Everlyn Farms

Subdivision Process

1. Hire a licensed surveyor to create a subdivision plat with exact boundaries for each parcel
2. Submit plat to Polk County for approval (check if a simple lot split or full subdivision plat is required -- under 4 lots in rural MO is often a simple split)
3. Record the plat with the Polk County Recorder of Deeds
4. Each parcel gets its own legal description and tax ID
5. Sell Parcels 2 and 3 to Renn & Vanessa and Ciarra at agreed-upon prices with proper purchase agreements

Why a Trust?

• Probate avoidance: Assets in the trust pass directly to beneficiaries without court proceedings -- faster, cheaper, and private.
• Control: The trust owns Everlyn Farms LLC, so Dave & Kami retain full control of all farm operations and land decisions.
• Asset protection: Combined with the LLC, creates a two-layer shield between personal liability and farm operations.
• Succession: If something happens to Dave & Kami, the trust document spells out exactly who inherits the farm and how it's managed.
• ROFR enforcement: The trust holds the right of first refusal on Parcels 2 and 3, ensuring the land recovery provisions survive regardless of individual circumstances.

Employee Structure

Renn, Vanessa, Ciarra, and Ciarra's older kids can be hired as W-2 employees of Everlyn Farms LLC. This provides several advantages:

• Tax deduction: Wages paid to family employees are a deductible farm expense on Schedule F, reducing the farm's taxable income.
• Clean relationship: No ambiguity about who owns the farm -- the Trust owns the LLC. Employees contribute labor and receive pay.
• Payroll benefits: Employees can contribute to IRAs or be enrolled in a SIMPLE IRA plan through the LLC. Farm employees under 18 (Ciarra's kids) are exempt from FICA taxes if employed by a parent's sole proprietorship -- check if this applies through an LLC.
• No exit complications: If someone leaves, they stop being an employee. No buy-out, no membership interest disputes. They keep their residential parcel (subject to ROFR/buy-back terms).

Operating Agreement Must Cover

• Sole member: Perez Family Trust is the only member
• Management: Dave Perez as managing member/manager, with Kami as successor manager
• Capital contributions: Initial investment from Trust assets
• Shared infrastructure expenses: How well pump, road, power, and comm costs are allocated between the LLC and residential parcels
• Employee policies: Pay rates, responsibilities, seasonal vs. year-round work
• Dissolution provisions: What happens if the LLC is wound down
• Succession: Trust document controls what happens to the LLC if Dave & Kami pass away or become incapacitated

Since the residential parcels are carved out of a larger property, you need recorded easements for shared infrastructure:

These easements must be recorded with the deed for each parcel. They run with the land, meaning they survive even if a parcel is sold to someone outside the family. This protects everyone.

Shared Infrastructure (Split 3 Ways Unless Otherwise Agreed)

Document this in the LLC operating agreement or a separate shared services agreement. Include a method for collecting payments (quarterly invoicing, shared checking account, etc.) and a process for handling disputes.

Farm bureau insurance (Missouri Farm Bureau) is often the best option for combined home + farm coverage. They understand agricultural operations and price accordingly.

Since you're selling residential parcels to family at a favorable price, you need legal mechanisms to recover the land if anyone decides to move. All five provisions below should be included -- they work together as layers of protection. Discuss with your estate attorney and present to all family members before finalizing sales.

1. Right of First Refusal (ROFR)

2. Buy-Back Option at Predetermined Price

3. Deed Restrictions / Restrictive Covenants

4. Ground Lease Option

5. LLC Operating Agreement Controls

ICF costs ~15-25% more than conventional stick-built. The premium pays for itself in energy savings (40-60% less), storm resistance, and 100+ year lifespan.

Renn & Vanessa cover their own trailer and lot costs. Shared infrastructure (well, power trunk) already covered in Phase 1.

• Purchase culvert locally -- typical size for a driveway crossing is 15-18" corrugated metal pipe (CMP) or HDPE, length depends on ditch/stream width
• Clear the asphalt debris currently blocking the stream
• Set the culvert in a gravel bed, backfill with compacted gravel, cap with road base
• Ensure the stream flows freely through the culvert -- do NOT restrict the waterway
• Check with Polk County on any permits for culvert installation at the road

• Purchase locally -- standard 8ft or 12ft cattle guards
• Install at property entrance and at any internal fence line crossings where driveways pass through
• Requires a concrete or timber foundation/vault underneath
• Must be rated for the heaviest vehicle that will cross (loaded hay truck, concrete truck, etc.)

Distribution Plan

• Main panel at power pole -- 400-amp service, feeds all sub-panels
• Run 1: Power pole to Dave & Kami's home site (~800-1,000 ft)
• Run 2: Power pole to Renn & Vanessa's trailer/home site (~1,000-1,200 ft)
• Run 3: Stub to Ciarra's lot boundary (future)
• Run 4: Power to dairy barn (from nearest trunk line)
• Run 5: Power to shop (from nearest trunk line)
• Run 6: Power to comm tower equipment shed

Water System Design

• Well pump pushes water into a main trunk line running south along the driveway
• Each home tees off the trunk with a shutoff valve, check valve, and its own pressure tank + booster pump in a utility room
• Livestock water -- branch lines to frost-free hydrants in grazing and sheep areas. Use heated stock tanks in winter.
• Garden -- frost-free hydrant at garden perimeter for irrigation hookup
• Dairy barn -- dedicated line with hot water heater at the barn (required for cleaning and sanitizing)

• Perc test first -- determines soil absorption rate and system type (conventional, mound, or aerobic)
• Sizing -- based on number of bedrooms per home (Missouri standard)
• Setbacks -- minimum 50 ft from well, 100 ft from stream, 10 ft from property lines, 10 ft from structures
• Drain field -- needs 1,000-3,000 sq ft of undisturbed ground depending on soil type
• Permitting -- Polk County Health Department handles septic permits and inspections

Placement Priorities

1. Downhill from the well (gravity keeps contamination away from water source)
2. 100+ ft from Slagle Creek
3. Away from the pond
4. Not under driveways or future building sites
5. Accessible for pump truck (septic needs pumping every 3-5 years)

Pre-Construction (4-6 weeks)

1. Architectural plans -- Design the 2,500 sq ft, 2-story layout. Include cold storage room, utility room, open floor plan considerations.
2. ICF engineering -- The ICF manufacturer or a structural engineer designs the rebar schedule and bracing plan for the concrete pour.
3. Permits -- Building permit from Polk County. ICF is code-compliant but your builder should verify the local inspector is familiar with it.
4. Site prep -- Final grade building pad, install erosion controls, dig utility trenches.

Foundation (2-3 weeks)

1. If slab-on-grade: Excavate and compact, lay gravel base, install plumbing rough-in (drain lines, water supply), lay vapor barrier, place rebar/mesh, pour 4-6" reinforced concrete slab.
2. If basement: Excavate 8-9 ft deep, pour footings, set ICF forms for basement walls (yes, ICF for basement too), pour walls, waterproof exterior, install French drain system around entire perimeter, lay drain tile to daylight or sump pit, backfill with gravel.

ICF Walls -- First Floor (2-3 weeks)

1. Stack ICF forms on the foundation. Forms interlock. Window and door bucks are set in place.
2. Place rebar vertically and horizontally per engineering specs.
3. Brace walls with turnbuckle bracing to keep them plumb and straight during the pour.
4. Pour concrete in 4-ft lifts. Do NOT pour the full height at once -- the pressure will blow out the forms. Use a concrete pump truck.
5. Let cure 3-7 days minimum before removing bracing.

Second Floor System (1-2 weeks)

1. Install floor system -- Engineered wood I-joists or steel bar joists bearing on the ICF walls. The forms have embedded ledger strips for attaching framing.
2. Deck the floor with 3/4" plywood or OSB subfloor.

ICF Walls -- Second Floor (2-3 weeks)

1. Repeat the ICF stacking, rebar, bracing, and pour process for the second story.
2. Set window and door bucks at this level.

Roof (2-3 weeks)

1. Conventional roof framing -- Trusses or rafters bearing on the top of the ICF walls. The top course of ICF gets a pressure-treated sill plate embedded in the concrete for attaching trusses.
2. Metal roofing recommended for longevity, fire resistance, and rainwater collection potential.
3. Insulation -- Blown-in or spray foam in the attic/roof cavity.

Mechanicals (3-4 weeks)

1. Electrical -- ICF has foam on both sides. Wire runs are chased into the interior foam with a hot knife. Outlet and switch boxes embed in the foam. This is standard ICF practice.
2. Plumbing -- Interior walls (framed conventionally) carry plumbing. Exterior ICF walls should not have plumbing in them.
3. HVAC -- Mini-split heat pumps are ideal for ICF. The house is so well insulated you need much less capacity than a conventional home. A 2,500 sq ft ICF house might need only a 2-3 ton system vs. 4-5 tons for stick-built.
4. Hot water -- Heat pump water heater (most efficient) or tankless.

Interior Finish (4-6 weeks)

1. Interior walls are standard framing and drywall (not ICF). ICF is only for exterior walls.
2. ICF interior surface gets drywall attached directly to the embedded furring strips in the foam.
3. Flooring, cabinetry, fixtures -- standard residential finish work.

A dedicated cold storage room inside the home for dairy products, meat, produce, and fermentation.

Start grid-tied with battery backup. This gives you immediate savings and backup power. Transition to full off-grid over time by adding battery capacity and reducing grid dependence.

Layer breeds for Missouri: Rhode Island Red, Barred Rock, Buff Orpington (cold hardy, good producers, dual purpose).

Meat birds: Cornish Cross (8-week grow-out) or Freedom Rangers (10-12 weeks, better free-range). Process 25-50 per batch, 2-3 batches per year for a family.

• Site prep: Level pad, compacted gravel base, proper drainage grading away from trailer
• Utility hookups: 200-amp electrical panel (even for a trailer -- supports future home), water line with pressure pump, septic connection
• Septic: Install the permanent septic system now (not a temporary one). The trailer connects to it, and the permanent home will too. Saves money long-term.
• Skirting: Insulate and skirt the trailer for winter. Missouri winters will freeze exposed plumbing.
• Position the trailer so it doesn't sit on the future home's foundation footprint. Place it to one side of the lot.

Buy the tractor before fencing. The post hole digger alone saves hundreds of hours. A used John Deere, Kubota, or New Holland compact tractor with low hours is the single best investment for a homestead this size.

• Location: Outdoor fuel cabinet or stand, away from all buildings (25+ ft). NOT in the shop.
• Gasoline: 2-3 five-gallon cans for ATV, chainsaws, small equipment. Rotate monthly.
• Diesel: If your tractor is diesel, a 100-gallon transfer tank on a stand with a hand pump. Treat with stabilizer in winter.
• Fire extinguisher: Keep an ABC extinguisher at the fuel station.

• 911 address: Contact Polk County to get 911 addresses assigned to each parcel (once subdivided). This is required before you can get utilities, insurance, or emergency services.
• Mailbox: 3-bay cluster mailbox at the main road entrance. Mount on a 4x4 post. Position per USPS rural mailbox guidelines (41-45" height, 6-8" back from road edge).
• Property signage: Reflective address numbers on the mailbox post and at each driveway fork so emergency vehicles can find each home.

• Rural pickup: Check if Polk County has curbside service in your area. If not, you'll need a waste hauler (Republic Services, local company) or do dump runs.
• Transfer station: Locate the nearest Polk County transfer station / landfill for construction waste and large items.
• Composting: Organic waste (kitchen scraps, garden waste, manure) goes to the 3-bin compost system at the garden.
• Burn pile: Brush, cardboard, and untreated wood can be burned in rural MO. Check county burn regulations and notify the fire department when burning large piles.
• Recycling: May need to self-haul to a recycling center in Bolivar.

• Temporary power: Ask your electrician to set up a temporary construction panel at the power pole. 100-amp temp service with a few 110V and 220V outlets. The utility will meter it. This powers tools, concrete mixers, etc.
• Portable toilet: Rent a porta-potty for the construction site. ~$75-150/month. Required by most builders for their crew.
• Material staging: Use the future shop area as the staging/delivery zone. Flatten and gravel it early so delivery trucks don't get stuck.
• Construction dumpster: 20-yard roll-off dumpster for construction waste. ~$300-500 per haul. Plan for 2-3 hauls during a full home build.
• Where to live: Consider placing a trailer on-site during construction (like Renn & Vanessa). Being on-site daily during a build saves time, catches problems early, and avoids rent costs. You could share or swap the trailer with Renn after your home is done.

Divide the 12-acre grazing grounds into 4-6 paddocks for rotational grazing. This keeps pasture healthy, reduces parasite load, and maximizes grass production.

• Cross-fencing: Single-strand electric wire on step-in posts (easy to move and reconfigure)
• Fence charger: Solar-powered electric fence energizer (no need to run power to the pasture)
• Rotation: Move cattle to a new paddock every 3-7 days. Let each paddock rest 21-30 days.
• Water access: Each paddock needs water. Run a main water line through the center with hydrants, or use portable tanks.
• Lanes: Leave a central lane (unfenced corridor) for moving cattle between paddocks and to the milking station.

A single building with two zones separated by a wall. Located near the well and power pole for easy utility access.

Building Specs

Milking Side (~1/3 of building)

• 1-2 milking stanchions (head locks that hold the cow while milking)
• Wash station for cleaning udders before milking
• Floor drain for wash water
• Hose bib for cleanup
• Storage for milking supplies (teat dip, towels, filters)
• Feed trough at stanchion (cows eat while being milked -- keeps them happy and still)

Processing Side (~2/3 of building)

• Stainless steel work counter (8-10 ft, food-grade)
• Deep stainless sink (3-compartment: wash, rinse, sanitize) with hot water
• Tankless or small tank water heater
• Refrigerator / chest freezer for milk cooling
• Cheese aging closet (insulated, temperature controlled, 50-55°F, 80-85% humidity)
• Shelving for supplies and equipment
• Screened/sealed to keep flies out (screen doors, sealed gaps)
• Good lighting (LED shop lights)

Dairy Equipment Needed

Dairy Products You Can Make

Zone Layout

• Woodworking area -- Dedicated space with dust collection system, workbench, tool wall. Keep sawdust separated from other areas.
• Equipment storage -- Tractor, implements, mower, ATV. Drive-through access is ideal.
• General workshop -- Welding area, metal work, repair station.
• Loft storage -- Seasonal items, supplies, building materials.

Concrete apron: Pour a 20x30 ft concrete pad in front of the shop for outdoor work, equipment parking, and delivery staging.

Daily Milking Routine

1. Morning (5-6 AM): Bring cows to milking stanchion. Feed grain while milking.
2. Clean udder with warm water and teat dip.
3. Milk (15-20 min per cow by hand, 5-8 min with machine).
4. Filter milk through disposable dairy filter into clean stainless pail.
5. Cool immediately -- ice water bath or refrigerator within 30 minutes.
6. Clean all equipment with dairy sanitizer.
7. Evening (5-6 PM): Repeat. Dairy cows are milked twice daily, 12 hours apart.

Breeding & Calving Plan (Critical -- No Calf = No Milk)

A cow only produces milk after giving birth. She milks for ~10 months, then needs ~2 months dry before her next calf. You must breed your cows to keep them in milk.

Annual Dairy Calendar

With staggered calving, you always have at least one cow in milk. During overlap months, you'll have surplus -- that's when you make cheese and freeze-dry.

Veterinary & Health Schedule

Emergency Supplies to Keep On Hand

• Calcium gluconate (for milk fever -- common in high-producing Jerseys)
• Iodine (navel dip for newborn calves)
• Mastitis test strips and treatment tubes
• OB chains and handles (calving assistance)
• Bloat treatment (mineral oil or Therabloat)
• Thermometer (normal cattle temp: 101-102.5°F)
• Vet's emergency phone number posted in the dairy barn

Grass-fed timeline: Buy calves in spring. Graze all summer and fall. Supplement with hay in winter. Process the following fall at 18-24 months. Repeat annually.

If you decide not to do sheep, the sheep field and shelter can be used for additional beef cattle, goats, pigs, or left as additional hay/pasture.

Network Design

• Dave's home: Fiber termination, main router/firewall, UniFi Dream Machine or similar, P2MP base station on roof or tower
• Comm tower: UniFi access point for property-wide WiFi coverage, P2MP relay
• Renn & Vanessa: UniFi P2MP client radio, indoor WiFi AP
• Ciarra (future): UniFi P2MP client radio when she builds
• Dairy barn & shop: WiFi coverage from comm tower AP or dedicated client radios

Radio Systems

• Ham radio repeater -- VHF/UHF repeater for amateur radio communications. Requires ham license (Technician class minimum). Great for emergency comms.
• GMRS repeater -- Family/property-wide radio system. GMRS license required ($35, no test, covers whole family). Everyone carries a GMRS handheld for on-property communication.
• Starlink dish -- Can mount on tower for best sky view, or on Dave's home roof.
• UniFi P2MP base -- Distributes internet to other homes from the tower.

Suggested Layout

• First floor: Great room with fireplace (the main gathering space), commercial-style kitchen for group cooking/canning, 1 bathroom, storage
• Second floor: Game room / flex space, 2 bedrooms, 1 bathroom, reading loft overlooking great room
• Exterior: Covered porch/deck facing south for outdoor dining. This is where most summer gathering will happen.

This building is lodge-scale. Consider building it in two phases: shell/structure first, then interior finish. The space is usable for gatherings even before interior is fully complete.

Soil Preparation (Year 1)

• Get soil test results from University of Missouri Extension
• Amend soil based on results (lime for pH, compost for organic matter)
• Deep till or broad-fork the entire area
• Add 4-6" of compost (you'll have plenty from composted tree debris)
• Consider cover cropping the first fall/winter (crimson clover, winter rye) to build soil

Garden Design

• Layout: Mix of in-ground rows and raised beds. Rows for large crops (corn, squash, potatoes), raised beds for herbs, greens, and root vegetables.
• Irrigation: Drip irrigation from the well hydrant. Timer-controlled. Saves water and reduces disease compared to overhead watering.
• Paths: 3-4 ft wide paths between beds, mulched with wood chips. Wide enough for a wheelbarrow.
• Compost area: Inside or adjacent to the garden fence. 3-bin system (fresh, working, finished).

What to Grow for 3 Families (Missouri Zone 6b)

• Location: South-facing slope if possible, or flat open area with full sun (6+ hours). Away from frost pockets (low spots where cold air pools).
• Spacing: Standard trees 20-25 ft apart. Semi-dwarf 12-15 ft apart. Nut trees 30-40 ft apart.
• Fencing: Fence the orchard area with the same deer fence as the garden (8 ft) or use individual tree cages until trees are large enough to survive browse.
• Mulch: 4-6" wood chip mulch in a 4 ft circle around each tree. Keep mulch 6" away from the trunk (prevents rot and rodent damage).
• Irrigation: Drip irrigation rings from rainwater collection system or well hydrant. Young trees need 10-15 gallons per week in summer.
• Pruning: Prune annually in late winter (February). MU Extension has free pruning workshops -- attend before your first pruning.
• Pest management: Use disease-resistant varieties to minimize spraying. Kaolin clay (Surround WP) is an organic spray that deters many fruit pests.

What to Freeze Dry

Storage Location Strategy

• Dave's cold room: Fresh dairy, eggs, produce, aging cheese, cured meats
• Dave's pantry/storage area: Canned goods, freeze-dried Mylar bags, bulk dry goods
• Each family's home: Distribute 1/3 of long-term storage to each home. Don't put all your food in one location.
• Gathering Place kitchen: Canning and batch processing hub. Large-scale preservation happens here.
• Chest freezers: Distributed across homes. Each family has their own freezer(s).

Dave & Kami's 2-story ICF home with a ~1,250 sq ft footprint:

That's a lot of water. Enough to irrigate the garden and orchard through most of the growing season without touching the well.

Collection (Roof & Gutters)

• Metal roof -- Ideal for rainwater collection. No asphalt granules or chemical leaching like shingles. Your ICF home should have a metal roof.
• Gutters: 6" aluminum gutters on all roof edges, with gutter guards/screens to keep leaves and debris out
• Downspouts: 3" or 4" downspouts routed to the filtration/storage system

First-Flush Diverter

• The first rain after a dry spell washes dust, bird droppings, and pollen off the roof
• A first-flush diverter captures and discards the first 10-15 gallons (the dirty water) before routing clean water to storage
• Simple device -- a sealed pipe that fills with the first flush, then a ball valve floats up and diverts remaining water to the tank
• Cost: $30-50 DIY, $80-150 commercial

Filtration

• Pre-tank: Leaf screen at gutter + first-flush diverter
• In-tank: Floating intake (draws water from the middle of the tank, not the bottom sediment or top film)
• Post-tank (for garden/orchard): Simple sediment filter. No further treatment needed for irrigation.
• Post-tank (for drinking water): See section 14.4 below.

Storage Tanks

Distribution

• Gravity-fed to garden and orchard if the tank is uphill (simplest, no pump needed)
• Small pump if tank is at the same elevation as the garden. A 1/2 HP utility pump is plenty.
• Drip irrigation from the tank to garden beds and orchard tree rings
• Hose bib on the tank for manual watering

Rainwater from a clean metal roof is already relatively pure. To make it safe for drinking:

1. First-flush diverter (already in system)
2. Sediment filter -- 20-micron then 5-micron cartridge filters
3. Activated carbon filter -- removes taste, odor, and some chemicals
4. UV sterilizer -- kills bacteria, viruses, and parasites. A Viqua or SteriLight UV system ($300-600) handles this. Requires electricity.
5. Alternative: Berkey filter -- gravity-fed countertop filter that removes 99.999% of bacteria and pathogens. No electricity needed. Perfect for emergency use. ($300-400)

Grey water is water from sinks, showers, and laundry (NOT toilets). It can be reused for:

• Subsurface irrigation -- route grey water through a simple gravel/sand filter to orchard trees or non-edible landscaping
• Toilet flushing -- with a holding tank and pump, grey water can flush toilets (requires separate plumbing)

Design the ICF home plumbing with separate grey water and black water drain lines from the start. Even if you don't use grey water recycling immediately, having separate drains makes it easy to add later. Retrofitting is expensive.

Training: Take a beginner beekeeping class through the Southwest Missouri Beekeepers Association or MU Extension. Most offer spring classes (Feb-Mar) before bee season starts.

• Sourdough starter: Flour + water, fed daily. A living culture that replaces commercial yeast forever. Once established, it lasts indefinitely (some starters are 100+ years old).
• Grain mill: A hand-crank or electric grain mill ($150-400) lets you grind stored wheat berries into fresh flour. Whole wheat berries store for 25+ years in Mylar. Fresh-ground flour makes dramatically better bread.
• Daily bread: With a sourdough starter and stored grain, you can bake bread indefinitely without buying anything from a store. One loaf uses ~3 cups flour, salt, and water.
• Other baked goods: Sourdough pancakes, pizza dough, biscuits, tortillas, crackers. All from the same starter and stored grain.
• Wood-fired oven (future): A masonry or cob oven outside the Gathering Place. Bakes bread, pizza, and roasts meat using firewood from the property. A beautiful community feature.

• Ingredients: Beef tallow (rendered from fat after butchering) + lye (sodium hydroxide, ~$15 for 2 lbs) + water. Optional: essential oils (lavender, peppermint) from your herb garden.
• Process: Render tallow (melt fat, strain, cool) + mix lye solution + combine at correct temperature + pour in molds + cure 4-6 weeks. Simple cold-process method.
• Yield: One beef cow's fat produces enough tallow for 50-100 bars of soap. That's more than a year's supply for 3 families.
• Variations: Add oatmeal (exfoliating), honey + milk (moisturizing), activated charcoal (deep clean), or herb infusions.
• Market value: Handmade tallow soap sells for $6-10/bar at farmers market. Your cost: essentially free (tallow is a butchering byproduct).

Also make: Lip balm (beeswax + tallow + essential oil), hand salve, wood butter (beeswax + mineral oil for cutting boards), candles (beeswax or tallow).

• Grow open-pollinated (OP) and heirloom varieties -- NOT hybrids (F1). Hybrid seeds don't breed true. OP/heirloom seeds produce plants identical to the parent.
• Easiest seeds to save: Tomatoes, peppers, beans, peas, lettuce, squash, cucumbers, sunflowers, herbs. Let fruits fully ripen, collect seeds, dry, store.
• Storage: Paper envelopes in a cool, dry, dark location. Or in sealed jars with a desiccant packet. Properly stored seeds last 3-10 years depending on variety.
• Isolation: Some crops cross-pollinate (squash, corn). Grow only one variety of each cross-pollinating species per season, or hand-pollinate and bag flowers.
• Seed library: Build a seed collection over 2-3 years. Trade seeds with other homesteaders and at farmers markets. This is long-term food security independence.

Inoculate 20-30 logs in Year 1 using wood from your tree clearing. By Year 2, you'll have a steady mushroom supply. No additional land, no additional feed, no additional work beyond occasional watering in dry spells.

• Wood stove: Install a high-efficiency wood stove (EPA-certified, 75%+ efficiency) in the ICF home as a third heating source. Brands: Blaze King, Jotul, Vermont Castings. Your ICF home is so well insulated that a single wood stove can heat the entire house. A wood stove works when power and propane both fail.
• Gathering Place fireplace: Use for ambiance and supplemental heat. Not primary heating.
• Firewood source: Your 10+ acres of timber provides all the firewood you'll ever need. Dead and downed trees first, then selective thinning of live trees.
• Seasoning: Cut wood in spring/summer, split, stack, and let dry for 6-12 months before burning. Green wood burns poorly and creates dangerous creosote buildup.
• Wood shed: Build a simple 3-sided shed (12x8 ft, pole construction with metal roof) near the home to store 2-3 cords of split, seasoned firewood. Keep wood off the ground on pallets.
• Annual need: An ICF home with a wood stove as primary winter heat uses 2-4 cords per winter (a cord is 4x4x8 ft). Much less than a conventional home because of the insulation.
• Chainsaw safety: Take a chainsaw safety course. Wear chaps, helmet with face shield, gloves, and steel-toe boots. Chainsaw injuries are among the most common and severe homestead injuries.

Grow a medicinal herb section in or near the main garden. These are for common, non-emergency ailments -- sore throat, minor cuts, digestive issues, colds, insomnia.

Important: Herbal remedies supplement -- they do not replace -- professional medical care. Use them for minor issues. For anything serious, go to CMH.

• University of Missouri Extension (Polk County) -- Free workshops on gardening, livestock, soil, food preservation, beekeeping, pruning, and more. Your single best resource. Visit extension.missouri.edu.
• Southwest Missouri Beekeepers Association -- Beginner beekeeping classes each spring. Mentorship programs.
• Local feed store -- Ask about local farming workshops, cattle clinics, and AI training days.
• Your vet (Countryside) -- Many large animal vets offer "client education" days covering calving, vaccinations, and herd health basics.
• YouTube channels: Justin Rhodes (homesteading), Dexter's World (livestock), Gavin Webber (cheese making), Townsends (heritage skills), Roots and Refuge Farm
• Books: "The Encyclopedia of Country Living" by Carla Emery, "Storey's Guide to Raising Dairy Goats/Beef Cattle/Sheep", "The Backyard Homestead" by Carleen Madigan

When you dig utility trenches from the power pole / well to each home site, include ALL of these in the same trench:

• Power cable (required -- this is why you're trenching)
• Water line (HDPE pipe)
• Empty conduit #1 -- 1.5" PVC for future fiber/ethernet to each building
• Empty conduit #2 -- 1" PVC for future camera/sensor wiring
• Pull string in each empty conduit (makes future wire pulls easy)
• Warning tape 12" above all buried utilities ("CAUTION: BURIED ELECTRIC" / "CAUTION: BURIED WATER")

The extra conduit costs $0.50-1.00/ft. Running it later costs $5-10/ft (re-dig + restoration). This applies to every trench on the property -- to homes, barn, shop, comm tower, and garden.

• Concrete: Schedule all flatwork in one window -- home foundation, dairy barn floor, shop slab, concrete apron. Concrete trucks charge a delivery fee ($100-200) per trip plus per-yard cost. Batching saves multiple delivery fees and you may negotiate volume pricing. Minimum truck is usually 3-4 yards.
• Fencing materials: Buy T-posts by the pallet (200+ at a time), wire by the full roll. Pallet pricing is 20-30% cheaper than individual purchase at the farm store. Order from a fencing supplier, not retail.
• Gravel: Order gravel by the dump truck load, not by the pickup load. One 10-ton dump truck ($150-250 delivered) equals 15+ pickup loads ($20-30 each + your fuel + your time).
• Lumber: Buy dimensional lumber and metal roofing from a building supply (not Home Depot/Lowe's). Volume pricing on pole barn packages saves 15-25%.
• Equipment rental: When you rent a mini-excavator or skid steer for one job, schedule ALL jobs that need it in the same rental window. Dig foundation, pond, water trenches, and fence post holes in the same week.

Geothermal Heat Pump (Consider for ICF Home)

A ground-source heat pump uses the constant 55-degree underground temperature for both heating and cooling at 300-400% efficiency. Your ICF home's extreme insulation means a smaller, less expensive geothermal system handles the full load.

The upfront cost is higher than mini-splits, but operating costs are the lowest of any heating/cooling system. Combined with ICF insulation, your energy bills approach zero. Worth getting a quote alongside the mini-split quote and comparing lifetime cost.

Solar Thermal for Dairy Barn Hot Water

• A solar thermal panel ($1,500-3,000 installed) on the dairy barn roof pre-heats water using the sun
• Stores in an 80-gallon insulated tank -- propane or electric only kicks in as backup
• You need hot water daily for milking equipment sanitization -- solar thermal provides most of it free
• Pays for itself in 2-3 years through reduced propane/electricity use

Wood Stove as Third Heating Source

Even with solar + propane, install a high-efficiency EPA-certified wood stove in the ICF home. It uses on-site fuel (your timber), works when power and propane both fail, and costs nothing to run. An ICF home with a single wood stove and 2-3 cords of seasoned firewood can stay warm all winter with zero grid energy.

Hybrid Truck Charging

Wire a 240V/50A outlet in the home garage or carport during construction for your Ford F-150 Hybrid with Pro Power Onboard (7.2 kWh). The truck's onboard generator can also backfeed the home during short outages (up to 7.2 kW output) -- a useful backup power source in addition to your main generator. Wiring during construction: ~$200. Retrofitting later: $800-1,500.

With 4 cows, 12 sheep, and 30+ chickens producing manure daily, a small-scale biogas digester closes the nutrient loop:

• Input: Manure + water into an airtight digester tank
• Output 1: Methane gas -- piped to a gas stove/burner for cooking. 4 cows' daily manure produces enough biogas for 2-4 hours of cooking per day.
• Output 2: Liquid digestate -- nutrient-rich fertilizer for the garden and pastures. Better than raw manure (less smell, fewer pathogens, more plant-available nutrients).
• Cost: $2,000-5,000 for a homebrew system. Commercial small-farm units: $5,000-15,000.
• Maintenance: Feed daily, stir occasionally, drain digestate weekly. Simple once running.

This is a Year 3+ project -- get livestock and dairy running smoothly first. But design the dairy barn manure handling with future biogas in mind (central collection point, drainage slope toward a future digester location).

Start with the easiest, highest-margin items and add products as you scale:

Year 1-2 (Getting Started)

Year 2-3 (Dairy & Meat Online)

• Raw milk: $5-10/gallon. A2 raw milk is highly sought after. Build a customer list through word of mouth. Buyers come to the farm.
• Barter network: Trade dairy, eggs, and meat with other local homesteaders for things you don't produce (maple syrup, specialty crops, firewood, services).
• Farm stand: A self-serve stand at the road with an honor box or QR code for payment. Eggs, produce, baked goods.
• CSA (Community Supported Agriculture): Sell weekly shares of your produce/dairy to subscribers. Guaranteed income, customers share the risk.

To sell meat at farmers markets or to consumers (other than whole/half animal direct sales), it must be processed at a USDA-inspected facility. Here are the closest options:

Missouri Meat & Poultry Inspection Program: (573) 522-1242 -- call with questions about licensing and compliance.

Under Missouri's poultry exemption (up to 1,000 birds/year), you can process and sell chickens directly from the farm. A dedicated processing area pays for itself quickly:

Setup ($1,500-3,500)

• Kill cones (4-6): Wall-mounted, stainless steel. ~$80-120
• Scalder: Thermostatically controlled, holds 2-4 birds. $300-800
• Plucker: Tub-style (Yardbird or similar), defeathers in 15 seconds. $500-1,200
• Stainless steel table: For evisceration and packaging. $200-400
• Shrink bags + heat gun: For packaging whole birds. $100-200
• Ice chests / cooler: For rapid chilling post-process. $100-200
• Covered area: Concrete pad with roof, adjacent to water supply and drain. Can be a section of the shop or a standalone lean-to.

Location

Build the processing station near the shop or dairy barn where water and electrical are already run. A 10x12 ft covered concrete pad with a floor drain, hose bib, and a few outlets is all you need. Route waste water to a gravel pit or compost area (not into the septic system).

Capacity

With this setup, 2-3 people can process 25-50 birds in a morning. Run 2-4 batch days per year for your meat bird cycles. At $20-30/bird and 100-200 birds/year, that's $2,000-6,000/year in revenue from a $1,500-3,500 investment.

If volume justifies it (Year 4+), you could build a small USDA-inspected processing facility on the property. This is a significant investment but eliminates the need to haul animals to distant processors and opens up retail meat sales.

Requirements

• USDA Grant of Inspection: Apply through USDA FSIS. Free to obtain, but facility must meet all construction and sanitation standards.
• Facility: 800-1,500 sq ft building with separate kill floor, processing room, cooler, and packaging area. Stainless steel surfaces, proper drainage, hot/cold water, ventilation.
• Inspector: USDA provides an inspector at no cost during processing hours. You set a schedule and they come to you.
• Cost: $50,000-150,000 depending on size and whether you build new or convert an existing building.

Alternative: Custom Exempt Only

A simpler option is a custom-exempt processing building for personal use only (not for retail sale). This requires no USDA inspection and can be built for $10,000-25,000. You process your own animals for your families and sell whole/half animals where the buyer takes ownership before slaughter. This is the more practical path for a homestead of your scale.

Human First Aid (One Kit Per Location)

Training

• CPR / First Aid certification -- At least 2 adults should be certified. Red Cross offers classes in Springfield, MO. Recertify every 2 years.
• Stop the Bleed -- Free national program that teaches tourniquet use and wound packing. Critical for chainsaw, power tool, and livestock injuries. Find a class at stopthebleed.org.
• Livestock first aid -- Your vet (Countryside or Wooderson) can walk you through basic cattle/sheep first aid. Learn to give injections, treat wounds, and recognize emergency symptoms before you have animals.

1. Call 911 for life-threatening emergencies. Give your 911 address and describe the location on the property.
2. GMRS radio alert -- Designate an emergency channel. All family members monitor. "Emergency, emergency, emergency" followed by location and situation.
3. Rally point -- Designate a central rally point (shop parking area or Dave's home) where everyone meets in a property-wide emergency.
4. Storm shelter -- Dave's ICF home is the tornado shelter for all 3 families. Everyone knows to get there when tornado warnings are issued. GMRS radio call to alert everyone.
5. Livestock emergency -- Call Countryside Large Animal Clinic (417) 326-2992 during business hours. After hours, call their emergency line. Have the vet's number posted in the dairy barn.

Rural fire department response time can be 15-30 minutes. Your first line of defense is prevention and early suppression.

Fire Extinguisher Placement

Pond as Fire Water Source

• Portable fire pump -- A gas-powered trash pump ($300-600) with 100 ft of 2" fire hose can draft water from the pond. Produces 100-150 GPM. This is your backup fire suppression before the fire department arrives.
• Dry hydrant -- Install a 6" PVC pipe from the pond edge into the deep water, with a fire department-compatible fitting at the road. Fire trucks can draft directly from your pond. Cost: $500-1,000 installed. Contact your local fire department -- they may install it for free as it helps them too.
• Keep pond access clear -- Maintain a path for the pump/fire truck to reach the pond edge year-round.

Fire Prevention

• Maintain 30 ft defensible space around all structures (mowed, no brush piles)
• Hay shed 50+ ft from other buildings (spontaneous combustion risk)
• No fuel storage inside buildings -- outdoor fuel cabinet only
• Woodworking dust collection vented outside
• Propane tanks: 10 ft minimum from any structure
• Burn piles: 50+ ft from structures, never burn in high wind, notify fire department first
• Smoke detectors and CO detectors in every sleeping area of every home

1. Year 1: Grid-tied solar + battery on Dave's home. Learn the system. Monitor production vs. consumption.
2. Year 2: Add battery capacity based on real usage data. Reduce grid dependence to backup-only.
3. Year 3+: Full off-grid capable. Keep grid connection as emergency backup (costs ~$20-30/month just for the connection). Or disconnect entirely.
4. Other homes: Renn & Vanessa and Ciarra can add solar when they build permanent homes, or stay grid-tied -- their choice.

Generator sizing: 12-20 kW whole-home generator (propane). Auto-transfer switch senses power loss and starts the generator within 30 seconds. Critical for dairy refrigeration during extended outages.

• Install culvert at road entrance
• Clear asphalt blocking stream
• Install cattle guards
• Property survey with boundary markers
• Perc testing at all 3 home sites
• Geotechnical survey at Dave's home site
• Soil testing (garden area + pastures)
• Grade and gravel main driveway
• Clear building pads
• Call 811 before any digging

• Main electrical panel at power pole
• Underground power run to Dave's home site
• Underground power run to Renn's trailer site
• Power stub to Ciarra's lot
• Main water trunk line from well
• Branch lines to each home site
• Frost-free hydrants at key locations
• Water line to future dairy barn site
• Well confirmed: 50+ GPM at 445 ft ✓

• Architectural plans finalized
• ICF engineering and rebar schedule
• Building permit obtained
• Foundation poured (slab or basement)
• ICF walls -- first floor
• Second floor system
• ICF walls -- second floor
• Roof framed and sheathed
• Metal roofing installed
• Electrical rough-in
• Plumbing rough-in
• HVAC installed (mini-splits)
• Insulation complete
• Cold storage room built and CoolBot installed
• Interior framing and drywall
• Finish work (flooring, cabinets, fixtures)
• Septic system installed
• Solar array + battery + generator
• Fiber internet connected
• Certificate of occupancy
• MOVE IN

• Trailer purchased
• Pad graded and graveled
• Power connected
• Water connected with pressure tank
• Septic installed (permanent -- for future home too)
• Trailer placed and skirted
• Internet connected (UniFi P2MP)

• Perimeter fence -- entire property
• Cross-fencing -- rotational grazing paddocks
• Sheep field fence (woven wire)
• Garden fence (8 ft, dig barrier, electric)
• Cattle guard at internal crossings
• Electric fence chargers (solar)
• All gates installed and functional

• Dairy barn built (milking + processing sides)
• Dairy barn utilities (electric, hot/cold water, drain)
• Hay storage shed built
• Wind break / cattle run-in shed built
• Sheep shelter built
• Shop built with loft
• Shop utilities (200-amp, 220V, lighting)
• Concrete apron at shop
• Chicken coops built (Dave's + Renn's lots)
• Chicken runs fenced

• Veterinarian identified and visited
• Mineral feeders and salt blocks placed
• Stock tanks in all paddocks
• Hay supply secured
• Purchase A2 dairy cows (2)
• Purchase beef calves (1-2)
• Purchase sheep (10-12 + ram) -- if proceeding
• Purchase chickens (layers + first batch of meat birds)
• Dairy equipment purchased and tested
• Begin milking routine
• Begin dairy product making
• Fly parasites ordered (Spalding Labs)
• Bat houses and martin houses installed

• Comm tower erected
• Equipment shed built and powered
• Lightning protection / grounding installed
• Ham radio repeater installed
• GMRS repeater installed
• UniFi P2MP base station installed
• Internet distributed to all homes
• GMRS radios for all family members

• Pond excavated
• Pond stocked (contact MDC)
• Solar aerator/fountain installed
• Gathering Place built
• Firepit area constructed
• Garden soil prepared and amended
• Garden irrigation installed
• Garden planted (first season)
• Fruit trees planted (do this ASAP -- Year 1)

• Harvest Right freeze dryer purchased and set up
• Mylar bags, oxygen absorbers, and 5-gallon buckets stocked
• Chest freezers purchased and placed (1-2 per family)
• Pressure canner and supplies purchased
• Bulk dry goods purchased (grains, rice, beans, sugar, salt)
• Bulk goods sealed in Mylar and stored
• Begin freeze-drying surplus dairy, eggs, produce, and meals
• Food storage distributed across all 3 homes
• 2-year supply target tracked and updated

• Metal roof on Dave's home (collection surface)
• 6" gutters and downspouts installed
• First-flush diverter installed
• Storage tank purchased and placed (2,500-5,000 gal)
• Overflow routed away from foundation
• Distribution plumbing to garden and orchard
• Sediment filter installed on output
• Berkey filter or UV sterilizer for emergency drinking water
• Grey water plumbing separated in home (for future reuse)

• Missouri farm tax exemption certificate obtained
• GMRS license obtained (family communications)
• Farmers market vendor application submitted
• Product labeling and packaging supplies
• Farm gate sales setup (signage, honor box or payment method)
• Customer list for raw milk farm gate sales
• USDA processor identified for meat sales
• Schedule F tax tracking system in place

• Select fruit tree varieties for Zone 6b
• Order bare-root trees (order in winter for spring planting)
• Prepare orchard site (clear, fence, amend soil)
• Plant fruit trees (15-25 trees) -- spring Year 1
• Plant nut trees (pecans, chestnuts, hazelnuts)
• Plant berry bushes (blackberries, raspberries, strawberries)
• Install drip irrigation to orchard
• Mulch all trees (4-6" wood chips, 4 ft circle)
• Set up beehives near orchard (2-3 hives)

• Post CMH ER address and phone in each home, shop, and dairy barn
• 911 addresses assigned and registered for all parcels
• First aid kits placed in each home, shop, dairy barn, and ATV
• Trauma kit (tourniquet, QuikClot) in shop
• CPR / First Aid certification for at least 2 adults
• Stop the Bleed training attended
• Establish relationship with Countryside Large Animal Vet -- (417) 326-2992
• Emergency communication plan reviewed with all families
• GMRS emergency channel designated

• Fire extinguishers placed at all locations (see Section 23)
• Smoke detectors and CO detectors in every sleeping area
• Portable fire pump purchased for pond
• Dry hydrant installed at pond (contact fire department)
• 30 ft defensible space cleared around all structures
• Driveway alert sensor at main entrance
• Motion-activated lights at shop, barn, and entrances
• Security cameras installed (UniFi Protect)

• Sourdough starter established and maintained
• Grain mill purchased for flour grinding
• First batch of tallow soap made
• Seed saving started (tomatoes, beans, peppers)
• Mushroom logs inoculated (shiitake, oyster)
• Firewood shed built and 2+ cords seasoned
• Wood stove installed in ICF home
• Medicinal herb garden planted
• Beekeeping class attended
• Cheese making class / workshop attended
• Butchering / meat processing training completed

• All utility trenches include extra conduit for future use
• 240V/50A outlet wired for F-150 Hybrid / Pro Power Onboard
• Geothermal heat pump quoted and compared to mini-splits
• Solar thermal panel installed at dairy barn for hot water
• UniFi Protect NVR and cameras operational

• Farmers market vendor applications submitted (Bolivar, Springfield)
• Farm gate sales signage and payment system set up
• Raw milk customer list started (word of mouth)
• CSA program designed and subscribers recruited
• Relationship established with Shrock's Butchering -- (417) 345-4342
• First beef/lamb processing dates booked (2-3 months ahead)
• Poultry processing station built (kill cones, scalder, plucker, table)
• First batch of meat birds processed on-farm
• Cottage food products (soap, candles, baked goods) at market
• Schedule F tax tracking system in place
• Annual revenue vs. expense tracking started