Email sits at the center of modern life. Banking alerts. Account passwords. Shipping confirmations. Conversations with coworkers, family, vendors, and service providers. Over time, it becomes something like a digital junk drawer — a place where everything ends up.
That is exactly what makes it so valuable to attackers.
$43 billion. That’s the amount lost globally to business email compromise schemes between 2016 and 2021, according to the Federal Bureau of Investigation (Business Email Compromise: The $43 Billion Scam, 2022). Many of these incidents begin with a single compromised email account.
When an attacker gains access, they are not just reading messages. They can reset passwords, intercept financial communications, and move into other accounts. Email often becomes the starting point for broader account takeover.
Most compromises begin with something simple. A convincing phishing message. A fake login page. A password reused from another site that was previously breached. Once an attacker gains access, they may quietly monitor messages, create hidden mailbox rules, or forward emails to another address. The goal is usually to stay unnoticed long enough to gather useful information.
Why These Attacks Work
These attacks are effective because they rely on routine behavior, not technical weaknesses or software vulnerabilities.
Email is used quickly and often without a second thought. Messages are read between meetings or at the end of a long day, and attackers take advantage of that pace.
A message may appear to come from a trusted vendor, a login page may look identical to the real thing, and a request may match an ongoing conversation—creating a situation where nothing feels out of place.
More often than not, it comes down to timing. The message arrives when someone is busy, distracted, or expecting a response, which makes it easier to trust without a second look.
Attackers also tend to be patient, taking time to observe communication patterns and understand how conversations typically flow before taking action.
For businesses and producers, that moment is often tied to payments. An attacker may step into an existing conversation with a supplier, buyer, or customer and send updated payment instructions that appear legitimate. The request aligns with expectations, the language feels familiar, and nothing raises concern—until the payment is sent to the wrong account.
For individual customers, the impact may look different but can be just as serious, as a compromised email account can allow an attacker to reset passwords, access financial accounts, or send messages that appear to come directly from the account holder.
There is often no immediate warning, only the realization after the damage is done.
What to Watch For
While email compromises are often subtle, there are warning signs that something may be wrong.
Unexpected password reset emails are often one of the first indicators. These may suggest someone is attempting to access linked accounts.
Changes in email behavior can also signal an issue. Messages that are missing, automatically moved, or marked as read without action may point to unauthorized mailbox rules.
For businesses and producers, requests to change payment instructions should always be verified through a secondary method, such as a phone call to a known contact. Even small changes in wording or timing can be a sign of interference.
Unfamiliar login alerts or notifications from new locations should be taken seriously. These are often early indicators that access has already been gained.
Recognizing these signs early can prevent further impact.
If Your Email Account Has Been Compromised — or You Want to Strengthen It
If you suspect unauthorized access to your email account, or want to strengthen your account security, the following steps can help protect your information and reduce risk.
1. Use a strong, unique password
Your email password should be different from every other account you use. Reusing passwords creates a chain reaction—if one account is exposed, attackers often try the same credentials elsewhere.
Consider using a passphrase made of several unrelated words. Longer passwords are generally more difficult to crack and easier to remember.
2. Turn on Multi-Factor Authentication (MFA)
Multi-Factor Authentication adds a second step when signing in, such as a code sent to your phone or generated by an authentication app.
Even if someone discovers your password, MFA makes it far more difficult for them to access the account.
3. Sign out of all devices if you suspect unauthorized activity
Many email services allow you to sign out of all active sessions. If you believe someone may have accessed your account, changing your password and logging out all devices forces every user to sign in again.
This step is especially important if an attacker has already gained access, as it prevents them from staying connected through an existing session.
4. Check mailbox rules and forwarding settings
Attackers often create hidden email rules to help them stay undetected. These rules may automatically move messages into folders like Junk, Archive, or RSS feeds. Others may forward copies of emails to an outside address.
Review your mailbox rules periodically to confirm nothing unfamiliar has been added.
5. Review recent sign-in activity
Most major email providers allow you to see recent login activity, including locations and devices. If you notice a login from an unfamiliar location or device, take action right away by resetting your password and reviewing your account settings.
How We Help Protect You
At GreenStone, we take steps to help protect our customers from fraud. For example, we use call-back procedures on wire requests to confirm payment instructions before processing transactions.
GreenStone will never ask you in an email to provide sensitive information such as your PIN, account number, Social Security number, username, or password.
If you receive a message or phone call asking for this type of information, do not respond—even if it appears to be from GreenStone or another financial institution.
If you are unsure, contact us directly using a known and trusted phone number.
Looking Ahead
Email remains one of the most common entry points for fraud because it offers something attackers value most — access without resistance.
For both customers and producers, the risk is not just the account itself, but everything connected to it. Financial systems, vendor relationships, and personal information all flow through a single inbox.
That “digital junk drawer” most of us rely on holds more than we realize. And once access is gained, it does not take long for that access to expand.
The good news is that this risk is manageable. A few consistent actions — strong passwords, multi-factor authentication, and regular account review — can prevent many of the most common incidents.
Securing your email is not just a technical step. It is one of the simplest ways to protect your operations, finances, and relationships.
To view the rest of the 2026 spring Partners articles please click here.
Depending on whether you are looking to purchase land to build on, hunt, or use as recreational property with the family, there are some things you should consider before buying.
Know What You Are Buying
Know exactly the boundaries of what you are going to be purchasing. Make sure that there is a current survey on file for the property. Take the time to gain a strong understanding of what you are buying. If possible, ask the seller to walk you around and flag the corners to clearly mark the property lines.
Depending on whether you are looking to build on the property or use it strictly as a recreational property, you will want to understand what the consistency of the land is. When it comes to zoning, this can dictate what can and cannot be done with the property. You can start this research by going to your local assessor’s office or looking up this information online. The local assessor can also tell you about the property taxes, in addition to the zoning of the property.
Plan Ahead for Building
If you are planning to build on the property, you will want to make sure the property is able to be developed. In many cases, this means attaining a flood certificate, making sure the land is zoned correctly, and determining if sewer, water, and electrical hook ups are attainable.
You will also need to make sure the property has passed a perc test. Ask the property sellers, or seller’s agent if one has already been done. If not, you may want to consider adding a perc test as a contingency to your offer, especially if your sole purpose for purchasing the property is to build on it.
Additionally, you’ll want to ensure there is legal access to your property. One of the major issues that often is discovered when the title search comes back are mysterious access issues. All easements must be legally documented and recorded with a title company or register of deeds before or at closing. The title company, real estate agent, or lawyer will be able to assist you with executing this. This is important because this will legally give you access to your property. In most cases, your lender cannot give you a loan if you do not have legal access to your property.
Know Your Surroundings and the Future Plans
Depending on whether you will be using this property for hunting or to build your new home, you will want to know who your neighbors are, and what surrounds your property. It is helpful to educate yourself on the future plans for the properties surrounding yours. This could potentially change the way you want to use your land and could impact the value of your property. Depending on your own plans for your land, these findings could encourage you or deter you. In both cases doing the research before you buy will help you be informed.
Prepare Your Finances
Before you approach the seller with a possible price to purchase the property, it is important to know what you can afford. Give your local GreenStone loan officer a call and let them know what type of property you are looking to purchase, and they will provide you with an application package to secure pre-approval. You can use this pre-approval to gain leverage with the sellers. If you have proof that you can secure a loan, a seller is often more likely to come to an agreed upon price.
Draft an Offer to Purchase
When you have gained a good understanding of the property that you are purchasing, work with the seller or an agent to draft an offer to purchase. You can obtain a copy of an offer to purchase on several websites. If you are comfortable drafting one between the two parties, you can do that. If not, call a local realtor, attorney or title company to help you put your offer in writing. Either way, it is important to put the agreement in writing to avoid any issues that could delay closing.
The best advice when buying recreational, hunting, or land to build on is to work with a lender that is an expert with these types of properties. They can help you through the process in addition to fitting you with the right product and term for your loan. To speak with one of GreenStone’s financial services officer about your dream property and how you can finance it, visit a GreenStone branch near you.
Happy land shopping!
Have you ever thought “it would be great if I could get paid for doing what I love”? Chances are, you can!
Whether you’re considering selling produce from your garden, starting your own roadside farm stand, or even getting into beekeeping, it is entirely possible to generate an income from these “part-time farming” activities that you already enjoy doing.
Start with what you already have
Using the resources you already have at home or in your backyard, you can create realistic and flexible ways to generate income and share your passions with others. Do you have a garden that could be expanded beyond your personal use to grow more produce or sell cut flower bouquets at your local farmers market? Maybe you have a backyard chicken coop and could sell eggs at a roadside stand. If you’re already canning vegetables and making homemade salsa, why not produce extra to sell?
Whatever your passion, consider how you can build on it. Determine how you will fit the activity into your existing daily routine, and how much time you are willing to dedicate to it. Avoid taking on too much at once and instead start small and see where it leads. Generating a farm income doesn’t require large acreage or a full-time commitment. Small, manageable efforts can grow into meaningful income! Whether your operation remains a hobby or evolves into a full-time business, part-time farming is a great way to start, learn, and potentially grow.
Utilize the resources available to you
You may be surprised by just how many resources are available to those just getting started on their farming journey. GreenStone offers part-time farm financing for land, equipment, building improvements, livestock, and more. Working with a lender who specializes in agricultural operations of all sizes is incredibly beneficial when it comes to determining the right solution for supporting your farming activity. Maybe you purchase recreational land and wonder what it would take to start growing some produce; GreenStone has you covered as well.
Our CultivateGrowth program also offers grants, education, and mentorship designed to support young, beginning, and small farmers and help the next generation of agriculture succeed – from part-time operations to full-time agribusinesses.
The Beginning Farmer Resource and Decision-Making Guide from Michigan State University Extension also offers valuable resources to help new farmers and decision-makers get started on their farming journey.
Don’t be afraid to seek out the advice of others who have found success in their own part-time farming operations as well. Regardless of where you are starting from, there are producers who have been where you are, and many are happy to share what they’ve learned.
What you should know before you start selling
Before you start selling a product of any kind, it’s important to review your local laws and regulations to ensure you can operate legally. This could mean acquiring a business permit, researching ordinances around setting up a roadside farm stand, expanding your garden, or learning the requirements for selling your products at your local grocery store or farmers’ market. If you plan on selling nonperishable, edible items such as baked goods or canned items directly from your home, investigate cottage food law regulations. Oftentimes there are legal provisions that make it simpler to operate these businesses, allowing you to avoid as much red tape as possible – at least when you are starting out.
Ensure your farming activities meet all township and municipal compliance requirements. Your state may also have specific regulations to follow as well.
No matter the scale of your operation or the activity you are pursuing, registering your business can be as simple as registering with state and local governments under a “Doing Business As” name or DBA. This is an easy, low-cost way to operate your business without forming an LLC or other formal business entity. If you seek more specific advice, speaking with an attorney or utilizing any number of reputable online legal services providers is a good option.
Collaborate and grow
How do you plan on sharing your products or services with others? Marketing your business will look different depending on your goals for your operation! Consider teaming up with friends or neighbors who are already selling their own products. Maybe there is already a nearby farm stand where you could sell honey, produce, or eggs from, or a local bakery or business would be happy to carry your fresh cut flower bouquets. Building relationships with those in your community early on can lead to more opportunities for collaboration and growth in the long run.
You may even be able to exchange resources with other local part-time farmers. If one of your neighbors already has the equipment you need to expand your garden, consider how you could exchange goods or services to support each other’s small businesses.
Try it and see what works!
There are no rules when it comes to part-time farming or sharing what you love with your local community. Sometimes the best way forward is to simply try something and see what works. Whether you aim to sell a few loafs of sourdough at your farmer’s market or establish an operation that can eventually grow into your full-time gig, the sky is the limit.
No matter the size of your operation, GreenStone is here to help. We offer resources, specialized lending, and financial services to help your farm thrive, whether it’s five or 5,000 acres!
Connect with your local branch today to learn more about our part-time farm financing options!
This article was originally published in Michigan Farm News.
Cooperative demonstrates dedication to members and local communities in 2025
GreenStone Farm Credit Services is pleased to announce the release of its 2025 annual report themed “Commitment to Partnership.” The report highlights the cooperative’s deep commitment to its member-owners and the resilient, long-standing relationships they continue to cultivate.
Included in the report are several financial highlights including net income of $270 million, 95% customer satisfaction, and a record-breaking $125 million returned to members in the form of Patronage – a dividend to loan customers – marking $1.2 billion total returned over the past 21 years.
Under the theme “Commitment to Partnership,” the report demonstrates the resilience and commitment of both the cooperative’s members and their employees. A couple shares their story of perseverance after losing their barn in a fire in their early days of farming, and a family building their forever home in the remote Upper Peninsula of Michigan explains how GreenStone was by their side through each step of the construction process. GreenStone’s commitment to its members is also highlighted through the accounts of two long-tenured employees who share what ongoing commitment to their customers has looked like throughout the cycles.
“Our cooperative is built on strong relationships with our member-owners, and that commitment remains steady regardless of the economic cycle we are in,” said President and CEO and President Travis Jones. “Our team remains focused on maintaining open communication with our members so we can continue delivering solutions tailored for each of their unique needs.”
GreenStone’s commitment to supporting rural communities was also shown through a combined 12,700 volunteer hours across the company, and approximately $1.5 million given in support of industry organizations and community events.
This dedication to strengthening the rural communities they are a part of, solid financial performance, and record-breaking Patronage returns is a testament to GreenStone’s continued commitment to working alongside its members in every cycle.
Other financial highlights in this year’s report include:
- Net Income: $270 million
- Total Assets: $16 billion
- Total Loan Growth: 5.4%
- Patronage Paid: $125 million
“Our members have shown tremendous resilience as they continue to manage sticky inflation, interest rates, and higher input costs,” said Executive Vice President and Chief Financial Officer Kim Brunner. “That strength reinforces the value of the cooperative model, where we remain focused on supporting our members and growing alongside them.”
The report can be viewed here.
Pictured above: Jennifer Whitford (left) and Karen Messer (right)
Through every season, GreenStone has remained committed to serving as a strong financial partner to our members. This strength allows us to stand alongside you through every cycle. Our dedicated team of experts work closely with our members to deliver personalized solutions.
Two of our longest tenured financial services officers share what it means to remain committed to serving our member-owners. With a combined 54 years of experience, they are among many staff who have spent decades partnering with our members to support their individual goals.
Jennifer Whitford, VP of Lending, 23 years of service
Jennifer Whitford began her career with GreenStone in 2003 where she started as a credit analyst out of the Alma branch. Her journey started from the recommendation of a friend, when she decided to take a chance and apply for the role at GreenStone, seeking a career rooted in her local community. Over two decades later, Jennifer has built a career based on her love of supporting people and the agriculture industry.
“I would like to believe over the years of working with my customers, I have transitioned from being not only a lender, but a member of their farm management team,” Jennifer said. “With that transformation, my daily activities have moved from taking loan applications and fulfilling an immediate need for financing, to partnering with our customers for both short- and long-term financing needs.”
With the current commodity climate very similar to when she started with GreenStone in 2003, partnering is now more important than ever. “Most of my customer portfolio is cash crop commodity producers and the markets are always changing,” she said. “Something I learned very early in my career with GreenStone was the value of extending working capital to bridge unanticipated cash flow shortages to better support our customer’s operations during periods of uncertainty.”
After beginning her career as a credit analyst and building foundational knowledge of the financial metrics of farming, she transitioned to the role of financial services officer in 2009.
Jennifer reflected on what the market was like when she started her current role. “I got to know a lot of my customers at the time through the lowering interest rates, which were a result of the 2008 housing market crash,” she said. “I was able to work with them to better their financial position through interest rate savings.”
When working through the cycles with customers, Jennifer highlighted the importance of looking at the big picture. “In 2024 and 2025 we ran into a very similar commodity cycle where prices were down, and inputs had not followed. I know how important it is to look at all aspects of a farming operation and make individualized recommendations based on each farm’s long-term goals,” she said.
“I’ve also learned things change and that’s ok. The best of plans don’t always work out. The key is to communicate often and as early as possible. As a specialized lender, GreenStone can tailor solutions to our customers and their unique needs,” she advised.
As Jennifer remains committed to serving her local community, one thing is certain. “What I enjoy and appreciate most about my role are the relationships I’ve built with my customers.”
Karen Messer, Financial Services Officer, 31 years of service
When Karen Messer saw the listing in the newspaper for the position of loan processor at GreenStone in 1995, she jumped at the chance. “I wanted to work in my local community, and when I saw the listing, my thought was ‘what do I need to get this job?’ I was committed to getting the role!” she laughed.
After mastering that role, Karen worked in the risk asset department at GreenStone for 13 more years before moving into her current role where she has served as a financial services officer out of the Jonesville branch for the past 15 years.
“One thing that’s stayed the same over the years has been the importance GreenStone places on our relationships with customers. We want to be a part of our customers’ futures and will work with them to find a solution that meets their needs,” Karen shared.
Karen explained how the hurdles customers were facing when she started with GreenStone are similar to those they might be facing today. “When I started as a financial services officer, prices were going up everywhere, not just on homes. Today customers are facing the same challenges, just on a different scale.”
She recalled a customer she worked with to help them continue paying on their home. “It seemed like they were continually running into challenges. We were able to be flexible and find a solution that worked for their needs, which is a unique benefit of GreenStone. Today those customers are less than a year away from paying off their home, which is something that is incredibly rewarding to me.”
Karen says the decisions she’s made throughout her career with GreenStone have been guided by the long-term trust and loyalty of her customers. “One of the things that makes me the proudest is when a customer sends a referral my way or sends one of their children to me when they’re looking for financing. It’s that level of unspoken trust that’s humbling.”
When it comes to serving her customers the best she can, Karen emphasized the importance of looking at each customer individually and considering their own unique circumstances. “No two customers are going to be the same, so listening to their own unique story and making sure they feel heard is key.”
For her, commitment to her customers means building long-term relationships, and not transactions. “I especially look forward to seeing my customers on Patronage Day, when GreenStone returns a portion of its profits back to our members,” Karen said. “It never gets old when my customers are excited to see me and stop by the branch just to say hello. That’s what I love most about my role – the connections I’ve built throughout the years!”
It’s no secret commitment and farming go hand in hand. For Bryan and Molly Benson of Benson Dairy, LLC, that resilience is particularly strong in their farm’s history. As fifth generation dairy farmers, their success has been a culmination of not only their own strength and determination, but that of the generations before them.
“I think farm families are just a resilient group,” explained Molly. “We’re thankful for the foundation Bryan’s family started for us to keep building on.”
Throughout the years, the Benson family had faced a fair number of trials. “The farm was started in 1870 by my great-great grandfather. In the 1970s, my grandparents lost their entire herd to sickness, causing them to have to start over with new cows. The original home on the property also burnt down at one point, but they rebuilt and kept going,” said Bryan.
This history of resilience helped guide Bryan and Molly through their own challenging time on the farm.
“Farming Chose Us”
Bryan grew up on the family farm located in Cadillac, Mich., and when an opportunity presented itself for Bryan to take over the operation, he jumped at the chance. He worked alongside his parents for five years before transitioning to farming full-time on his own.
Molly also grew up on her family’s dairy farm – only she was a state away in Wisconsin. “I saw growing up how challenging farming could be, and never expected to return to it,” Molly explained. Her family had stepped away from farming to pursue other opportunities when she was in sixth grade. She remained connected to agriculture, however, through working for an agricultural sales company in Wisconsin after graduation.
Bryan and Molly met through a mutual friend at church and quickly started making plans for their future together. “I actually remember Bryan sitting me down when we were dating and telling me, ‘I want to farm, and this is the amount of debt I want to get into. If you’re ok with that, we can continue this relationship’,” laughed Molly.
Inspired by Bryan’s vision for the farm and their plans for the future, the couple got engaged in March of 2018. “It was a really exciting time, and we were just looking forward to getting our life started together,” said Bryan.
An Unexpected Turn
Bryan and Molly had been making plans for expanding the farm. At the time, Bryan was milking around 140 cows, which was the size of the operation he had grown up with. “We were planning to double our herd size and were working on building a new barn with robotic milkers,” said Bryan. “It was an exciting step for us.”
One week after getting engaged, and three weeks away from completing the construction, the unthinkable happened. The barn caught fire and burned down.
Molly, who at the time was still living in Wisconsin five hours away, remembered when she heard the news. “I got a video call from Bryan, and he just said, ‘My barn is burning down right now.’ I didn’t even believe him until he flipped his phone camera around to show me. I was speechless.”
“I actually called a local farmer I knew and asked them what they thought the best thing I could do to help was. They told me right away the most important thing was to just go be with Bryan. So that’s what I did,” Molly said. “I hopped in my car and got to Michigan around midnight.”
The barn was a total loss. “I remember thinking, ‘Is this it? Do we just give up?’” said Bryan. “By Monday of the next week though, I had decided we were going to rebuild.”
“I was kind of surprised, but not really,” said Molly. “It all happened so fast, but knowing Bryan and how determined he is, I wasn’t surprised he wouldn’t let it stop him.”
By the end of that month, they had already set plans in motion for what they needed to do to rebuild.
Bryan had taken out a farm construction loan with GreenStone after watching his parents work with them for decades. “We still had some funds available with GreenStone, and we were able to use that money to buy trusses for the new barn and new robotic milkers,” explained Bryan.
Their challenges weren’t over, however. “The builder we had used originally wasn’t able to build the new barn, so we had to find a new builder,” said Bryan. “Even though it was a challenging process, GreenStone was with us through it all.”
New Growth
Despite all they had faced in the past few months, Bryan and Molly continued with the construction of their new barn in June, only three months after the fire.
That summer was full of exciting moments, as they also got married that July!
By October, they had finished the build and were ready to start moving cows over to the new barn. Through their new robotic milkers, they were able to milk more quickly and efficiently than ever before.
“We’ve continued to expand ever since,” said Bryan. In late 2021, they added another addition to the barn and added two more robotic milkers through financing from GreenStone. “We were up to 340 cows with six robotic milkers.”
At that point, the Bensons had started working with their current financial services officer at GreenStone, Autumn Rector. “We were introduced to Autumn in 2021, and she’s been a part of the growth of the farm ever since. She’s been great to work with. We’ve never had a bad experience working with anyone from GreenStone!” Molly said smiling.
In June of 2025, the couple expanded again and took in another 180 cows from a neighboring farm, adding four more robotic milkers to a facility down the road from their farm.
“It’s been rewarding seeing the kind of growth they’ve experienced,” said Autumn. “Getting to work with them and seeing them be successful after the challenges they faced while first starting out is very inspiring.”
Bryan and Molly, along with their four children who are the sixth generation of Bensons to live on the property, continue to look towards the future of their farm and their family’s legacy. “We’ve always known what our goals are and will just keep pushing forward,” they said.
At GreenStone, everything we do boils down to our commitment to you — the people and rural communities we serve. As a member-owned cooperative, GreenStone’s success is directly tied to the success of its customers. For us, commitment to our members means standing alongside you year after year, through strong markets and challenging cycles alike. We strive to provide education, resources, and partnerships to help you plan, adapt, and achieve your goals. In 2025, we continued to invest in outreach and engagement efforts focused on supporting and strengthening rural communities, the agriculture and forestry industries, and the people who call Michigan and northeastern Wisconsin home for their families and farms.
CultivateGrowth: Investing in Our Future
Supporting and developing the next generation of operators is critical to securing a strong future for the agriculture and timber industries. We continued to prioritize investment in young, beginning, and small farmers (YBSF) through GreenStone’s own CultivateGrowth program. We remain committed to helping customers at all stages build strong foundations and navigate the challenges inherent in agriculture.
In 2025, GreenStone continued strengthening its partnership with Michigan Farm Bureau and Wisconsin Farm Bureau’s young farmer programming, providing education, leadership development, and networking opportunities that help producers grow through each stage of their operation.
We also maintained strong partnerships with Michigan State University Extension and the United States Department of Agriculture, among many others, sponsoring and helping launch new YBSF resources. These programs reflect our proactive efforts to equip farmers with trusted resources including practical tools and relevant education.
Among the CultivateGrowth program offerings was the launch of the next mentorship cohort, pairing experienced producers with emerging farmers to encourage knowledge sharing and long-term success, and GreenStone’s CultivateGrowth conference where attendees experienced the benefits of networking, education, and laughter together.
Directly supporting students pursuing agriculture education is another way GreenStone continues to support the future of the agriculture industry. In 2025, we awarded nearly $60,000 in scholarships to students pursuing careers in agriculture. This brings our total scholarship contributions since 2010 to more than $550,000.
Strengthening Rural Communities Through All Cycles
Strong rural communities are essential to the success of our members, particularly during periods of change and challenging economic cycles. GreenStone’s commitment to rural resilience extends to every community where our members live, work, and play through education, engagement, and investment.
In 2025, GreenStone invested $1.5 million and provided more than 12,800 service hours with nearly 1,000 organizations that directly impact our members, from local fairs and festivals to producer education and professional development initiatives. Through support of efforts like Michigan’s Sportsmen Against Hunger, we reinforced our commitment to serving the food insecurity in our communities while supporting environmental conservation. In Wisconsin, through support of organizations like the Coleman Police Department and the Clintonville Fire Department, we help ensure first responders are prepared to serve our members.
Hosting construction seminars throughout our territory further provides rural residents, and those looking to relocate to the country, with an opportunity to learn about the construction loan process from our local GreenStone experts. Expanding the opportunity to both the spring and fall seasons in 2025 offered more opportunities for participation at times most appropriate to our members’ needs.
Continued Commitment to the Timber Industry
Like many other agricultural commodities, the timber industry’s distinct challenges, from shifting market demand to regulatory and environmental pressures and input cost disparities, emphasize the importance of our ongoing commitment. Supporting timber producers navigating the economic cycles comes in many facets, from investing in education, to collaboration and industry partnerships that promote long-term success.
In 2025, GreenStone’s annual timber forums provided attendees with industry and mill updates, equipment financing, transition and estate planning, audit preparation, and legislative updates.
We also strengthened partnerships with industry organizations like the Michigan Association of Timbermen, the Forest Resources Association, and the Great Lakes Timber Producers Association. Our commitment to the future of the industry is further reflected through sponsorship of timber scholarships and active participation and sponsor at the Great Lakes Logging Expo.
A Long-Term Commitment to Resilience
GreenStone is a cooperative of more than 29,000 resilient member-owners. By remaining committed through every cycle, proactively investing in education and outreach, and supporting members with the tools they need to succeed, we continue to strengthen the communities we serve – the places we all call home.
After buying their first house in Hancock, Mich., in 2010, Dan and Michelle Seguin vowed their next move would be their last. After a decade and a half filled with lots of life, planning, and hard work, that dream is close to becoming a reality.
Dan and Michelle met as students at Michigan Tech University. They fell in love with the area and knew it was where they wanted to put down roots. They set their hearts on one day building their forever home amid the rugged beauty of the Keweenaw Peninsula.
After an extended season completing degrees in their respective fields – Dan in engineering and Michelle in medicine, the Seguins started their careers years after many of their peers, and with more student loan debt.
Finding a Perfect Property
A few years after buying their first home, Dan and Michelle came across a beautiful piece of property near Houghton. It was exactly what they were looking for, and it was for sale. But it was completely out of their price range. While unable to make an offer, the Seguins kept their eye on the property. It never sold and eventually went off the market. After a few years, they assumed that was that.
But it wasn’t.
“By complete happenstance, I was working with a colleague of mine, and we were just talking about future plans—wanting to get some property, wanting to build a house,” said Dan. “He said, ‘You should talk to my friend Marty.’ And it turns out Marty was the person selling this place we had looked at five or six years earlier.”
The next weekend Michelle came up from Marquette, where she was working at the time, so the couple could see the property together. The 120-acre tract included a bustling trout stream, rustic cabin, and endless potential.
“It was absolutely perfect,” said Dan.
Dan and Michelle knew they didn’t want to let the property slip away for a second time.
“By not going through a realtor, we saved some money, and by us being in a better financial position, we were able to work directly with Marty and with GreenStone to close on the property,” said Dan.
Working for a Dream
In spring of 2024, Dan reached out to GreenStone again, this time to discuss a construction loan. Amber Hanson, Dan and Michelle’s financial services officer, helped them put their goals into perspective and make a plan for achieving them.
Approval didn’t happen overnight. It started with early, transparent conversations about where the Seguins were financially—and where they needed to be. Initial construction loan conversations revealed a gap between the home they envisioned and what their finances could support.
“We looked at it right then as a snapshot—this is where you are, this is what your debt is, this is what your income is, and this is what we can do,” said Amber. “At that point, the loan amount was not going to get them to where they wanted to be.”
For more than a year, Amber worked with Dan and Michelle as they focused on paying off debt in pursuit of qualifying for a construction loan at an amount that would allow them to build the home they wanted.
“We started looking at things line item by line item. … He (Dan) would call and say, ‘Hey, just so you know, we paid off this and this and this.’ And I’d say, ‘OK, here’s where you’re at now—debt-to-income wise, it’s moving in the right direction,’” said Amber.
Using the equity from their recreational land loan and knowing the Seguins would be selling their home in town after construction was completed, they were approved. Soon after, the biggest hurdle in the Seguin’s journey nearly derailed it all together.
The first appraisal for the construction loan came back dramatically lower than was expected. The news took an emotional toll on the Seguins.
Amber pushed for a second appraisal. This time, the property was broken into a 40-acre tract where the home would be built and a separate 80-acre tract. By separating the land into two tracts the appraisal came back where it needed to be for Dan and Michelle to move forward.
“When the second appraisal came back, it was like Christmas Day,” said Amber as she recalled the Seguins’ excitement.
“We had quite a few little adjustments along the way and small little hiccups like you always do with such a project,” said Dan. “She (Amber) was awesome to work with through the entire process, and I give her great credit for working with us and being patient with us and helping us along the way.”
Building a Forever Home
Construction on the Seguins’ forever home began in September of 2025 and is expected to be completed by early summer of 2026. After the long journey to get to this point, Dan and Michelle were thrilled with how quickly the home has taken form – especially in the often-unforgiving fall and winter seasons of Michigan’s upper peninsula.
“To think that on September 1 it was just a hole in the ground—and now it’s fully sealed in—is pretty amazing,” said Dan. “You can stand in the skeleton of the house right now and see where life is going to happen.”
“Every time I get a text message with a picture (of the progress), I’m just so happy for them,” said Amber. “I’m really so, so, so happy that it worked out for them… and just really thankful that I have them as my customers.”
The Christmas season is uniquely meaningful to Dan and Michelle. They were engaged around Christmas in 2008. Nearly two decades later, they celebrated their last Christmas at their home in town and got a taste of their new life in the country. With the porch of their new home completed, they had the opportunity to sit in lawn chairs over the 2025 Christmas and watch their son Oliver sled down the driveway like he will do for years to come.
“This is what it is going to be like,” Dan recalled thinking in that moment. “Every Christmas is going to be like this.”
Courtney Walsh is partnered with her brother, Calob Crumbaugh, and the rest of her family with C&W Farm Services. The farm operation raises corn, soybeans, and wheat. They formed the LLC with the long-term goal of expanding their services, like incorporating drone application technology into their farming practices. Their focus is improving efficiency and crop yields through innovation, while continuing to build on the foundation of their family farm.
As their operations grew, they started thinking more seriously about expanding into drone services. Initially, the certification process felt overwhelming because of all the required paperwork and licensing. However, in 2025 they committed to completing all the necessary certifications and legal requirements so they could move forward confidently and legally with drone applications.
Working with GreenStone since 2019, it wasn’t until Walsh attended GreenStone’s CultivateGrowth conference where she was encouraged to apply for the CultivateGrowth grant. She found it to be a straightforward application process. “The first time I submitted it, there was a technical issue and it didn’t go through, but the team was incredibly helpful and forgiving. Courtney Ross [CultivateGrowth program manager] assisted me through the process, and it ended up being very smooth.”
Building skills to fly forward
She used the grant money towards commercial pesticide licensing, including study materials and books, drone certification coursework, and other remote pilot licensing requirements. To legally operate the drone for agricultural spraying, you must complete both pesticide certification and drone pilot certification. The funding helped them make that process financially manageable.
Some portions of the training were in-person, while others were self-paced. “I learned a lot of self-motivation and discipline with the online courses because there were no harsh deadlines so it was up to me to keep myself accountable if I wanted to complete it the best I could,” Walsh added.
She gained a much deeper understanding of the drone industry from doing these courses. The certifications were essential for them to begin applying fungicide to their wheat using a drone. Traditionally, when using a ground sprayer, the tires run over portions of the wheat crop, which can reduce yields. With a drone, there is no crop damage from equipment running through the field, which promotes higher yields. “The drone also allows us to spray fields that are harder to navigate with traditional equipment,” she noted.
Their goal is to eventually complete all their fungicide applications using the drone. They are still in the early stages, but they expect to see more measurable yield improvements over the next growing seasons as they fully integrate the technology.
Walsh says she wants to encourage others to attend the conferences and seminars and put themselves out there.
“This grant came from a simple networking opportunity, and it has been incredibly valuable to us. We truly appreciate GreenStone and their continued support for our farm and business growth,” Walsh said.
If you are interested in seeing what growth opportunities are available to you, click here to learn more about the CultivateGrowth grant.
Earlier this month, we wrapped up our spring construction seminars. These in-person and online sessions allow our team of experts to share their knowledge and insights into the home construction process. Our goal is to help you make informed decisions as you navigate the journey of building your dream home! If you didn’t get the chance to attend one of our seminars, here are some of the most frequently asked questions we received and our answers.
Timelines for Pre-Approval & Construction
Q: How long is my pre-approval for a home construction loan valid for?
A: Credit reports and pre-qualification are valid for 90 days. After loan approval, borrowers generally have another 90 days to close. The total timeline from application to closing may be up to 180 days depending on the timing.
Q: How soon should I start the loan approval process?
A: Ideally, borrowers will begin taking steps before closing on their loan – about 60-90 days before construction begins. This will give your financial services officer time to help you estimate the affordability of the project and plan construction costs.
Q: What is the timeline for completing the construction of my home with a loan from GreenStone?
A: Construction loans with GreenStone are structured within a 12-month build period.
Q: What happens if the construction of my home takes longer than 12 months?
A: Principal and interest payments begin at the 12-month mark. If construction goes past 12 months, borrowers can request a 90-day construction agreement extension. Extensions allow you to continue requesting draws during construction and typically have a fee of 0.25% of your loan amount.
Q: When is the construction of my home considered complete?
A: Construction of your home is considered complete once you have a Certificate of Occupancy and GreenStone has completed the final inspection.
Construction Costs
Q: Why does GreenStone recommend a $180 per square foot minimum for my DIY construction project?
A: The $180 per square foot minimum for DIY construction is intended to ensure there are enough funds set aside to build the home. Similarly, the recommended minimum when building a contracted home is $200 per square foot.
Q: How do I calculate the value of my construction project’s square footage?
A: To calculate your project’s square foot value, divide the total contracted amount price listed on your sworn statement by your build’s total number of square feet.
Q: Does the square foot value of my project include the value of the land, garage, or basement?
A: No, the value only applies to the livable square footage of your project, not the land value. Unfinished spaces, such as garages and basements, are generally not factored into the per-square-foot calculation.
Construction Loan Draw Process
Q: What is a construction loan draw?
A: A draw is a request you or your general contractor will make to GreenStone to release the funds needed to complete the next step in the construction process.
Q: How are draws scheduled?
A: Draw requests will be submitted using a sworn statement outlining the expenses. If you are acting as your own general contractor, you will work with your GreenStone construction disbursement specialist to request the funds for each line item listed on your sworn statement.
Q: How do I request a draw myself for a DIY construction loan?
A: To request a draw, you will need to submit your updated sworn statement form as well as any lien waivers from previous draws. This documentation verifies work that has already been completed so GreenStone can release the funds for the next step in the construction process. Watch this informative video on how to request a draw!
Using Equity, Land, and Other Assets
Q: Can equity from another property be used for my down payment on my construction loan?
A: Yes, you can use additional real estate as collateral to help meet down payment requirements.
Q: Is land included in my appraisal of the construction project?
A: Yes, land value is included in your appraisal and loan-to-value calculation.
Q: Can a land loan from another lender be rolled into the construction loan?
A: Yes, existing land loans from other institutions usually must be rolled into the construction loan at closing.
Paying Interest and Rate Conversions
Q: Will I pay interest on my full loan amount during construction?
A: No, you will only pay interest on the funds that have been already drawn for the construction project. If no funds have been used yet, little to no interest is owed. If land loans or initial draws are included at closing, interest would begin on those amounts immediately.
Q: How will my down payment affect interest charges?
A: Down payments are used first before loan funds, meaning borrowers do not pay interest on their own money.
Q: Does GreenStone offer interest rate conversions?
A: Yes, an interest rate conversion is available for qualified borrowers. The fee for an interest rate conversion, is generally about 0.25% of the loan balance, and your financial services officer will help evaluate whether a conversion provides enough rate savings to justify a fee.
Loan Management After Construction
Q: Are there any prepayment penalties?
A: No, there is no prepayment penalty.
Q: Can I make a large payment on my construction loan after selling a previous home?
A: Yes, borrowers commonly sell their previous home after construction and apply the proceeds towards the construction loan.
Q: Can my construction loan be re-amortized?
A: Yes, loans can be re-amortized to reduce monthly payments after a major principal payment. This process typically does not include any additional fees.
Patronage and Member Benefits of Working with GreenStone
Q: What is Patronage?
A: Patronage is the return of a significant portion of our profits back to our members in the form of Patronage dividend checks. Learn more here!
Q: What amount can I expect to get back in Patronage each year?
A: Your Patronage payment is based on the net interest income earned on your loan by GreenStone. Return amounts vary, but often effectively reduce a borrower’s interest rate by about 0.5-0.75%.
Q: How will I be supported by GreenStone through the home construction process?
A: We have decades of experience in home construction financing to help bring your plans to life. As your trusted financial partner, GreenStone will never sell your loan. Our dedicated team of experts are here for you every step of the way from loan application to final payment! Click here to contact your local GreenStone branch.
The journey of turning your dream home into reality can be both exhilarating and overwhelming. Whether you’re just beginning to explore the home building process, or you’ve already laid out your plans, navigating the numerous choices can be a daunting task. We are here to help you each step of the way!
Be on the lookout for future construction seminars near you.