What One Acre of Kentucky Land Is Worth in 2026: A Current Price Guide

Renowned for thoroughbred horse farms, bourbon trails, and rolling bluegrass vistas, Kentucky offers more than postcard scenery—it’s also a dynamic land market where prices shift with agriculture, development, and migration trends. Whether you’re buying your first tract or considering selling a family parcel, the best way to estimate what one acre is worth is to understand the statewide benchmarks, the local price drivers, and the regional premiums (or discounts) that show up in real sales.

Kentucky land value factors that move price per acre

Small details—like road frontage, shape, slope, timber coverage, and improvements—can separate two neighboring parcels by thousands per acre. Still, a handful of big-picture forces tend to move entire counties and regions at once.

Development potential and zoning

Land near expanding suburbs or along planned growth corridors often sells for a premium because buyers price in future uses (residential, commercial, industrial). Zoning, utilities, and roadway access can matter as much as the dirt itself when development demand is strong.

Commodity prices and farm income

When crop and cattle markets improve, working land becomes more valuable because higher revenue potential supports higher cash rents and stronger buyer bidding—especially for productive cropland and well-managed pasture.

Soil quality and productivity

Fertility, drainage, and topsoil depth influence yield potential and long-term resilience. Better soil typically translates into higher revenue per acre, which shows up directly in sale prices and appraisals.

Water access and reliability

Reliable water—river frontage, ponds, wells, or regional water availability—can increase value for farming, livestock, and recreation. River-bottom land can be especially sought-after when it combines water access with high-yield soils.

Mineral rights and extractive potential

Coal, oil, gas, and other mineral interests can raise or complicate land value depending on lease terms, royalties, and surface-use impacts. Buyers often price mineral potential separately from surface agricultural value.

What is one acre worth in Kentucky right now? (Statewide benchmarks)

Statewide averages offer a helpful starting point, but “average” doesn’t mean “typical” for every tract. Kentucky includes premium Bluegrass markets, river-bottom cropland zones, and lower-cost mountainous timber and recreation areas—so your parcel’s value will depend on use, location, and competition.

2025 Kentucky averages (farm real estate, cropland, pasture)

• In 2025, Kentucky farm real estate values increased 3.4% to an average of $5,480 per acre, according to University of Kentucky Agricultural Economics.
• In 2025, Kentucky cropland values increased 3.7% to $6,450 per acre, based on USDA data summarized by University of Kentucky Agricultural Economics (USDA data).
• In 2025, Kentucky pasture values increased 3.4% to $3,900 per acre, based on USDA data summarized by University of Kentucky Agricultural Economics (USDA data).

How Kentucky compares to national averages (2025)

Comparisons help you gauge whether a Kentucky asking price is broadly “in line” with the wider U.S. market—though local factors still dominate the final number.

• National farm real estate values increased 4.3% to $4,350 per acre in 2025, according to the USDA National Agricultural Statistics Service.
• National cropland averaged $5,830 per acre (up 4.7%) in 2025, according to RFD-TV (USDA 2025 Land Value Report).
• National pastureland averaged $1,920 per acre (up 4.9%) in 2025, according to RFD-TV (USDA 2025 Land Value Report).

A market-based estimate from land data platforms

Online valuation tools can provide another reference point—especially for getting a quick statewide snapshot before drilling down into county comps.

• The average farmland value estimate in Kentucky is $6,894 per acre, according to AcreValue.

Real-world Kentucky sale example: river-bottom cropland premiums

When you want to sanity-check “per acre” numbers, nothing beats actual sales—especially for high-demand land types like river-bottom cropland.

• Five tracts of river-bottom cropland totaling 597.9 acres sold at auction for $5.39 million—about $9,015 per acre—in Hopkins County, Kentucky in November 2025, according to DTN Progressive Farmer.
• In that same Hopkins County auction, river-bottom cropland tracts sold in a range from $7,800 to $11,500 per acre, according to DTN Progressive Farmer.

Takeaway: top-end cropland can price far above statewide averages when soils, access, farmability, and buyer competition align—especially in productive river systems.

Regional Kentucky land price differences (why “location” is still the headline)

Kentucky’s geography creates multiple land markets inside one state. Even if two properties have the same acreage, their per-acre value can diverge sharply based on regional economics, soil potential, proximity to cities, and buyer demand for a specific land use.

Ohio River Basin and northern Kentucky influence

Northern Kentucky and the Ohio River corridor often see stronger development pressure and commuter demand in addition to productive farmland. Parcels with easy access to growth nodes can command premiums, especially when utilities and zoning support higher-intensity use.

Western Coal Field region

This region can offer more affordable timber and recreation tracts, but steep slopes, fragmented topography, and past industrial use can limit row-crop potential and influence pricing. Mineral rights and surface conditions often play an outsized role here.

Jackson Purchase region

The Jackson Purchase is known for productive agriculture in many areas, but distance from major metro development can cap speculative upside. Strong cropland can still sell well when it’s contiguous, well-drained, and easy to farm.

Southern Coal Field / Appalachian Kentucky

Appalachian terrain tends to support timber, hunting, and smaller farms more than large-scale row cropping. Pricing often reflects accessibility, buildability, and local employment trends—along with the practical realities of slope and site prep costs.

Who actually sets Kentucky land values?

No single person “sets” land prices. The market does—through the constant push-and-pull between how much land is available and how many qualified buyers want it.

Buyers and sellers (the market)

When more buyers compete for limited inventory, per-acre prices rise. When inventory builds or financing tightens, price growth can slow—especially for higher-priced or speculative parcels.

County assessors (tax valuation signals)

Assessments don’t dictate market value, but they influence expectations and can affect carrying costs. Assessors rely on sales data, property characteristics, and zoning classifications to estimate taxable value.

Public infrastructure and planning

New interchanges, road improvements, water/sewer extensions, and industrial site development can quickly reshape what buyers believe land will be worth—especially in “path of progress” areas.

Farm profitability and investor demand

Higher farm margins support higher bids on quality cropland and pasture. Institutional and individual investors may also enter the market when they view farmland as a long-term, real-asset store of value.

Migration and lifestyle demand

Remote work and lifestyle buying continue to influence select Kentucky markets, especially near desirable small towns, recreation areas, and commutable suburbs. This demand can lift prices for buildable acreage and “country living” tracts even when they aren’t optimized for row crops.

Should you get an appraisal before buying land in Kentucky?

An appraisal is most useful when the price is significantly above surrounding agricultural averages, when the property has mixed uses (timber + tillable + potential homesites), or when unique factors (minerals, easements, access issues) make comps hard to interpret.

• Reduce the risk of overpaying: Land varies widely by region and highest-and-best use.
• Identify constraints early: Appraisals often surface easements, encroachments, access issues, floodplain impacts, and practical build limitations.
• Confirm acreage and boundaries: Pair due diligence with a survey when boundaries are unclear or improvements sit near lines.
• Support financing: Lenders commonly require an appraised value that supports the loan amount.
• Strengthen negotiation leverage: A professional valuation can justify a price adjustment when the data doesn’t support the ask.

Key takeaways for valuing one acre in Kentucky

• Use statewide benchmarks as a baseline: 2025 Kentucky farm real estate averaged $5,480 per acre, cropland averaged $6,450, and pasture averaged $3,900 per acre (all from University of Kentucky Agricultural Economics).
• Context matters: national 2025 averages were $4,350 per acre for farm real estate (USDA National Agricultural Statistics Service), $5,830 for cropland, and $1,920 for pastureland (both from RFD-TV (USDA 2025 Land Value Report)).
• Real sales can sit well above averages: Hopkins County river-bottom cropland reached about $9,015 per acre on average at a November 2025 auction, with tracts ranging $7,800–$11,500 per acre (both from DTN Progressive Farmer).
• Cross-check with market tools: Kentucky’s average farmland value estimate is $6,894 per acre, per AcreValue.
• The “right” per-acre value depends on highest-and-best use: agriculture, development, recreation, timber, and mineral rights can each dominate pricing depending on the tract.

Frequently asked questions (FAQs)

How do crop prices impact Kentucky land values?

Higher crop prices can increase expected farm income, which can raise cash rent potential and encourage buyers to pay more per acre—especially for productive cropland with strong soils and reliable access.

What Kentucky regions offer more affordable land today?

Many timber- and recreation-heavy areas—particularly in parts of the Western Coal Field and Appalachian Kentucky—tend to price below the state’s most development-influenced corridors. Accessibility, slope, and buildability often explain the discount.

Does riverfront or river-bottom land in Kentucky cost more?

Often, yes. River-bottom cropland can command premiums due to soil quality, farmability, and consistent productivity. For example, Hopkins County river-bottom cropland sold from $7,800 to $11,500 per acre at a November 2025 auction, according to DTN Progressive Farmer.

What factors most strongly affect a land appraisal?

Appraisers weigh comparable sales, highest-and-best use, access, utilities, zoning, topography, soils, water, improvements, and any encumbrances (easements, floodplain, mineral severance). For transitional land, entitlement likelihood and development timeline can heavily influence value.

Should you always get an appraisal before buying Kentucky land?

You don’t always need one for smaller, easily comped rural tracts—but it’s smart when the purchase price is high, the property is complex (mixed timber/crop/pasture, mineral considerations), or you’re relying on financing and need an independent value conclusion.