How to Sell Tennessee Farm and Agricultural Land in Today’s 2026 Market

Tennessee farmland sits at the center of two powerful trends: strong demand for land and rapid pressure from development. If you’re considering selling agricultural land in Tennessee—whether you farm it, lease it, or hold it as an investment—today’s market rewards owners who prepare early, price accurately, and market to the right buyer pool.

At the same time, the window to keep land in agricultural use is tightening. Between 2017–2023, Tennessee converted 430,000 acres of agricultural land to non-farm uses, according to American Farmland Trust. That context matters when you evaluate “highest and best use,” negotiate with developers, or consider conservation-based options that can preserve your land’s legacy.

Understand the Tennessee farmland market (and why timing matters)

Start with the big picture: values have remained resilient, and farmland continues to attract buyers looking for long-term stability, production potential, and recreational value.

• In 2025, U.S. farmland values increased 4.3% to an average of $4,350 per acre, according to USDA National Agricultural Statistics Service (Land Values 2025 Summary).
• In 2025, Tennessee farm real estate values increased 7.7%, according to USDA National Agricultural Statistics Service via American Farm Bureau Federation.
• In 2025, Tennessee cropland values increased 7.8%, according to USDA National Agricultural Statistics Service via American Farm Bureau Federation.

Rents also influence investor demand and how buyers underwrite income-producing ground. In 2025, U.S. cropland cash rent values increased 0.6% to $161 per acre, according to USDA National Agricultural Statistics Service (Land Values 2025 Summary).

Development pressure is reshaping supply

Even as values rise, Tennessee is losing farmland. Between 2017–2022, Tennessee saw a decline of nearly 7,000 farms, according to American Farmland Trust. Looking forward, Tennessee is on pace to convert more than 1 million acres of farmland between 2016–2040, according to American Farmland Trust. A more aggressive model projects Tennessee converting 1.4 million acres of farmland between 2016–2040—about 10% of remaining farmland—according to American Farmland Trust.

For sellers, these trends can cut two ways: they can boost demand near growth corridors, but they can also change how counties view zoning, road access, and future land use. Your best move is to price and position your property based on what buyers can verify today—and what credible plans suggest tomorrow.

Estimate what your agricultural land is worth

Farmland pricing isn’t one-size-fits-all. Buyers and appraisers weigh production capacity, access, improvements, legal constraints, and comparable sales—then adjust for local demand.

Use current farm-size context when you describe your property

Farm size helps buyers benchmark “typical” operations and evaluate efficiency. In 2024, the average farm size in Tennessee is listed in USDA state data (updated from prior years), according to USDA National Agricultural Statistics Service. When you market your acreage, frame it in practical terms: how it functions as a standalone farm, how it supports expansion for a neighboring operation, or how it fits an investor’s lease strategy.

Get a professional appraisal (and make it easy to defend)

Online estimates can help you start, but a qualified land appraiser gives you a defensible number for negotiations, financing, and estate planning. Choose an appraiser experienced with agricultural and rural property, not just residential subdivisions.

• Prepare documents: deed, surveys, tax records, leases, soil maps, prior yield records, conservation plans, and details on utilities and road maintenance.
• Expect multiple valuation approaches: comparable sales, income potential (rent and/or farm income), and contributory value of improvements.
• Highlight value drivers: water sources, tile/drainage, irrigation capacity, fencing, barns, grain bins, creek frontage, and buildable areas.

Prepare the property so buyers can move fast

Serious farmland buyers look for clarity and low friction. The goal isn’t to “stage” land like a house—it’s to reduce perceived risk and make due diligence easy.

Improve access and curb appeal

• Clear and stabilize primary access roads and gates.
• Repair or mark boundary fencing where practical.
• Remove scrap, abandoned equipment, and debris that distract from usable acreage.

Create a buyer-ready information packet

• Maps: boundary, topography, soils, floodplain, and an aerial with fields labeled.
• Operations data: crop history, fertility program, yields (if available), and current leases.
• Water documentation: well logs, spring information, irrigation details, and any recorded agreements.
• Zoning and use: current zoning, greenbelt/ag classification status, and known restrictions.
• Improvements list: barns, working pens, tile, drainage, ponds, interior roads, and utility connections.

Invest in modern visuals

High-quality photos and drone imagery help buyers evaluate layout, slopes, field sizes, and access without wasting time. In competitive areas, strong visuals can increase showing requests and encourage cleaner offers.

Market agricultural land to the right buyers

Farmland attracts different buyer types—operators, investors, developers, and recreational buyers—and each group responds to different messages. Effective marketing speaks directly to use cases.

Work with a land-focused real estate professional

An agent or broker who specializes in farms and rural tracts can price more accurately, pre-qualify prospects, and market beyond your local area.

List where farmland buyers actually search

• Mainstream real estate portals for broad exposure
• Agricultural and land marketplaces for targeted demand
• Email lists and broker networks that reach investors and operators

Use local networks and direct outreach

Neighboring farmers, local lenders, and farm managers often know who is actively looking. Attend county agricultural meetings and regional events, and don’t underestimate direct mail to adjacent landowners.

Address legal and due diligence issues early

Most farmland deals slow down because of unclear rights, missing documents, or surprises discovered late. You can prevent that by tackling common issues up front.

1. Easements and access: confirm recorded easements, shared drives, and any prescriptive access concerns.
2. Mineral and timber rights: clarify what conveys with the sale and what has been severed historically.
3. Water and utilities: document wells, springs, ponds, creek access, and any utility easements.
4. Environmental factors: identify floodplains, wetlands, sinkholes/karst features, or known contamination risks.
5. Survey and boundary clarity: consider updating surveys or at least confirming corners before listing.
6. Taxes: discuss capital gains, depreciation recapture (if applicable), and strategies such as 1031 exchanges with a tax professional.

Negotiate and close with fewer surprises

Strong offers don’t always mean the highest price. Evaluate terms that affect certainty and speed to close.

• Financing strength: cash, conventional, or farm credit approval—and realistic timelines.
• Due diligence scope: survey requirements, soil tests, perc tests, feasibility studies, and who pays.
• Contingencies: rezoning, appraisal, inspection, or sale-of-other-property clauses can change your risk.
• Possession and transition: confirm when the buyer takes over and how existing leases or crop rights transfer.

Bring in a real estate attorney familiar with rural transactions to review contracts, deed language, and closing documents.

Alternative ways to sell farmland in Tennessee

A traditional listing is common, but it’s not the only route. Your best option depends on speed, complexity, and how much certainty you want.

Direct sale to a land-buying company

If you prioritize speed or want to sell “as-is,” a direct buyer can simplify the process. For example, Land Boss describes alternatives to traditional sales, including direct purchases. You may trade some price for convenience, fewer showings, and a faster closing timeline—especially if the property needs cleanup, has title complexity, or sits in a niche market.

Auction

Auctions can create urgency and concentrate demand into a short window. This method often works best when the land is easy to understand, has broad appeal, and you can attract enough qualified bidders.

Conservation sale or conservation easement

If protecting the land matters to you, conservation tools can preserve agricultural use and may offer financial or tax benefits. This option can be especially relevant given Tennessee’s ongoing farmland conversion trends documented by American Farmland Trust.

Frequently Asked Questions (FAQs)

How long does it take to sell agricultural land in Tennessee?

Timelines vary by location, season, property type, and price. Many farmland transactions take months, not weeks—especially when surveys, environmental checks, or financing are involved. If you need speed, consider an auction or a direct sale option, which can reduce marketing time and simplify closing.

Should I sell my farm myself or hire an agent?

You can sell by owner, but land deals often involve specialized pricing, marketing, and due diligence. An agent who focuses on farms and rural tracts can widen your buyer pool and help you avoid costly mistakes—especially with easements, access, zoning, and mineral rights.

What tax issues should I plan for when selling farmland?

You may face capital gains taxes, and some sellers also trigger depreciation recapture depending on how the property was used and improved. A CPA or tax attorney can help you model net proceeds and explore strategies like a 1031 exchange when appropriate.

What’s the difference between selling to a traditional buyer and selling to a land-buying company?

A traditional sale typically targets the highest price but can require more prep, showings, and time on market. A land-buying company often offers a faster, simpler sale—sometimes purchasing “as-is”—but the offer may come in below what you might achieve through full-market exposure.

Final thoughts

Selling agricultural land in Tennessee works best when you treat it like a high-stakes transaction—because it is. Land values have been rising, with Tennessee farm real estate and cropland values both posting strong gains in 2025, according to USDA National Agricultural Statistics Service via American Farm Bureau Federation. At the same time, farmland conversion and farm losses show that the landscape is changing fast, as documented by American Farmland Trust.

Price with local evidence, document what you’re selling, market to the right buyer type, and resolve legal questions early. That approach protects your upside, reduces delays, and helps you hand your land to the next caretaker on terms you control.