A 2026 Guide to Selling Agricultural Land in Wyoming

Wyoming is still the land of big skies and even bigger acreage—and that scale shapes how agricultural properties sell. If you’re planning to sell farmland, pasture, or a working ranch in Wyoming, you’ll get the best outcome by combining local due diligence (water, access, production, leases) with current market benchmarks and a marketing plan built for how buyers search today.

Wyoming agricultural land market: 2024–2025 benchmarks to know

Start with the big picture. National land values continued to rise in 2025, even as growth moderated in many areas. According to USDA National Agricultural Statistics Service (NASS), U.S. farm real estate (land and buildings) averaged $4,350 per acre in 2025, up 4.3% (an increase of $180) from 2024.

Land type matters, especially in Wyoming where buyers often compare grazing capacity, irrigated potential, and long-term resilience. In 2025, USDA NASS reported U.S. pastureland value at $1,920 per acre, up 4.9% (an increase of $90) from 2024. Meanwhile, U.S. cropland value averaged $5,830 per acre in 2025, up 4.7% (an increase of $260) from 2024, as cited by USDA National Agricultural Statistics Service (NASS).

Regionally, the Mountain region (which includes Wyoming) tends to price lower than several other U.S. regions on a per-acre basis. According to LandApp (citing USDA Land Values 2024 Summary), Mountain region farmland averaged $1,600 per acre in 2024.

Wyoming-specific signals also point to continued movement. Wyoming benchmark farmland values increased by 5.2% in the most recent report covering 2025, according to Farm Credit Services of America (FCSAmerica). In the same broader benchmark dataset, Farm Credit Services of America (FCSAmerica) reported benchmark farms in states including Wyoming averaged $8,299 per acre at the close of 2025, down $252 from peak—a useful reminder that timing and property quality can matter as much as the headline trend.

Finally, even if you’re selling in Wyoming, buyers will compare momentum across the country. In 2025, the Southern Plains posted the highest regional increase in farm real estate value at 5.9%, according to USDA NASS.

What drives value in Wyoming: water, carrying capacity, and rights

Wyoming ag land rarely trades like suburban real estate. Buyers and lenders focus on production fundamentals and legal attributes, including:

• Water rights and irrigation infrastructure (priority dates, permitted use, conveyance, wells, ditches, pivots)
• Grazing capacity and pasture condition (stocking rates, grass species, seasonal access)
• Soils and productivity (yield history where available, salinity issues, erosion)
• Access and operational efficiency (county road frontage, easements, winter access)
• Improvements (fences, corrals, barns, housing, water tanks, stock wells)
• Mineral and surface rights (what conveys, what’s severed, existing leases)
• Leases and permits (grazing leases, state/federal permits, hunting arrangements)
• Conservation constraints (easements, habitat programs, mitigation obligations)

Prepare your property: a seller’s checklist that buyers actually use

Preparation reduces buyer uncertainty—and uncertainty shows up as lower offers, longer timelines, or tougher contract terms. Before you go to market:

1) Document operations and legal attributes

• Deed, vesting, and a clean title path (including any easements)
• Property tax records and parcel maps
• Water rights documentation (permits, adjudication proof, well records, ditch shares)
• Lease agreements (grazing, cropland, hunting, wind/solar, mineral, access)
• Improvement lists (fences, wells, pivots, tanks) with basic condition notes
• Any conservation easements or program enrollment details

2) Improve first impressions without “over-building”

• Repair key fences and gates so showings run smoothly
• Clear scrap and debris from main roads, yards, and staging areas
• Make access obvious with marked entrances and a simple map for tours
• Confirm that critical utilities and water systems function as represented

Pricing Wyoming agricultural land: how to build a defensible number

A strong price is one you can explain with comparable sales and property-specific proof. Use a layered approach:

1. Compare like with like. Recent sales in the same county (or similar production zones) usually matter more than statewide averages.
2. Use credible benchmarks. National and regional data can frame buyer expectations. For example, USDA NASS shows U.S. farm real estate averaged $4,350 per acre in 2025, while LandApp (citing USDA Land Values 2024 Summary) places the Mountain region average at $1,600 per acre in 2024.
3. Account for land type and revenue potential. Pasture and cropland often price differently; nationally, USDA NASS reported $1,920 per acre pastureland and $5,830 per acre cropland averages in 2025 (cropland figure cited by USDA NASS).
4. Get an ag-experienced appraisal. A farm/ranch appraiser will weigh carrying capacity, water, improvements, and marketability more accurately than a general residential appraiser.
5. Price the “rare” features correctly. High-quality water rights, proven irrigation, strong access, or premium hunting can materially change value.

Also watch the direction of the market. Wyoming benchmark farmland values rose 5.2% in 2025, according to Farm Credit Services of America (FCSAmerica), but benchmark pricing can still cool from peak levels; FCSAmerica noted benchmark farms in states including Wyoming averaged $8,299 per acre at the close of 2025, down $252 from peak.

Use cash rent data to explain value to buyers

Even when a buyer plans to owner-operate, cash rent benchmarks help validate income potential and support underwriting conversations. In Wyoming, USDA NASS reported average 2025 cash rent of $80 per acre for irrigated cropland and $16 per acre for non-irrigated cropland. If your property outperforms these benchmarks due to soil, water reliability, or location, document why (lease history, yields, irrigation upgrades, crop rotation).

Marketing Wyoming ag land in 2026: where serious buyers look

Today’s buyers often start with online research, then confirm details through documents, calls, and on-site tours. Build a listing package that answers questions fast:

• High-quality photos and maps (boundaries, water features, improvements, access points)
• Drone video to show scale, terrain, and layout
• A property fact sheet (acreage breakdown, water rights summary, improvements list, lease terms)
• Clear disclosure on minerals, easements, and any known constraints
• Targeted distribution on farm/ranch platforms, broker networks, and local channels

When you describe the property, lead with the attributes that drive Wyoming decisions: water, grass, access, and rights. Then support your pricing narrative with credible benchmarks—like the national 2025 value trends from USDA NASS—and explain how your parcel compares.

Negotiation and due diligence: what to expect before closing

Once buyers engage, expect a deeper investigation than a typical home sale. Most serious purchasers will request:

• Title commitment and exception review
• Water rights verification and transfer requirements
• Lease, permit, and income documentation
• Environmental and access confirmations
• Improvement condition checks (wells, pivots, fencing, roads)

Negotiations often include more than price: possession timing, prorations, what improvements convey, mineral reservations, and sometimes a lease-back so you can keep operating after closing.

Speed vs. maximum price: choosing the right sale path

A traditional listing can deliver top-of-market pricing when the property is marketed well and the buyer pool is active—but it can also take time, especially for large or specialized acreage. If speed and certainty matter more than maximizing price, a direct sale to a land buyer can reduce marketing time and simplify closing (often in exchange for a discount reflecting convenience, risk, and holding costs).

Choose the route that fits your timeline, tax planning, and operational goals. In a market where values can rise—like the 4.3% national increase in 2025 reported by USDA NASS—but can also cool from peak benchmarks—like the $252 dip noted by FCSAmerica—clarity on your priorities is a competitive advantage.

Final steps: a practical selling plan

• Gather documents (title, maps, water rights, leases, improvements list).
• Confirm what conveys (surface, minerals, equipment, permits).
• Set a data-backed price using comps plus benchmarks from USDA NASS, LandApp, and FCSAmerica.
• Market with strong visuals and a buyer-ready fact sheet.
• Prepare for due diligence and negotiate terms—not just the headline number.

With the right preparation, you can sell Wyoming agricultural land with confidence—whether your goal is top dollar, a clean exit, or a faster closing on a predictable timeline.