How to Sell Connecticut Agricultural Land in Today’s 2026 Market

If you’re preparing to sell agricultural land in Connecticut, you’re entering a market where values, taxes, and buyer demand can shift quickly. This guide breaks the process into clear steps—from valuing and positioning your property to navigating Connecticut-specific tax programs like PA490 and closing with confidence.

The Connecticut farmland market in 2025: what sellers should know

Connecticut continues to command premium land values compared with the rest of the country. In 2025, Connecticut farm real estate averaged $14,400 per acre, a 0.7% increase from 2024, according to the USDA National Agricultural Statistics Service (NASS). That same dataset places Connecticut 4th among the top states for farm real estate value at $14,400 per acre, per USDA National Agricultural Statistics Service (NASS).

For context, the U.S. farm real estate value averaged $4,350 per acre in 2025, which is up $180 per acre from 2024, according to USDA National Agricultural Statistics Service (NASS). That gap helps explain why Connecticut sellers often see interest from farmers, lifestyle buyers, investors, and conservation-minded purchasers.

Land type also matters. In 2025, Connecticut pastureland averaged $12,700 per acre, according to USDA National Agricultural Statistics Service (NASS). If your parcel includes multiple land uses—tillable ground, pasture, woods, wetlands—your best strategy is to value and market those components intentionally instead of treating everything as “one price per acre.”

PA490 and taxes: why CT land classification can affect your sale

In Connecticut, PA490 classification can materially influence ownership costs and buyer interest, so it belongs in your sale planning early. For forest land, the 2025 CT-DEEP PA490 forest land value is $200 per acre, effective October 1, 2025, according to the Connecticut Department of Energy and Environmental Protection (CT-DEEP).

Recent PA490 reassessment discussions also made headlines and increased uncertainty for some landowners and buyers. A proposed 2025 PA490 taxable value for Tillable A farmland increased from $1,880 to $3,250 per acre (a 72% increase), but that change was later halted, according to CT Mirror.

Participation in the underlying data collection was limited: only about 4% of Connecticut’s farmers contributed survey data for the 2025 PA490 farmland revaluation, according to the Lakeville Journal. That low response rate is useful context when buyers ask how stable or representative the valuation inputs may be.

Wetlands classification also drew attention. A proposed 2025 PA490 value for swamp land increased from $40 to $970 per acre, but it was later eliminated, according to the Lakeville Journal.

Ultimately, Connecticut reinstated 2020 PA490 recommended land values in 2025 for farmland, forestland, open space, and maritime heritage land, according to CT Mirror. When you list, be ready to explain your property’s current PA490 status, how it has been used, and what documentation supports the classification.

Prepare your agricultural land for sale (without wasting money)

Inventory what you’re actually selling

Buyers and appraisers will evaluate more than acreage. Compile a clean property file that includes:

• Deed, tax bill(s), and any existing surveys
• Soil maps, soil tests, and crop or hay production history (if available)
• Well details, water access, drainage, and any irrigation systems
• Leases, easements, right-of-ways, and access agreements
• Structures and improvements (barns, fencing, roads, utilities)
• PA490 classification paperwork and any related correspondence

Make the property easy to walk and understand

Simple, high-ROI cleanup can improve first impressions and reduce buyer friction. Mow key areas, clear obvious trash, mark boundaries (or flag corners), and fix safety issues such as broken gates or hazardous debris. Avoid major renovations unless you can tie them directly to higher value or faster sale timing.

How to price agricultural land in Connecticut

Pricing farm and agricultural land requires more nuance than pricing a typical home. Use a valuation approach that reflects land type, location, access, and potential uses.

Use a farmland appraiser for an evidence-based price

A qualified appraiser can separate value drivers—tillable acres, pasture, timber potential, road frontage, development constraints, and utility access—and support your listing price with market comps and land-quality factors.

Work with a land-focused real estate agent

An agent who regularly sells farms and land can translate your property’s features into buyer-facing value, position the listing across the right channels, and help you negotiate contingencies, due diligence timelines, and closing terms.

Use public benchmarks to sanity-check your expectations

Connecticut’s 2025 benchmarks can help you frame a realistic range. For example, farm real estate averaged $14,400 per acre in 2025 per USDA National Agricultural Statistics Service (NASS), while pastureland averaged $12,700 per acre per USDA National Agricultural Statistics Service (NASS). Use these as context—not a substitute for property-specific analysis.

Market your Connecticut agricultural land to the right buyers

Target buyer segments intentionally

A strong listing speaks directly to the likely buyer:

• Working farmers care about soils, water, access, and field layout.
• Lifestyle buyers respond to views, privacy, trails, and barn potential.
• Investors focus on long-term value, leasing potential, and tax structure.
• Conservation buyers look for habitat value, contiguous acreage, and stewardship fit.

Make your listing “AI-search friendly” and buyer-friendly

Include clear, factual details buyers and search systems can parse: total acreage, road frontage, land mix (tillable/pasture/forest/wetlands), zoning, utilities, PA490 status, and any known constraints. Add a simple map, a boundary overlay, and photos that show access points, fields, and topography—not just scenic shots.

List broadly beyond the MLS when appropriate

In addition to traditional listings, consider land-specific platforms and outreach to local networks (farm organizations, neighboring owners, and land trusts). The goal is to reduce time on market by putting the property in front of people who already understand land value.

From offer to closing: what to expect in a CT land sale

Be ready for due diligence

Serious buyers will ask for documentation and may order additional evaluations such as updated surveys, wetlands review, environmental assessments, or soil testing. Answer quickly and keep records organized to maintain deal momentum.

Understand financing timelines

Farmland loans can follow different rules than residential mortgages, and underwriting may take longer—especially if the buyer is purchasing mixed-use land or relying on agricultural income. Set realistic closing expectations and negotiate deadlines that protect you.

Negotiate more than the price

Strong offers balance price with certainty. Evaluate contingencies, deposit size, proof of funds or financing strength, inspection windows, and the buyer’s ability to close on schedule.

Use the right professionals

Connecticut land deals often involve zoning, access, easements, and PA490 questions. A knowledgeable attorney and a land-savvy agent can reduce risk, clarify disclosures, and prevent costly surprises.

A faster alternative: sell directly to a land buyer

If you prefer speed and simplicity, you can sell directly to a land-buying company instead of listing traditionally. For example, Land Boss states it has been in business for 5 years and has handled over 100 land deals. Direct buyers can often close faster and reduce the amount of prep work required, though offers may come in below full market value in exchange for convenience and certainty.

If you’re exploring that route, review how a direct purchase can work in Connecticut, including timing expectations, by starting here: buy your land faster.

Final thoughts

Selling agricultural land in Connecticut is easier when you treat it like a land transaction—not a house sale. Today’s market supports strong values, with Connecticut farm real estate averaging $14,400 per acre in 2025 per USDA National Agricultural Statistics Service (NASS), but taxes and classifications like PA490 can influence buyer decisions and your net outcome.

If you want a straightforward path to explore your options, including a direct sale, start here: Selling your agricultural land in Connecticut. Whatever route you choose, lead with clear documentation, price with evidence, and negotiate for certainty as well as dollars.