1. How much do you want to make? ($100,000)

2. How may transactions will be required to make that much? (16)

3. What communities have homes in that price range. (price $250,000)

4.  Keep adding up the communities until you have approximately 2,500 residences in the Farm

5. Complete a trend analysis of each community (see my trend reports on my AR blog)

6. Like a laser pursue those communities with pent up demand. The trend report shows the ones in which to invest your treasure.

7. Now you have something you are very knowledgeable about.

8. Door knock, door drop, direct mail, attend community events and do everything you can to meet people in those communities. The CIS Score has proven to be a real door opener for me.

9. DO DO what others tell you not to do.

These steps are detailed in my book, "5 Steps-Breaking the Failure System"

All of the information you need is mined in your MLS.

Best of success to you.

Annette

As much as finding "your" farm, don't forget folks need to find you.   Be diligent about your ActiveRain participation and read all you can.   There is a wealth of great advice right here; most of which is seasoned and experienced as well as free of charge.   Good luck and know that persistence will get you there.

A farm doesn't necessarily need to be geographic.   It could be first time buyers, first time sellers, seniors, FSBOs etc. Your market could already be dominated geographically,  but if you open your mind to possibilities, you could find your area of success.

Simply go to a title company and ask for a report as I do. There will be a small fee but it will save you hours of work.

What area of town do you do business in?

You can get all your information from tax records via MLS.

Good question, will read here for answers.

just pick one

Open your front door??!!

My advice is to listen to Annette Lawrence , Palm Harbor, FL 727-420-4041!  In addition, I recommend farming your area by your house (if it meets your goals).  This area you are likely to be the most knowledgeable about and you can alway bill yourself as the "local" realtor.  I know a couple of agents in my area that do this.

Select the areas where you will be comfortable and where you are willing to learn everything about the local real estate market.

Start researching the sales numbers specific to your target communities in the MLS. It is time-consuming, but you have a great deal to gain from your objective research.

You should have a tax section in your MLS that might give you dates, purchase prices (to figure out equity in the home), etc.

Pick your niche, which could be a neighborhood or a development or a class of properties (I emphasize luxury oceanview homes). Then farm that niche.

Emi Louanna you'll have to work hard for this - by checking the public records of each of them - or run some searches in your MLS (our MLS does have last sold date that helps)

High turnover area without dominating agent is something that would be interesting for me.

Use Rebogateaway. 

I like your answer Annette!  Now I would like to follow you. 

Walk the neighborhood get out and knock a few doors and get some feedback on if the doors open easily and use some Tom Ferry scripts

and see if the there is anyones name that comes up repeatedly.

That information is great, but find a neighborhood that feels comfortable to you. 

I chose the neighborhood I lived in and became active in the civic organizations.  

I define farm areas by the boundaries that the residents of that area believe exist.  In my city we have an old neighborhood called "london road", if i wanted to farm it, I would farm every street that the residents of it considered part of it, regardless of what my city or neighborhood planning association thought were the boundaries.

In my state that informaion is public record.  I can look at a map and see recent sales and check the number of years since the last sale.  I started with my own neighborhood and move outward from there.

It would typically be nice area with very small square footage where first time home buyers grow out of think single family home 1200-1800 sq ft

I used tax records and it takes time to narrow your search. It's free except your time... Title companies can get you a list for a fee.  I like Annette Lawrence , Palm Harbor, FL 727-420-4041 reply. 

You want a high turnover and popular neighborhood. Ask your broker how to get this data out of your MLS. Each MLS is different.

Emi Louanna I suggest finding an area that you feel will be a great one fifteen years down the road as well as today.  The age of the homes is important and the price range as well.  You need to determine whether you want to be working in entry level homes, second homes or high priced homes.  Each has a benefit and each has agents that target these markets.

Emi Louanna 

Yes and no. You need to drive around check out #2. 

Title company can provide some info.  Often it is useless. In our area 5.5% turn over is my average.  When you farm making sure the realtors or renters are not on the mailing list.  I only go after people with a higher equity and bypass those who bought homes from 2005-2009 as some are still underwater but not defaulting.

Check the turn over got the area first.

Emi

Its a numbers game. Pick an area that you think you would like to work and just make sure there are enough homes that meet your marketing budget.  Think in terms of cost to mail, phone, or keep in contact with each month.

Farming is a long term project that can get larger over time and will reward you with good effort.

Choose a neighborhood or area that you are interested in... perhaps close to your own home.  

There is turnover in nearly every neighborhood with homes over 5 years old. I don't know of any lists that can be sorted by the criteria you describe.  
Drive your market area and make note of where you would like to focus.