If you’re searching for the cheapest farm land for sale by owner, then this post is for you!
So you have decided to buy a farm. Congratulations! Deciding to buy was the easy part, so now it is time to find that perfect farmland to start your own farm. Whether you are already a farmer and looking to expand or you are just getting started, there are many options out there for buying farmland.
Cheap farmland is relatively easy to find if you know where to look for it. Wide-open states in the Midwest tend to have cheaper farmland available, along with the regions around Arkansas and New York. The cost of the land also depends on how much work will need to be done to get it farm-ready.
If you are anxious to find your farmland and get started in this niche, read on to learn all about the different places to look and methods to use!
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Cheapest Farm Land for Sale by Owner
Finding the cheapest farmland to purchase can be a bit of a complicated thing. On the one hand, empty land that is unprepared for farming will be the cheapest option. This simply goes by acreage, and you will have to prepare the land after purchasing it. This is a great option for those who want to shape the land to their specifications or who have to start small due to funds.
On the other hand, farmland can be sold as a complete farm with various amenities included. This might include:
- Prepared fields for farming
- Buildings such as barns, silos, or sheds
- Farm equipment and machinery
- Various livestock and their structures, such as stables, paddocks, or coops
- Fencing
- A farmhouse to live in
While this may be a more expensive option up front, it could end up saving you a lot of money and time since you will not have to buy the necessary equipment or prepare the land. Because of this, “cheapest” is more subjective, depending on your intentions after purchase.
Knowing where to look is also important, as certain regions have better prices than others. If you are willing to put some work into making land and soil viable for farming, you can find some fantastic prices.
How do I Find Farm Land for Sale by Owner?
Finding farmland to buy can be a bit different than finding a house. The good news is that there are many additional options out there for you.
- LandLink programs are separated by state and typically list land being sold by farmers who are getting ready to retire, want to downsize or get out of farming altogether.
- Similar to using Zillow to find houses for sale, there are many websites on the internet dedicated to selling farmland, such as LandWatch or FarmFlip. These can be either regional or national and are typically listed by the owner themselves.
- County and state fairs often have resources available. The larger fairs may have sections or even classified boards available, while the smaller ones can still provide great networking.
- Consult your local 4H. They have a fantastic network and often know who is looking to sell.
- Land auctions can be hit or miss, but they do often include farmland.
Rather than choosing only one of the above options, you should be looking into some or all of them and comparing options. The more variety you get, the better deal you can find.
Above all, be patient. Rushing out and buying the first decent deal you find could mean missing a fantastic deal if you had waited a bit. There are always gems waiting to be discovered that are being sold for much cheaper than their actual value!
What’s the Difference Between Owner Sold Land and Realtor Sold?
Owner sold, and realtor sold land are two different processes that each have their own pros and cons. An owner sold property is done directly with the owners themselves without an agency playing middleman. A property sold by a realtor is done through an agent who handles all aspects of the sale for the owner.
Owner-sold land is typically cheaper because it does not include the realtor fees. There is also less red tape involved, though if you are going through a lender, you still might have to go through that. The process can be much more personal, and owners might be more willing to bargain with you. It can be more difficult to find FSBO (for sale by owner) properties and is not as streamlined.
There are also various things you will need to watch for on your own when purchasing directly through the owner. It can seem overwhelming, but most of these go through similar agencies. You should:
- Check the status of land taxes. Most counties have an online database showing tax payment history. You should also check what types of buildings are allowed if you plan to add a house or any outbuildings.
- Have an appraisal done to be sure you are paying a fair price. You will also want to have a surveyor come in and mark the land boundaries.
- Check the zoning and make sure the land is approved for farmland. If the seller is selling a section of his land rather than the whole property, you will want to make sure that parceling is allowed in that zone.
- Check the status of permits for things such as irrigation, utilities, and road access.
- Have environmental testing done to test the quality of the soil.
If the land is sold through a realtor, it will be a bit more expensive because of their fees. However, it does come with certain assurances. All of the above steps are already part of the process, so it takes a lot of the time and pressure off of you. Since it is a streamlined process, it is less likely for the terms to change on a whim.
Any haggling is done through a third party and can often be less effective and personal. Realtors are also paid on commission, so they have a certain incentive to keep the price higher.
Where is Farm Land the Cheapest?
Farmland prices tend to vary based on two things: region and quality. These two considerations are both reasons to take extra care when looking for farmland that is easy on the pocketbook. Most of the time, you get what you pay for, so the trick is to find the hidden deal among the bad options.
There are many areas with great prices on farmland:
- The midwest tends to see cheaper farmland because of the space.
- Arkansas and the surrounding area are economical, though you may find that you have irrigation issues due to the water table.
- The New York area is reasonable, but your planting and harvesting seasons can be shorter.
Farm land is often the cheapest in places where you will have to do something a little extra to get it ready for farming. This could mean:
- Irrigation
- Clearing trees or rocks
- Adding nutrients to the soil
- Leveling the land
Because it requires extra steps, that type of land can often be purchased for cheaper than its farm-ready counterparts. If you have the time and know-how to fix these problems, it can easily be worth the lower price.
10 States With the Cheapest Farm Land for Sale by Owner
When strictly considering location, there are many areas in the United States that have a lower average cost for farmland. It is important to remember that all areas have their pitfalls and bonuses. Before choosing a region, you should familiarize yourself with these and make sure that you are ready for its challenges.
Montana
Agriculture is Montana’s biggest industry, and the state is quite literally built around farming. The average price per acre here is roughly $800. This is great news for anyone who is considering a new farm in this region. Crops that do well here include:
- Wheat
- Peas
- Hay
- Oilseeds
- Sugar beets
Montana also has great resources for selling your products, which includes both transportation and the availability of buyers.
Oklahoma
Oklahoma ranks fourth in the nation for the number of farms in operation and boasts an average cost per acre of about $1,100. They have a higher ratio of cattle and hog farms, though they still do well with planting. Farmers here tend to see wheat, rye, and pecans thrive.
Oklahoma is also known for international export, with the bulk of their exports going to Asia and Russia.
Wyoming
With an average acre costing about $1,200, this can be an appealing option for farmers. If you are looking around in this state, you should stick to the eastern side of the state for the best soil. Irrigation is fantastic here. If you are interested in timber farming, the Black Hills on the western side will suit you well.
Livestock-based farming does particularly well in this state, though various plants still do well. Farmers here usually grow hay, barley, wheat, and corn.
Arkansas
Arkansas is fantastic for growing rice, soybeans, cotton, and feed grains due to the high water table. These plants thrive on excess water. Many farms in Arkansas also concentrate on poultry.
With farming being Arkansas’ largest industry, you will surely be in good company if you settle down here. Expect to pay about $2,000 per acre.
Washington
Washington is a diverse state for farming, with an acre typically costing about $2,000. Their usual farming choices include:
- Various fruits
- Potatoes and onions
- Wheat and hay
- Cattle
- Hops
Because it is situated right next to the Pacific Ocean, trade routes are abundant, and irrigation is not usually a problem.
Mississippi
Agriculture in Mississippi is responsible for about 30% of jobs in this state, and an acre typically costs about $2,000. Cotton, soybeans, and corn are the top plants, while poultry also does well here. Mississippi is also a leader in innovation in the industry.
Because of the abundant rivers and access to the gulf, both irrigation and exportation do well here.
North Dakota
Beef and wheat are North Dakota’s leading crops. Various types of beans also do well here, as do oats. The soil in North Dakota allows for versatility, so there are many options available to you here. You can expect to pay about $1,100 per acre for farmland here.
Kansas
When you think of endless, flat farming land, Kansas is probably the first you think of. While this state is extraordinarily dull to drive through, it is a farmer’s Mecca! Kansas is a world leader in both wheat and beef.
Kansas is also quite cheap, boasting an average price of about $1,400 per acre of farmland.
South Dakota
The cost of farmland in South Dakota comes in just under $2,000. Agriculture is also this state’s number one industry, with major field crops and cattle being the preferred products. Cattle prices tend to do particularly well in this state.
The abundance of state parks also works to the farmers’ benefit, with pollution hardly being a concern at all.
New York
New York City is not the only thing in this state. Outside of the city, farms are abundant. Cheese, apples, and cabbage are among its most profitable products. Grapes and wine follow closely behind. The average cost of farmland in this state will run you about $2,000.
Final Thoughts
Farming is abundant all over the United States, as we boast some of the best soil in the world. When considering where to put down your roots, be sure to think about the pros and cons of all areas, as well as the cost.
Wherever you decide to start your farm, you can be sure that you will be part of a proud and prestigious community responsible for feeding our entire nation. Without you, the rest of the population would cease to exist.
