LAND ACQUISITION AND PRODUCTIVE DEVELOPMENT PLAN – REGEN ORGANIC FAMILY FARMING COOPERATIVE OF ITACARÉ
Version: RegeNet Work – 2026
Location: Itacaré – Bahia, Brazil
Total Area: 270 hectares (approx. 667 acres)
Cooperators: 100 family farmers
INITIAL EXPLANATION – CONTEXT AND SOLUTION
This plan was designed to meet the needs of a group of 100 organic family farmers from Ipiaú, Bahia, who wish to acquire a 270-hectare rural property to establish their individual plots and a shared common area. The land price is R 25,000.00 per hectare, totaling R 6,750,000.00. Each farmer will be entitled to a 2-hectare plot, with a purchase price of R$ 50,000.00.
Therefore, the plan presented here completely restructures the operation, dividing it into two independent and complementary phases:
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Phase 1 – Land Acquisition: each cooperative member signs an individual purchase and sale agreement with the owner for their 2-hectare plot and finances this amount (R$ 50,000.00) through the PNCF. The bank pays the seller directly, and the farmer pays off the financing over up to 25 years, with a 3-year grace period.
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Phase 2 – Productive Implementation: with the land registered in their name, each cooperative member accesses Pronaf Bioeconomia (limit of R 450,000.00 per farmer) to finance the implementation of agroforestry systems (SAFs), recovery of degraded areas, purchase of seedlings, organic inputs, irrigation, and other necessary investments. The estimated investment to implement an SAF on 2 hectares is R$ 50,000.00, but each farmer can contract up to the maximum limit, depending on the complexity of their project.
The cooperative acts as an articulator – negotiating with the seller, coordinating the subdivision of the area into individual plots (respecting the Minimum Parceling Fraction of 2 hectares, in effect in Itacaré), hiring technical assistance (ATER), and organizing the 70-hectare common area, which will be used for collective infrastructure (nursery, processing, storage, and demonstration SAFs).
The plan is legally sound, financially accessible, and environmentally sustainable. Below, we present all the details, calculations, step-by-step instructions, and benefits for the investor supporting the cooperative.
Note: All monetary values are in Brazilian Reais (R$).
TABLE OF CONTENTS
- Executive Summary
- Property Diagnosis and Numbers
- Land Acquisition Strategy (PNCF)
- Productive Strategy – Bioeconomy and Agroforestry (Pronaf Bioeconomia)
- Consolidated Step-by-Step Plan
- Benefits for the Investor
- Risks and Guarantees
- Immediate Next Steps
- Conclusion
1. EXECUTIVE SUMMARY
| Phase | Objective | Value per cooperator | Total value (100 cooperators) |
|---|---|---|---|
| Land Acquisition (PNCF) | Purchase of the 2-hectare plot | R$ 50,000.00 | R$ 5,000,000.00 |
| Productive Implementation (Pronaf Bioeconomia) | SAFs, degraded area recovery, bioeconomy | Up to R$ 450,000.00 (minimum needed: R$ 50,000.00) | Up to R$ 45,000,000.00 |
Total investment per cooperator (land + production): starting from R$ 100,000.00, with the possibility of scaling up according to each family’s project.
Total farm area: 270 hectares – 200 hectares divided into 2-hectare plots for each cooperator, and 70 hectares as the cooperative’s common area.
2. PROPERTY DIAGNOSIS AND NUMBERS
| Item | Value |
|---|---|
| Total farm area | 270 hectares |
| Price per hectare | R$ 25,000.00 |
| Total farm value | R$ 6,750,000.00 |
| Number of cooperators | 100 farmers |
| Area per cooperator (individual plot) | 2 hectares |
| Land value per cooperator (2 ha × R$ 25,000) | R$ 50,000.00 |
| Total area to be acquired by cooperators (100 × 2 ha) | 200 hectares |
| Total land financing needed by cooperators | R$ 5,000,000.00 |
| Remaining area (common area of the cooperative) | 70 hectares |
The 70-hectare common area will be used for collective infrastructure: a seedling nursery, processing unit, warehouses, community agroforestry systems, and conservation areas.
3. LAND ACQUISITION STRATEGY (PNCF)
3.1. Legal Instrument
The National Land Credit Program (PNCF) – Terra Brasil, operated by Banco do Nordeste, is the appropriate instrument to finance the land purchase. Features:
- Finances 100% of the property’s value (up to R 306,000 per family, sufficient for the R$ 50,000.00 required in this plan).
- Term of up to 25 years for repayment.
- Grace period of up to 3 years.
- Reduced interest rates subsidized by the federal government.
Each cooperator will contract the financing individually in the amount of R$ 50,000.00 for their 2-hectare plot. The bank pays the seller directly, and the cooperator pays off the financing with income from production.
3.2. Subdivision and Land Registry Regularization
- The Minimum Parceling Fraction (FMP) in Itacaré is 2 hectares (according to documentation from the Court of Justice of Bahia). Therefore, each 2-hectare plot can be registered individually at the notary’s office.
- The fiscal module in Ipiaú is 35 hectares. The maximum limit for family farming (4 fiscal modules) is 140 hectares. Since each cooperator will acquire only 2 hectares, everyone qualifies as small landowners, with no legal restrictions.
3.3. Conditions for Accessing the PNCF
- Age between 18 and 70 years old.
- Prove 5 years of experience in rural activity within the last 15 years.
- Not be a public employee.
- Not have been settled under land reform.
- Not have owned a rural property larger than 4 fiscal modules in the last 3 years.
- Be registered in the Unified Registry (CadÚnico).
4. PRODUCTIVE STRATEGY – BIOECONOMY AND AGROFORESTRY (PRONAF BIOECONOMIA)
4.1. What is Pronaf Bioeconomia
A line of credit from the Family Farming Harvest Plan (2026/2027) aimed at financing silviculture and agroforestry systems (SAFs) projects. Characteristics:
- Limit per farmer: up to R$ 450,000.00.
- Interest rate: 3% per year.
- Term: up to 10 years, with a grace period of up to 3 years.
- Purposes: implementation of SAFs, recovery of degraded areas, purchase of native and fruit tree seedlings, organic inputs, irrigation equipment, fencing, etc.
4.2. Value Needed per Cooperator
To implement a diversified agroforestry system on 2 hectares – including native species, fruit trees, annual crops, basic irrigation, and labor – an initial investment of R$ 50,000.00 per cooperator is estimated.
However, each cooperator can contract up to R$ 450,000.00, depending on the complexity of their project (e.g., including sophisticated irrigation, greenhouses, machinery, on-farm processing, etc.). The exact amount will be defined in the technical project prepared with the assistance of ATER.
4.3. Total Credit Calculation for All 100 Cooperator
| Item | Calculation | Value |
|---|---|---|
| Minimum investment needed per cooperator | R$ 50,000.00 | — |
| Total needed for the 100 cooperators | 100 × R$ 50,000.00 | R$ 5,000,000.00 |
| Maximum contracting capacity (R$ 450k limit) | 100 × R$ 450,000.00 | R$ 45,000,000.00 |
Interpretation: The 100 cooperators can contract together up to R 45 million through Pronaf Bioeconomia. The minimum amount needed to start production is R 5 million (R$ 50,000 per cooperator). The difference can be used to expand investments according to each family’s planning.
5. CONSOLIDATED STEP-BY-STEP PLAN
Phase 1 – Structuring the Cooperative and Regularizing the Cooperator
| Step | Action | Responsible | Timeline |
|---|---|---|---|
| 1.1 | Legally establish the cooperative (registration at the Board of Trade, CNPJ, state registration) | Cooperative | 2 to 3 months |
| 1.2 | Obtain the CAF (Family Farming Registry) – legal entity | Cooperative | 1 month |
| 1.3 | Each cooperator obtains their individual CAF (active DAP) | Each cooperator | 1 month |
| 1.4 | Each cooperator proves PNCF requirements (age, experience, etc.) | Each cooperator | 1 month |
| 1.5 | Registration of each cooperator in the Unified Registry (CadÚnico) at the Ipiaú CRAS | Each cooperator | 1 month |
Phase 2 – Negotiation, Due Diligence, and Subdivision
| Step | Action | Responsible | Timeline |
|---|---|---|---|
| 2.1 | Negotiate with the seller the purchase of the total area, with the condition of subdivision into 2 ha plots + a 70 ha common area | Cooperative + Seller | 1 to 2 months |
| 2.2 | Sign a Purchase and Sale Commitment Contract with a subdivision clause | Cooperative + Seller | 1 month |
| 2.3 | Hire a land surveyor engineer for georeferencing and the subdivision project (ART and Descriptive Memorial) | Cooperative | 2 months |
| 2.4 | Request the pre-subdivision annotation from the Real Estate Registry Office | Cooperative + Notary | 1 month |
| 2.5 | Gather all property documentation: Full Title Deed, Lien Certificate, 20-year Title Search, CCIR, ITR, CAR, and proof of tax payments | Seller + Cooperative | 1 month |
Phase 3 – Individual Contracts and PNCF Qualification
| Step | Action | Responsible | Timeline |
|---|---|---|---|
| 3.1 | Draft individual purchase and sale agreements between the seller and each cooperator for the 2 ha plots | Seller + each cooperator | 1 month |
| 3.2 | Hire a Technical Assistance and Rural Extension (ATER) company to prepare the technical project for each plot (productive viability) | Cooperative | 2 months |
| 3.3 | Each cooperator presents the Land Acquisition Subproject (SAT) to Banco do Nordeste, along with personal documents, the purchase agreement, and the technical project | Each cooperator + ATER | 2 months |
Phase 4 – Contracting Land Financing and Registration
| Step | Action | Responsible | Timeline |
|---|---|---|---|
| 4.1 | Banco do Nordeste analyzes, approves, and releases the R$ 50,000.00 financing for each cooperator, paying the seller directly | Bank + each cooperator + Seller | 2 to 3 months |
| 4.2 | The seller issues the public deed of purchase and sale for each plot | Seller + Notary Public | 1 month |
| 4.3 | Each cooperator registers the deed at the Real Estate Registry Office, opening the individual registration for their 2-hectare plot | Each cooperator + Notary | 1 to 2 months |
| 4.4 | The cooperative registers the 70-hectare common lot in the name of the legal entity | Cooperative + Notary | 1 month |
Phase 5 – Productive Financing (Pronaf Bioeconomia) and SAF Implementation
| Step | Action | Responsible | Timeline |
|---|---|---|---|
| 5.1 | With the land registered, each cooperator prepares their technical project for the agroforestry system for 2 ha, with ATER support | Each cooperator + ATER | 2 months |
| 5.2 | Each cooperator applies for Pronaf Bioeconomia at Banco do Nordeste for up to R450,000.00 (minimum project: R$ 50,000.00) | Each cooperator + Bank | 2 months |
| 5.3 | The bank approves and releases the funds, paying suppliers directly (seedlings, inputs, equipment) | Bank + each cooperator | 1 month |
| 5.4 | Each cooperator implements the SAF, recovers degraded areas, and starts organic production, with continuous technical monitoring | Each cooperator + ATER | 12 to 24 months |
| 5.5 | The cooperative, using its own resources or collective financing, implements a community nursery, processing unit, warehouse, and demonstration SAFs on the 70-hectare common area | Cooperative | 6 to 12 months |
Phase 6 – Commercialization and Sustainability
| Step | Action | Responsible | Timeline |
|---|---|---|---|
| 6.1 | The cooperative structures collective commercialization: PAA, PNAE, organic fairs, and institutional markets | Cooperative | Ongoing |
| 6.2 | Pursue participatory or audited organic certification to add value to products | Cooperative + each cooperator | 12 months |
| 6.3 | Monitor environmental recovery and measure carbon credits for future monetization | Cooperative + ATER | Ongoing |
6. BENEFITS FOR THE INVESTOR
| Benefit | Details |
|---|---|
| Legal security | The entire process follows agrarian, registry, and cooperative legislation. The subdivision respects the 2-hectare FMP, and contracts are registered at the notary, providing publicity and enforceability against third parties. |
| Real guarantees | The land remains pledged to the bank until the financing is paid off, protecting the investment. Each cooperator is an individual debtor, not affecting the cooperative or the others. |
| Productive collateral | Organic production in SAF generates diversified income (fruits, cocoa, timber, vegetables) throughout the year, with proven repayment capacity. |
| Scale and social impact | 100 families producing in a sustainable system, generating a large volume of food, employment, and income, keeping farmers in the countryside. |
| Alignment with public policies | The project is supported by the Family Farming Harvest Plan, with subsidized credit lines and free technical assistance (ATER). |
| Transparency | The cooperative will maintain rigorous accounting, with regular general meetings and management reports for the investor. |
7. RISKS AND GUARANTEES
| Risk | Mitigation |
|---|---|
| Individual default | The bank requires credit analysis and a viable project. The cooperative provides technical and administrative support to prevent default. |
| Production failure (climate, pests) | SAFs are more resilient than monocultures. ATER provides integrated management and crop diversification. |
| Delay in subdivision | Hiring an experienced technical team and constant legal monitoring. |
| Changes in legislation | The plan is based on current laws and consolidated programs. Any changes will be communicated and the plan adjusted accordingly. |
8. IMMEDIATE NEXT STEPS
- Establish the cooperative and obtain the legal entity CAF.
- Register all cooperators in CadÚnico and in the individual CAF.
- Hire a technical team (surveyor for subdivision and ATER for projects).
- Schedule a meeting with Banco do Nordeste to present the complete project and secure the qualification of all cooperators for both the PNCF and Pronaf Bioeconomia.
- Sign the Commitment Contract with the seller and begin the georeferencing process.
9. CONCLUSION
This plan demonstrates that the acquisition of the 270-hectare property and the productive development involving 100 organic family farmers are legally viable, financially accessible, and environmentally sustainable. By utilizing the Land Credit Program (PNCF) for the purchase of land (R 50,000.00 per cooperator) and Pronaf Bioeconomia (up to R$ 450,000.00 per cooperator) for the implementation of agroforestry systems, the cooperative guarantees:
- Own land for 100 families, with patrimonial security.
- Recovery of degraded areas, with measurable environmental gains.
- Generation of continuous income through organic and diversified production.
- Strengthening of the local economy and fixing farmers to the land.
Support this project and be part of a real transformation in the countryside of Bahia.
Itacaré Regen Organic Family Farmers Cooperative
Contact: [insert email/phone number]
Date: September 2026