in 1995, Over the past 8 years, Sterling has become a hub for commerce for this area of Logan County as well as many of the surrounding counties and communities. There have also been an influx of farmers from the front range areas who have sold off their land for development who are moving to this area and purchasing land for reinvestment as well as an increased demand for small rural residential sites due to the increase in population. . NIENHUSER APPRAISAL - 11 -