Unlocking the Value of Midwest Farmland: A Comprehensive Guide to Current Land Prices and Expert Insights - May 2025 Report
Welcome to Our Monthly Midwest Farmland Value Report
In this monthly report, Jason Smith, Land Broker and Auctioneer dives into Midwest farmland values, helping you understand the factors that determine what your farm is potentially worth. Our goal as auctioneers and farmland real estate agents is to provide you with up-to-date information, recent sales data, expert insights, and tips for maximizing the potential value of your farmland sale. Let us answer the questions you have about selling farmland in Minnesota. Contact us today for a free consultation.
Understanding Midwest Farmland Values:
Creighton University Rural Mainstreet Index (RMI) – May 2025 Update
According to Creighton University’s May 2025 Rural Mainstreet Index (RMI), economic conditions across the Midwest’s agricultural regions continue to show signs of strain. The overall index rose slightly to 44.0, up from 40.0 in April, but remained below the neutral growth threshold of 50.0 for the 20th time in the past 21 months. Bankers across the 10-state region remain cautious, with the confidence index falling to 30.0—reflecting growing concern over lower commodity prices and ongoing trade uncertainty. A staggering 68% of surveyed rural bank CEOs cited declining crop and livestock prices as the greatest threat to their local economies, while nearly 25% pointed to the risk of retaliatory tariffs.
One of the most telling indicators of rural economic health—the Farmland Price Index—continued its downward trend, dropping to 39.6 in May from 41.7 in April. This marks the 12th time in 13 months that the farmland index has remained in contraction territory. Contributing factors include high interest rates, declining net farm income, and softening demand from buyers.
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Minnesota:
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Missed neutral inflation line for the 12th time in 13 months, but showed improvement — the May farmland-price index rose to 40.9 from April’s 39.6
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South Dakota:
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While May-specific numbers weren’t called out individually, the state shared in the regional trend. Creighton noted the farmland-price subindex remained below neutral for the 12th time in 13 months .
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Nebraska:
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Nebraska also fell below the neutral line in May, with its farmland-price index at approximately 37.3
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Missouri:
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Likewise, Missouri posted a sub-neutral figure: approximately 33.8 in May
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Note – As a farmland real estate professional, I understand how reports like this can sound discouraging—but it’s important to remember that numbers don’t always tell the full story. While the overall sentiment among rural bankers is cautious, we’re still seeing strong interest from qualified buyers, especially for high-quality, well-located farms. One of the key advantages for landowners right now is that inventory remains low—there simply aren’t many farms on the market this summer, which helps keep competition strong for available properties.
If you’ve been thinking about selling your farm this fall, now is a great time to reach out for a market analysis to understand what your land could be worth in today’s market. Many sellers wait until after harvest to list their land, which means we often see an influx of auctions later in the year. By acting sooner—before that seasonal wave hits—you’ll benefit from less competition and more focused attention from buyers. Every farm is different, and local conditions often outweigh national trends, so don’t let headlines deter you. Let’s talk about your land’s unique potential and whether this fall is the right time for you to sell.
Jason Smith, Broker | Auctioneer
Founder, Farmland Auctioneer & Land Broker
Jason is a veteran farm real estate auctioneer with many awards and accolades. He is among the top Farmland Auctioneers in the Midwest. Licensed in Iowa, Minnesota, Nebraska and South Dakota.
Email: [email protected] | Phone: 515-537-6633
May 2025 Farmland Sales & Prices Across the Midwest
Staying up to date on farmland prices is crucial for buyers and sellers. Below, we break down recent sales data, including county locations, land size, soil productivity ratings, and sale prices per acre. By analyzing this data, you can gain insight into the current farmland market and what your property may be worth.
Minnesota Farmland Sales – May 2025
Average price of farmland in Minnesota (80%+ tillable farms sold by auction)
- Total acres sold: 953.51 acres
- Average price per acre: $8,880
- Average price per tillable acre: $9,790
- Average dollars per CPI: $105
🏆 Highest Sale: 120 acres in Nobles County sold for $11,100/acre on May 15th.
- Tillable Percentage: 98%
- Crop Productivity Index (CPI): 80.7
- Price per CPI: $138
South Dakota Farmland Sales – May 2025
Average price of farmland in South Dakota (80%+ tillable farms sold by auction)
- Total acres sold: 72.68 acres
- Average price per acre: $15,700
- Average price per tillable acre: $16,301
- Average dollars per CPI: $179
🏆 Highest Sale: 72.68 acres in Lincoln County sold for $15,700/acre on May 1st.
- Tillable Percentage: 96%
- Crop Productivity Index (CPI): 87.7
- Price per CPI: $179
Nebraska Farmland Sales – May 2025
Average price of farmland in Nebraska (80%+ tillable farms sold by auction)
- Total acres sold: 319 acres
- Average price per acre: $8,323.90
- Average price per tillable acre: $8,634
- Average dollars per NCCPI: $133
🏆 Highest Sale: 152 acres in Gage County sold for $9,000/acre on May 15th
- Tillable Percentage: 95%
- National Commodity Crop Productivity Index (NCCPI): 62.6
- Price per NCCPI: $144
Missouri Farmland Sales – May 2025
Average price of farmland in Missouri (80%+ tillable farms sold by auction)
- There were no auction sales of 80% of more tillable farms for Missouri in May to report
Full Farmland Sales Data for May 2025
Want to see more detailed sales data? Click below to view farmland prices for each state:
📌 Iowa Farmland Sales – May 2025
📌 Illinois Farmland Sales – May 2025
FAQ: How long does it take to sell farmland at auction?
From the time you sign a listing agreement to the final closing, the entire auction process typically takes about 65 to 80 days. It happens in two main phases: the marketing period, which lasts around 30 days and leads up to the auction day, followed by the closing period, which generally takes another 30 to 40 days after the auction is complete.
Minnesota Farmland Recent Sales
Call us about selling your land at (641)423-6400. We can help you safely transition your land ownership using a private sale, public auction or even a private land auction.
| County | Date Sold | Total Acres | Total Price | $/Acre | Tillable Acres | $/Tillable Acre | % Tillable | Soil Score | $/CPI |
|---|---|---|---|---|---|---|---|---|---|
| Lincoln | 05/29/2025 | 433.38 | $3,293,688 | $7,600 | 353.40 | $9,320 | 81.55 | 91.9 | $83 |
| Clay | 05/21/2025 | 139.36 | $829,192 | $5,950 | 117.47 | $7,059 | 84.29 | 70.0 | $85 |
| Wilkin | 05/20/2025 | 80.00 | $800,000 | $10,000 | 78.67 | $10,169 | 98.34 | 95.6 | $105 |
| Wilkin | 05/20/2025 | 150.65 | $1,468,838 | $9,750 | 132.53 | $11,083 | 87.97 | 85.5 | $114 |
| Nobles | 05/15/2025 | 150.12 | $1,666,332 | $11,100 | 147.24 | $11,317 | 98.08 | 80.7 | $138 |
| Averages/Totals | 953.51 | $8,058,050 | $8,880 | 829.31 | $9,790 | 90.05 | 84.7 | $105 |
South Dakota Farmland Recent Sales
| County | Date Sold | Total Acres | Total Price | $/Acre | Tillable Acres | $/Tillable Acre | % Tillable | Soil Score | $/CPI |
|---|---|---|---|---|---|---|---|---|---|
| Lincoln | 05/01/2025 | 72.68 | $1,141,076 | $15,700 | 70.00 | $16,301.09 | 96.31 | 87.7 | $179 |
Nebraska Farmland Recent Sales
| County | Date Sold | Total Acres | Total Price | $/Acre | Tillable Acres | $/Tillable Acre | % Tillable | Soil Score | $/NCCPI |
|---|---|---|---|---|---|---|---|---|---|
| Gage | 05/15/2025 | 160.00 | $1,440,000 | $9,000.00 | 152 | $9,474 | 95.00 | 62.6 | $143.77 |
| Pawnee | 05/06/2025 | 159.00 | $1,216,000 | $7,647.80 | 156 | $7,795 | 98.11 | 62.5 | $122.36 |
| Averages | 319.00 | $2,656,000 | $8,323.90 | 308 | $8,634 | 96.56 | 62.6 | $133.07 |
Missouri Farmland Recent Sales
There were no 80% or more tillable sales for Missouri in May.
Rachel Tiffany
Auctioneer & Land Broker
Rachel is a licensed real estate broker assistant, auctioneer, and farmland agent in Iowa and managing broker and auctioneer in Illinois specializing in the sale of farm, land, and rural residential real estate. She is a graduate of Iowa State University, where she received a Bachelor’s in Animal Science with a minor in Agricultural Business. She is also a graduate of the National Auctioneers Association Certified Auctioneer Institute (CAI) school in March 2023. Rachel is eager to answer your questions, talk with you about your farm, and help you gain a deep understanding of your options as a seller. If you’re considering selling land, or even just curious about your options for the future, please don’t hesitate to reach out to her.
Email: [email protected] | Phone: 515-954-8063
Navigating the Selling Process:
Tips for Selling Your Farm
Explore a set of practical tips for successfully selling your farmland by downloading our free eBooks here. Schedule a non obligatory consultation with us today and we will cover everything from when is the best time to sell, a customized marketing plan, sales methods, how we can help you find the right buyer, and answer your questions.
Farm Real Estate Experts in the Midwest
Meet our team of Midwest farm real estate and auction experts who can provide you with valuable guidance and personalized assistance throughout the selling process. If you’re looking to uncover the true value of your Minnesota farm or are considering selling, don’t hesitate to reach out to our experienced team. We’re here to provide you with a customized plan to meet your goals. Contact us today to get started.
Assessing Your Farm’s Worth:
Land Market Analysis Appraisal Technique
Curious what your farm could sell for? We prepare market analysis for each of our farmland sellers to help you discover and learn what your farm is worth from our market based research and expertise. Fill out our form here to request a market analysis of your farmland or call us at 507-769-0128.