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If you’re looking for cheaper farmland, start with the Mountain and Southern Plains regions: USDA’s 2026 averages were the nation’s lowest. At the state level, the latest figures cited here are from 2025, with New Mexico, Wyoming, Nevada, and Montana among the lowest. These figures are useful for building a shortlist—not proof that a specific property is a bargain. They measure average farm real-estate value, not current asking prices or bare-land appraisals.
Where is farmland cheapest?
USDA Economic Research Service data put the Mountain region at an average farm real-estate value of $1,710 per acre in 2026, the lowest among the USDA economic regions. The Southern Plains followed at $3,000 per acre. These are regional averages, not state rankings or parcel-level prices.
For context, the U.S. average was $4,500 per acre in 2026. USDA ERS reported that figure was up 3.4% nominally from 2025 and 0.4% after inflation. The national averages for 2026 were $6,020 per acre for cropland and $2,000 for pastureland. The categories are not interchangeable: a state or region with more pasture in its mix may have a lower overall average than one with more cropland. USDA ERS land values and cash rents explains the measures and provides the underlying data.
What states have the cheapest farmland per acre?
The latest state figures cited here are USDA National Agricultural Statistics Service (NASS) 2025 averages. They measure farm real estate—land and buildings on farms—not bare acreage, a live listing, or a valuation of any individual parcel. The figures below are candidates for further research, not a definitive ranking of bargains.
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| State | 2025 farm real-estate average | Why it may merit a closer look |
|---|---|---|
| New Mexico | $725 per acre | Lowest state average in the cited 2025 figures; investigate water availability and the intended land use parcel by parcel. |
| Wyoming | $1,000 per acre | A low statewide average makes it a screening candidate; verify access, water, and usable acreage locally. |
| Nevada | $1,200 per acre | Compare properties by water access and productive capacity rather than relying on the statewide figure. |
| Montana | $1,230 per acre | Its statewide average is low relative to many states, but local land type and conditions still matter. |
| Colorado | $2,290 per acre | Use the state average only to begin a search; compare like land types in the same local market. |
| North Dakota | $2,360 per acre | A candidate for local comparisons, not evidence that any specific tract is underpriced. |
| Oklahoma | $2,540 per acre | Check whether the parcel is cropland or pasture and assess its productive capacity. |
| South Dakota | $2,970 per acre | Compare local properties on the same land-use basis before judging price. |
| Texas | $2,970 per acre | A statewide average cannot substitute for a comparison within the parcel’s local market. |
| Kansas | $3,100 per acre | Investigate county-level values and comparable sales for the specific type of land. |
| Maine | $3,350 per acre | A state-level screening figure only; verify parcel access, condition, and permitted use. |
| Mississippi | $3,580 per acre | Compare local cropland with cropland and pasture with pasture; the statewide average mixes property types. |
USDA NASS reported a 2025 state range from $725 per acre in New Mexico to $22,500 in Rhode Island. The figures above are farm-real-estate averages and should not be described as state cropland values. See the USDA NASS 2025 Land Values report for the state data and definitions.
How much does farmland cost per acre?
There is no single price per acre that applies to every kind of farmland. USDA’s 2026 national averages show the difference: cropland was $6,020 per acre and pastureland was $2,000. These are broad benchmarks, not estimates for a parcel or a quote from a seller.
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Rent figures also differ by land type. USDA ERS put 2026 national cash rent at $160 per acre for cropland, down 3.5% from 2025 in inflation-adjusted terms, and $16.50 per acre for pastureland, up 3.4%. These are national rent benchmarks, not expected returns or investment yields for a particular property. A rent figure should only be compared with land of a similar type and in a relevant local market. USDA ERS data provides the national and regional series.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Is cheap farmland actually a bargain?
Not necessarily. A low per-acre average can reflect a different mix of pasture and cropland, lower productive capacity, or other parcel characteristics. USDA ERS identifies soil quality, government payments, rural amenity value, and proximity to urban areas as factors that can affect farmland value. A low price alone does not establish that a property is undervalued or suitable for your plans.
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Before treating a listing as a bargain, compare it with recent local sales of similar land and investigate the parcel itself:
Quick Recap
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- Land type and soil: Confirm whether the acreage is cropland, pasture, or a mix. Review soil information and arrange appropriate testing; an initial field screen is not a substitute for laboratory analysis.
- Water: Verify the source, reliability, legal access, and suitability for the intended use rather than assuming water is available.
- Access and usable acreage: Check road access and how much of the property can realistically be used for farming or grazing.
- Permitted use: Confirm zoning, easements, and other restrictions with the relevant local authorities.
- Comparable transactions: Seek recent sales of similar properties in the same area. A state or regional average cannot tell you whether a specific asking price is competitive.
How to use the figures to build a shortlist
- Choose the land type first. Decide whether you are looking for cropland, pasture, or another agricultural use so that you do not compare unlike properties.
- Use regional and state averages as screening tools. The 2026 regional data and 2025 state data can help identify places to investigate, but they are not appraisals or current listing prices.
- Move to local evidence. Compare county or local values and recent sales for similar acreage and land type, then review current listings in the same market.
- Inspect the parcel’s constraints and potential. Verify soil, water, access, usable acreage, and permitted uses before deciding whether the price fits your plans.
- Assess the full cost. Account for property-specific work or constraints that could affect how much of the land is usable and what it will take to operate it.
Product prices and availability are accurate as of the date/time indicated and are subject to change. Any price and availability information displayed on Amazon at the time of purchase will apply.
