Farmers, landowners say Baldwin draft master plan risks devaluing property

Several speakers at the Aug. 6 public hearing told the Baldwin County Planning Commission they were blindsided by farmland‑preservation labels on the draft master plan and worried about the long‑term effect on property values and lending.

"If you zone this property and you devalue it through basically through legislation without any compensation, I think there's a problem," James Phillips, a member of the Baldwin County Cattle Association, said. Phillips noted the average farmer is older and may rely on land sales as retirement savings and questioned whether conservation mechanisms provide lasting guarantees.

Speakers including Greg Bartle and John Benno described multiple failed attempts to sell parcels affected by recent regulations and outlined how required infrastructure investments can render small‑lot development financially infeasible. John Benno explained banks base operating loans on land value, and he said restricting development could complicate borrowing.

Commissioners acknowledged the concerns and emphasized the plan is advisory, not regulatory, but several said the policies could influence future zoning. Commissioners and staff committed to additional outreach and analyses to address valuation and lender concerns before bringing the plan back for another hearing.

Why it matters: Property‑value impacts could affect household finances and farm succession decisions in Baldwin County; commissioners signaled willingness to revise the plan’s approach to farmland preservation and to include more stakeholder input before resubmission.