What One Acre of Land Costs in Minnesota in 2026

Minnesota’s “Land of 10,000 Lakes” reputation still fuels steady interest in land—everything from high-demand buildable lots near the Twin Cities to hunting tracts, timber ground, and productive farmland. But “one acre” doesn’t have one price here. Zoning, access, utilities, soil quality, water features, and county-level market dynamics can move the value of an acre by thousands—or even tens of thousands—of dollars.

This guide breaks down what drives per-acre pricing in Minnesota today, how to research realistic comps, and how recent farmland sales and benchmarks can help you set expectations whether you’re buying, selling, or investing.

Minnesota land market snapshot (2024–2026)

Land values in Minnesota remain highly segmented by land type. Farmland pricing often anchors rural expectations, while buildable residential parcels follow housing demand, infrastructure availability, and zoning allowances.

• In 2024, the average farmland value per acre in Minnesota was $6,919, according to Farmland Intel.
• Across AgCountry’s benchmark tracking (including western Minnesota), the average dollar value of all benchmark farms was $6,452 per acre at the close of 2025, per AgCountry.
• In that same benchmark set, farmland values improved by 2.8% in the last half of 2025, according to AgCountry.

Recent reported sales also show how quickly pricing can shift based on tillability, region, and competition:

• About 106.2 acres sold for $12,700 per acre northeast of Minnesota Lake in early 2026, per Farm Progress.
• A 75-acre tract in Faribault County sold for $14,554 per tillable acre in December 2025, according to Wingert Land Services.
• A 120-acre farm in Redwood County sold for $10,485 per tillable acre in December 2025, per Wingert Land Services.
• In 2026, multiple sales landed in the $15,000–$19,000 per acre range in the Eastern Region for highly tillable soils, according to BloodHorse.

Why one acre can cost $2,000—or $100,000+—in Minnesota

In Minnesota, raw land and improved land trade in different markets. A remote forested parcel may appeal to recreation buyers and price closer to rural comps, while a “shovel-ready” parcel near city services can command a premium because it reduces development time, risk, and upfront costs.

Broadly, per-acre pricing tends to rise when the parcel has:

• Legal buildability and favorable zoning
• Road frontage and easy access
• Available utilities (or low-cost alternatives)
• High-quality soils/tillability (for farm ground)
• Proximity to jobs, schools, lakes, and amenities

Zoning and permitted use: the factor that changes everything

Zoning restrictions often create the biggest valuation gaps because they control what you can build—and how easily you can change the land’s use later. Before you rely on any advertised “potential,” verify the parcel’s classification and allowable uses through county and township resources.

• Agricultural or forested rural land: typically limits development beyond farm-related structures or minimal improvements.
• Residential rural land: may allow a home, but often with density limits, setbacks, and on-site septic requirements.
• Low-density or multi-family residential land: can carry higher values when municipal services and approvals support housing.

When zoning supports housing (or a clear path to rezoning), buyers often pay more because the land has stronger resale and income potential.

Key valuation drivers for Minnesota land (what appraisers and buyers look for)

Location and demand

In general, land closer to major job centers (Minneapolis–St. Paul, Rochester, Duluth, St. Cloud, Mankato) attracts broader demand. Lakeside and river-adjacent parcels can also trade at a premium because they compete in lifestyle and recreation markets, not just utility value.

Soil, tillability, and productivity (for farmland)

For agricultural land, the highest impact variables include soil quality, drainage, field shape, and the percentage of acres that are tillable. Market reporting from December 2025 shows clear tiering in Minnesota farmland pricing:

• Top-quality farms sold in the $12,000–$14,000+ per tillable acre range, according to Wingert Land Services.
• Mid-tier farms sold in the $10,000–$12,000 per tillable acre range, per Wingert Land Services.
• Lower-tier land trended $8,000–$10,000 per tillable acre, according to Wingert Land Services.

These tiers help explain why a statewide average (like $6,919 in 2024 per Farmland Intel) can coexist with much higher per-acre results for highly tillable, well-located ground.

Terrain, drainage, and buildability

Flat, well-drained parcels typically appraise higher than steep, wet, or heavily wooded land when the buyer intends to build. Construction costs rise quickly with poor drainage, peat soils, high water tables, or extensive clearing requirements.

Road frontage and legal access

Public road frontage improves usability and financing options. Landlocked parcels can sell at a discount because buyers must secure easements, build longer driveways, and absorb ongoing maintenance costs.

Utilities and infrastructure

Access to electricity, natural gas, municipal water, and sewer can materially increase value for residential or commercial uses. In rural areas, the cost and feasibility of wells, septic systems, and power extensions can become a deciding factor in what an acre is worth.

Nearby land use and externalities

Surrounding context matters. Proximity to parks, trails, lakes, newer housing, or strong school districts tends to support prices, while adjacency to high-noise or high-odor uses (industrial sites, quarries, feedlots) can reduce demand.

Due diligence that protects your price (and your plans)

Smart buyers and sellers verify constraints early, because hidden limitations can reduce value—or derail intended use entirely. Before closing, review environmental and regulatory considerations such as:

• Floodplain and flood insurance implications
• Wetland inventories and protected marsh areas
• Impaired waters and watershed restrictions
• Local well advisories and groundwater concerns
• Legacy contamination risks (old tanks, dumps, or prior industrial use)

Strong due diligence can also uncover upside, such as mineral history, prior surveys, or lease potential for renewable energy depending on location and transmission access.

County-by-county pricing: how to set expectations without guessing

Minnesota has 87 counties, and values can change dramatically inside a single county based on township rules, proximity to cities, and whether land is buildable. The most reliable method is still the same: pull recent comparable sales (true closed transactions), then adjust for differences in access, utilities, zoning, and land quality.

As a practical anchor, many rural sellers use farmland benchmarks and reported market ranges as a baseline, then adjust upward (or downward) for features like lakeshore, development approvals, or infrastructure. For example, farmland benchmarks near the $6,452–$6,919 per acre range (per AgCountry and Farmland Intel) can still sit alongside much higher outcomes in competitive areas—such as the $12,700 per acre sale near Minnesota Lake reported by Farm Progress, or $15,000–$19,000 per acre Eastern Region sales noted by BloodHorse.

How land investors find discounted acreage deals

Many of the best rural land deals never look like “great deals” in public listings—because seasoned investors source properties earlier and closer to the decision-makers. Common channels include:

• Counties liquidating surplus vacant parcels
• Utility districts divesting unused easements
• State tax deed and foreclosure-related sales

Investors who build relationships with county offices, title professionals, and local agencies often see opportunities before broad marketing increases competition.

Key takeaways for selling Minnesota land

To sell land for its true market value, you need more than a statewide average—you need positioning, proof, and the right buyer match.

• Price from real comps, not listings. Active listings reflect seller hopes; closed sales reflect what buyers actually paid.
• Match marketing to land type. Farm ground, recreational tracts, and buildable residential parcels attract different buyers and require different messaging.
• Make constraints explicit. Clear disclosure of access, zoning, wetlands, floodplain status, and utility options builds trust and reduces renegotiation risk.
• Show the upside with specifics. Tillable acres, soil quality, road frontage, survey status, and nearby services help buyers justify price.

Final thoughts

One acre in Minnesota can be worth a few thousand dollars—or well into six figures—because the land’s allowed use and real-world usability matter more than acreage alone. Use credible benchmarks to ground your expectations (like the $6,919 2024 farmland average from Farmland Intel and the $6,452 benchmark average at the close of 2025 from AgCountry), then validate your price with local comps and rigorous due diligence.

If you want the most accurate number, focus on three things: recent closed sales in your immediate area, what zoning and utilities actually allow you to do, and the physical attributes that affect building, farming, or recreation value.

Frequently Asked Questions (FAQs)

What is the average cost per acre of land in Minnesota?

It depends on land type and location. For farmland specifically, the average value per acre in Minnesota in 2024 was $6,919, according to Farmland Intel. Local conditions can push prices well above that—especially for highly tillable soils and competitive regions.

What are recent examples of Minnesota farmland sale prices per acre?

Recent reported sales include about 106.2 acres at $12,700 per acre northeast of Minnesota Lake in early 2026 (per Farm Progress), a 75-acre tract in Faribault County at $14,554 per tillable acre in December 2025 (per Wingert Land Services), and a 120-acre farm in Redwood County at $10,485 per tillable acre in December 2025 (per Wingert Land Services).

How do “top,” “mid-tier,” and “lower-tier” farmland prices compare in Minnesota?

In December 2025, market reporting showed top-quality farms selling around $12,000–$14,000+ per tillable acre, mid-tier farms around $10,000–$12,000 per tillable acre, and lower-tier land trending $8,000–$10,000 per tillable acre, according to Wingert Land Services.

Are land values still rising in Minnesota?

Trendlines vary by region and land type, but benchmark tracking showed improvement in late 2025. Benchmark farmland values in AgCountry territory (including western Minnesota) improved by 2.8% in the last half of 2025, per AgCountry.

Why do land prices vary so much between Minnesota counties?

Zoning, proximity to jobs and amenities, development feasibility, lake influence, soil quality, and infrastructure access can all change the buyer pool and the income potential of the land—leading to major price differences across counties and even across neighboring townships.

How can I research land values for a specific Minnesota county or township?

Start with recent closed sales from public records, then compare parcels with similar zoning and intended use. Verify access, utilities, wetlands/floodplain constraints, and tillable acreage (for farmland). Finally, adjust for property-specific factors like shoreline, topography, and improvement readiness.