Homestead mailing list

[bob ford <bobford79 AT yahoo.com>]

This topic was brought up recently by another list member.  I know nothing 
concerning the subject except for what I have read, and a couple of 
acquaintances who have (and one is) lived in this type communtiy.  I like 
Countryside magazines.  Some communities in this article are mentiopned by 
name and place , maybe VA, MO, NC ?, I don't remmeber.

This is actually last month's issue, I just received this months in the mail. 
 There are a couple of letters to the editor about TN, one specifically about 
the Mountains of N.E. TN, and being lied to about the land, and being sued.  
Probably neighbors with one of several people on the list who live near the 
Blue Ridge Mtn.s  (they stayed and like the people , now, but are still 
p*ssed about being cheatesd; it is a funny and educational letter).

Anyway................... 


---------------------------------------------------------------------

 The greenhorn's guide to homesteading 

This land is your land; this land is our land 



      What's the matter, Greenhorn? We know; you want to move to the country 
and live a simple, sustainable life. You'd do it tomorrow. Heck, you'd pack 
your bags and leave today. There's just one problem. You don't have two 
pennies to rub together. The only things in your pockets are your hands. You 
don't have a pot to.... 
      
We get the picture. 

Here's your first lesson in homesteading: Never, ever, let the lack of funds 
get in the way of your dreams. There are plenty of homesteading options for 
greenhorns who find themselves with more gumption than gold. Let's have a 
look. 

The greenhorn's guide to homesteading 
This land is your land; this land is our land 

By Jerri Cook 
Countryside Staff  


Intentional communities
The term might be new, but intentional communities have been around since the 
dawn of time. The Garden of Eden was the first intentional community: a 
community created for a specific purpose. Throughout the ages, mankind has 
consistently immersed itself in community, forming clans, tribes and 
eventually nations. 

In recent decades, urbanization, touted as the most beneficial model of 
community, has lost its appeal. The city-weary are pouring into rural areas, 
or at least the ones who can afford to are. This shift isn't exclusive to the 
United States; it's a global phenomenon, spurring speculation from befuddled 
city developers the world over: Where's everyone going? 
Julie and Andy run Yellowroot Farm at Earthaven Ecovillage. 
 

According to the International Economic Development Council, rural America 
includes 2,300 counties and 55 million people, and the numbers are growing. 
The exploding rural population is driving the price of rural property far 
beyond the reach of the average person. The Office of Federal Housing 
Oversight found that rural housing prices rose by as much as 59% in the 90s, 
far out-pacing urban prices. In fact, as the value of urban homes continues 
to dive in the current market, rural property is holding its value. 

Those who want to move to the country, but are hampered by the high price of 
land, can form or join an intentional rural community. Most intentional rural 
communities are financially structured as 501(c)(3) non-profit corporations 
or income-sharing 501(d) nonprofit organizations. It's a simple concept: the 
more people that contribute to the purchase, the more land the group can 
afford because large parcels cost less per acre than small parcels. 

Non-profitorganizations
Religious, social, educational, environmental and other non-political groups 
can form a 501(c)(3) nonprofit corporation or a 501(d) organization to buy 
land. With a 501(c)(3) the property is owned by the organization, but can be 
leased or sold to individuals. Donations to 501(c)(3) organizations are tax 
deductible, and most of these groups actively engage in fundraising. 
Organizations with 501(c)(3) status are exempted from paying taxes; the 
group's political activities are also constrained by this status. 

With a 501(d) income-sharing nonprofit organization, the land is owned by the 
association; it can't be leased or sold to individuals. To maintain their 
501(d) status, the community must have a common bank account. Unlike the 
501(c)(3) status, however, income-sharing communities are free to engage in 
any political activity they choose. Donations to 501(d) organizations are not 
deductible and these organizations do not enjoy a tax-exempt status. 

Without a doubt, one of the biggest advantages of forming a nonprofit 
organization (NPO) is access to free government money. In the United States, 
most government grants are awarded to NPOs. Government grants are available 
to help nonprofits with everything from buying land to growing alternative 
crops. Nonprofit intentional rural communities can get grants to educate the 
public, build wildlife habitat and develop alternative energy sources. For a 
complete list of government grants visit www.grants.gov and the Catalog for 
Domestic Federal Assistance at www.cfda.gov. 

The rules for establishing nonprofit organizations vary from state to state. 
There are, however, a few things that groups seeking U.S. nonprofit status 
must do regardless of where they are located. According to the Foundation 
Center, an organization dedicated to strengthening the nonprofit sector, 
there are 12 steps in forming a NPO: 

1. File the certificate of incorporation with the proper state agency 

2. Select individuals to serve on the board of directors 

3. Develop vision and mission statements 

4. Establish bylaws and board policies 

5. Obtain an employer identification number (EIN) 
Acorn Community garden 
 

6. Open a bank account and establish check signing procedures 

7. File for federal tax exemption 

8. Follow state and local nonprofit regulations 

9. Find office space and obtain office equipment 

10. Recruit staff and prepare a personnel manual 

11. Establish a payroll system and procure necessary insurance coverage 

12. Develop an overall fundraising plan 

For a complete tutorial on forming nonprofit organizations, visit the 
Foundation Center at www.foundationcenter.org or contact a legal professional 
who specializes in nonprofits. 

An income-sharing 501(d) nonprofit community

Founded in 1993, The Acorn Community is a 501(d) income-sharing community in 
the heart of Central Virginia. Members of the community, 12 adults (ages 
20-60) and four children, share possessions, income, work and living space on 
72 acres of certified organic farmland along the South Anna River. The 
community sustains itself through two successful businesses: Southern 
Exposure Seed Exchange (SESE) and a tin art business. 

The group is committed to saving heirloom seed, "We want to preserve genetic 
diversity," says Ira Wallace, one of the founding members. "We work to make 
people aware of the potential risk of genetically modified organisms. You 
can't even add food coloring without more research than has been done on 
genetically modified food." 

The Southern Exposure Seed Exchange sells certified organic heirloom seed 
grown by the Acorn Community. Members harvest, package and ship the seeds. To 
view their extensive catalog online, visit www.southernexposure.com or write 
to SESE, PO Box 460, Mineral, VA 23117. 

Members make and sell candleholders, lanterns and plant holders crafted from 
recycled tin cans that neighbors in the larger community save for them. 

Rod Rylander's Hobbit House 
 

Each member/family has their own room, but they share common spaces and 
possessions. If a member has something they don't want to share, they must 
keep it in their room or store it off the premises. "We don't mind if someone 
stores something that they don't want to share some place else while they're 
here," says Ira Wallace. "But if they bring it here, they have to share it 
with everyone." 

Decisions are made by consensus; everyone has an equal say. According to Ira, 
"When you only have 12 members, it's easier to be more direct with everyone. 
Although, sometimes having someone designated to make decisions works well." 

The Acorn Community isn't religion specific, as are some intentional rural 
communities, but they do have a dietary requirement. All members of Acorn 
Community are vegetarians. 

The group is accepting new interns and members; as with most income-sharing 
communities, there is no cost to join and no application fee. To learn more 
visit their website at www.acorncommunity.org or call them at 540-894-0595. 

A 501(c)(3) non-profit corporation community

Earthaven Ecovillage is an intentional rural community dedicated to the 
principles of sustainability. Like all ecovillages, Earthaven requires 
members to use natural resources wisely and in a way that shows respect for 
the Earth and other people. Located 40 minutes southeast of Asheville, North 
Carolina, on 320 acres of winding valleys and rising forest, Earthaven is 
home to some 60 families, living in a variety of homes built from a variety 
of affordable alternative materials. 

When Earthaven member Rod Rylander built his Hobbit House, he did so with 
both sustainability and affordability in mind. Constructed of hand-pressed 
bricks, cordwood and heavy wooden beams that support a living roof, the home 
is sturdy and quite functional. "I have a garden on my roof," says Rod, "now 
that's something." 

Rod's home is completely off-grid, powered by photovoltaic panels that 
provide all of his electrical needs. According to Rod, one hour of sunlight a 
day is all he needs to power his home. 

Earthaven is not an income-sharing community, but members do have financial 
obligations to the organization. Supporting members, those who are 
considering full membership at Earthaven, pay an annual fee of $120-$200, 
depending on their income level. Upon becoming full members, newcomers pay a 
one-time, nonrefundable fee of $4,000 which can often be paid in installments 
while in the provisional membership phase. 

Full members and provisional members can rent a hut in the community's Hut 
Hamlet or rent rooms from other members. Full members can also lease a site 
from the organization. The cost for a 99-year, renewable, transferable lease 
from Earthaven is $12,000-$20,000. Members have the option of paying the full 
cost when they join, paying half when they join and making payments on the 
balance, or foregoing a lease for five years and making monthly payments of 
at least $100 to an Earthaven savings plan. After five years, the lease is 
granted. There are also annual fees and assessments of approximately $450, 
along with state and local taxes. 

Earthaven encourages the use of alternative, earth-friendly materials when 
building homes. They have a good working relationship with the county 
inspectors, who wholeheartedly support the use of straw bales, cordwood and 
other inexpensive natural building materials as long as the community can 
demonstrate that the material is safe. Because of this, building a home at 
Earthaven can cost as little as a couple of thousands of dollars all the way 
up to hundreds of thousands. Each member's needs and resources are different. 

All members must provide their own off-grid power or go without electricity. 
This adds to the price of new construction. 

Earthaven has several internships available and is seeking new members. For 
more information visit their website www.earthaven.org or call them at 
828-669-3937. 

Living cooperatively

Diana Leafe Christian, Earthaven member and author of Creating a Life 
Together: Practical Tools to Grow an Intentional Community and Finding 
Community, stresses that living in a community can be a life-enriching 
experience; it can also be difficult and defeating. For the experience to be 
rewarding, the prospective new member must do some soul searching. "You have 
to be willing to see yourself as you really are," she says. "You need to be 
open to new experiences and be willing to live cooperatively. You have to 
find a balance between the group's goals and your own. You have to view both 
as important." 

The first and foremost indicator of success or failure in a community is a 
sense of higher purpose. "You have to be willing to serve and contribute to 
something larger than yourself. You have to be willing to pitch in and work." 
 
 

Ira Wallace agrees. "If you're the kind of person who is active in your 
community and volunteers, then you'll do fine at Acorn." 

Patience and flexibility are central to a positive experience in community. 
"Planning and decision making take longer when everyone is working 
cooperatively," says Ms. Christian. "You have to be willing to listen to 
everyone's ideas. It can take a lot of time. You have to be willing to abide 
by the agreements of the community." 

If you think you might be the sort of person who would benefit from the 
social and financial structure of an intentional community, you can form a 
new community with friends or you can join an existing community. "It's a 
fundamental choice," says Laird Schaub, the director of the Fellowship for 
Intentional Community (FIC) and publisher of Communities magazine. "Do you 
want to start one or join one? Often, communities are started because the 
founders want to control the direction, but I would encourage people to 
consider joining as a first choice. That way, they can get a feel for the 
structure and dynamics, and it's not just a mental exercise." 

The FIC has a directory of over 1,000 intentional communities in the U.S. and 
other countries available for free on the Internet at www.ic.org. A print 
version is available for $24 by calling 800-995-8342. Communities are listed 
by location and type. Laird estimates that two-thirds of them are rural 
communities. 

When researching intentional communities that you might be interested in 
joining, it's important to make sure that their mission or purpose is 
compatible with yours. Many communities are religion specific with 
traditional gender roles; others have a more counter-culture feel with 
different social boundaries. Some communities don't allow pets or children. 
Some are gender or orientation specific. "There's no sense visiting a 
community if you have huge differences with their culture," stresses Diana 
Christian. "You need to understand the difference between income-sharing and 
non income-sharing structures. 

Look for communities in the region with a climate best suited for your needs. 
Understand your own financial situation. Ask yourself, ‘Can I afford to join; 
can I afford to live in the area; how will I earn a living; and what will I 
contribute to the group?' Answer these questions and you'll be off to a good 
start. 

"Contact a community you are interested in and plan a tour or a weekend 
visit. Don't just show up. Bring gloves and work clothes and plan to pitch 
in. Know the rules of the community and follow them to the letter. Remember, 
you are a guest in these people's home. Always ask if it is a good time to 
ask a question. It's better to ask, ‘Is now a good time to ask about your 
financial structure?' than to start an awkward conversation at an inopportune 
moment." 

Getting to know people in a community takes time, especially for couples and 
families. "You have to get to know each member as an individual, including 
the children," explains Ira Wallace, "it takes longer with families because 
the dynamic is different." Most communities require people to visit several 
times before considering them for membership. 

Thinking it over
Intentional communities offer some interesting options for people eager to 
embark on their first homestead adventure, but before you go running off 
willy-nilly into the countryside you need to do some research. If you don't 
fully understand what you're getting into, the consequences can be 
disastrous. Just look what happened to the first two members of the first 
intentional community; they couldn't live up to the community's expectations 
and got themselves thrown out of the Garden. Things haven't been the same 
since. 

Until next time... 

http://www.countrysidemag.com/issues/92/92-6/greenhorns_guide_to_homesteading.html