What Flat Land Prices Reveal in the Twin Cities Fringe
Farmland values in southern Minnesota and along the Twin Cities fringe have largely held steady over the past year – a trend that’s become clear across a region spanning from metro-influenced counties down to the Iowa border.
The area features strong concentrations of corn and soybeans, along with swine operations and pockets of poultry production. While dairy once played a larger role, its influence has waned. As development creeps outward from the Twin Cities, rural residential buyers are beginning to shape transitional Minnesota land prices.
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Recent sale activity reflects a flat market. In counties like Waseca and Le Sueur, recent sales have ranged from approximately $9,000 to just under $13,000 per tillable acre. Those numbers illustrate the diversity in buyer interest and parcel quality. Even as some parcels command premium prices – often due to adjacent landowner interest or long-standing expansion plans – others see minimal bidding activity or none at all.
Across the territory, high-quality ground continues to sell well. Tracts with poor drainage, marginal soils or limited ease of farming are more likely to face headwinds.
Several factors are currently influencing land values: commodity price shifts, elevated interest rates and business decisions about growth, diversification or transition. Some producers are investing in swine facilities to support nutrient management strategies. In other cases, outside investors – brought in by landowners or operators – are helping support values in a market that might otherwise soften.
Looking ahead, expectations point to continued stability. Good-quality ground remains in demand. Lower-tier parcels may see additional pricing pressure, especially in areas with fewer motivated buyers. While green energy development is present in parts of the region, it has not yet emerged as a major influence on southern Minnesota land prices.
On the livestock side, the most notable activity involves swine barns. Rather than building new, many producers are opting to upgrade existing facilities to meet updated specifications. Poultry activity has remained relatively quiet.
For landowners, operators and ag professionals trying to navigate a flat market, understanding the full picture is critical. Compeer Financial’s appraisal team offers region-specific insights and valuation tools to help clarify local land dynamics and property potential.
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