How to Sell Indiana Trust-Owned Land in 2026

Indiana land has stayed in the spotlight—especially farmland and recreational acreage—because values continue to push higher. That matters if you’re selling property held in a trust: a well-run trust sale can protect beneficiaries, reduce friction, and help you capture today’s pricing.

Recent data reinforces why many trustees and beneficiaries are exploring a sale now. Indiana farmland values rose 7.1% quarter-over-quarter in Q2 2025 and sit 1.4% above the prior peak in Q3 2024, according to the Farmland Intel - Grower's Edge Value Index Summary Q2 2025. On the national side, U.S. farm real estate value reached a record $4,350 per acre in 2025 (up 4.3% from 2024), per USDA National Agricultural Statistics Service (NASS) - Land Values 2025 Summary Report. U.S. cropland averaged $5,830 per acre in 2025, up $260 per acre (4.7%) from 2024, per USDA National Agricultural Statistics Service (NASS) - Land Values 2025 Summary.

If you’re selling Indiana land from a trust—whether it’s tillable ground, recreational land, or a vacant parcel—this guide walks through the practical steps, approvals, and documentation you’ll want in place before you list or accept an offer.

Indiana land values: what the latest numbers mean for trust sellers

Indiana continues to post record-level pricing in 2025. The Purdue University - Farmland Values Survey 2025 reports the average price of Indiana top-quality farmland reached $14,826 per acre, a 3.0% increase from June 2024. The same report shows average-quality farmland rose 5.4% to $12,254 per acre as of December 2024, while poor-quality farmland increased 7.6% to $9,761 per acre as of December 2024 (Purdue University - Farmland Values Survey 2025).

Recreational land has also surged. Indiana recreational land values increased 18.0% from 2024 to an average of $9,542 per acre, according to the Purdue University - Farmland Values Survey 2025. Regionally, Indiana farmland prices have continued the trend of record highs in 2025, with the Northeast region showing top quality land values near $16,000 per acre (Purdue University - Farmland Values Survey 2025).

Location still drives outcomes. The highest-value Indiana counties include Tippecanoe, Hancock, Hamilton, Adams, and Carroll as of Q2 2025, per the Farmland Intel - Grower's Edge Value Index Summary Q2 2025.

Income fundamentals matter, too. Cash rent values for U.S. cropland were up 0.6% to a record $161 per acre in 2025, according to the USDA National Agricultural Statistics Service (NASS) - Land Values 2025 Summary Report. If your trust owns rented cropland, buyers often weigh rent history alongside soil quality, drainage, and local demand.

Understanding land held in a trust in Indiana

A trust is a legal arrangement that holds title to property for the benefit of one or more beneficiaries. The trust document (sometimes called the trust agreement) controls who can sell, how decisions get approved, and how proceeds must be handled.

In Indiana, you may encounter:

• Revocable trusts (often used in estate planning while the grantor is living)
• Irrevocable trusts (often used for longer-term planning, asset protection, or specific beneficiary goals)

The trust type—and the exact language in the trust—changes the sale process. Your first job is to identify the decision-maker (trustee) and confirm what authority the trustee actually has.

How to sell Indiana land in a trust: step-by-step

1) Review the trust document for sale authority

Start with the trust agreement and any amendments. Look for:

• The trustee’s power to sell, exchange, or convey real estate
• Any restrictions (timing, minimum pricing guidance, required advisors)
• Whether beneficiaries must consent
• How proceeds must be invested or distributed after closing

2) Confirm who must approve the sale

Some trusts allow a trustee to sell unilaterally; others require written consent from beneficiaries, co-trustees, or a trust protector. If the trust is unclear—or if there’s a dispute—talk with an Indiana attorney before you sign a listing agreement or accept an offer. When you obtain approvals, document them and store them with the trust records.

3) Establish a defensible value (and explain it to beneficiaries)

Land valuation is where many trust sales get stuck—especially when beneficiaries disagree about pricing. Use one or more of these:

• A qualified land appraiser (ideal for trust accounting and beneficiary transparency)
• Comparable sales from the same county/region
• Local rent rates and yield history (for farmland)

Ground your pricing conversation in current benchmarks. For example, statewide averages vary by quality—top-quality farmland at $14,826 per acre, average-quality at $12,254 per acre, and poor-quality at $9,761 per acre (Purdue University - Farmland Values Survey 2025). If your parcel sits in a premium county such as Tippecanoe, Hancock, Hamilton, Adams, or Carroll, you may see stronger demand than the state average (Farmland Intel - Grower's Edge Value Index Summary Q2 2025).

4) Get the property “market-ready” (even if it’s raw land)

Buyers pay more—and move faster—when the file is clean. Before you market, assemble:

• Deed and legal description
• Survey (or at least clear boundary information)
• Soil maps / productivity indices (for tillable ground)
• Drainage information, tile maps (if available), and FSA/USDA farm records
• Access details (road frontage, easements, ingress/egress)
• Zoning and permitted uses
• Lease documents and rent history (if rented)

Also handle basic presentation: mow or bush-hog key areas, remove trash, and mark corners when possible. If you’re selling vacant or raw land and want a streamlined approach, you can also explore a direct sale route like selling raw land to a cash buyer.

5) Choose a sale strategy and marketing plan

Trustees generally succeed with one of three routes:

• Traditional listing (maximum exposure, often best for higher pricing)
• Targeted marketing (neighbors, operators, hunters, developers—depending on the parcel)
• Direct sale (speed and simplicity, usually fewer showings and contingencies)

Market conditions can shift quickly. Indiana farmland values jumped 7.1% in Q2 2025 and now sit 1.4% above the prior peak in Q3 2024 (Farmland Intel - Grower's Edge Value Index Summary Q2 2025), which can influence how aggressively you price and how long you’re willing to negotiate.

6) Evaluate offers through a trustee’s fiduciary lens

When offers arrive, don’t focus only on price. Weigh:

• Earnest money and proof of funds
• Inspection periods and contingencies
• Closing timeline (and whether it matches beneficiary needs)
• Mineral/timber rights, hunting rights, and possession terms
• Who pays closing costs and title fees

As trustee, your duty is to act in the best interest of the beneficiaries and follow the trust terms. Keep written notes showing how you evaluated competing offers—especially if beneficiaries disagree.

7) Handle title, disclosures, and trust-specific paperwork

Work with an Indiana title company and/or attorney to:

• Run a title search and clear liens or defects
• Confirm who signs (trustee, co-trustee) and how the trust is named on the deed
• Prepare the purchase agreement and required disclosures
• Provide a certification of trust or other documentation requested by the title company

8) Close the sale and transfer the property correctly

At closing, the trustee signs the deed transferring the property from the trust to the buyer. Ensure the closing statement reflects the trust as seller, and keep copies of the deed, settlement statement, and any beneficiary consents in the trust’s records.

9) Distribute (or reinvest) proceeds exactly as the trust requires

After closing, follow the trust instructions for distributing funds, paying expenses, or reinvesting proceeds. Maintain clean trust accounting and provide beneficiaries with transparent reporting to reduce the risk of disputes later.

Common challenges when selling trust-owned land in Indiana

• Beneficiary disagreements: Clear valuation support helps—especially when statewide and regional benchmarks show wide spreads (for example, top-quality land at $14,826 per acre and Northeast top-quality values near $16,000 per acre) (Purdue University - Farmland Values Survey 2025).
• Pricing volatility: Quarterly moves can be meaningful; Indiana values rose 7.1% in Q2 2025 (Farmland Intel - Grower's Edge Value Index Summary Q2 2025).
• Use-specific due diligence: Recreational parcels may require extra clarity on access, timber, wetlands, and hunting lease terms—especially as recreational values average $9,542 per acre after an 18.0% increase from 2024 (Purdue University - Farmland Values Survey 2025).
• Tax complexity: Capital gains, depreciation recapture, and basis rules can differ depending on whether the trust is revocable or irrevocable. Involve a tax professional early.

Alternatives to a traditional listing

1. Sell to a cash land buyer: A direct buyer can reduce uncertainty and shorten timelines. Land Boss has completed over 100 land transactions in 5 years of business and focuses on Indiana land, including trust-owned parcels.
2. Auction: Auctions can compress timelines and work well when you have strong buyer demand, unique property features, or a clear reserve strategy.
3. Owner financing: Financing terms can expand your buyer pool, but the trust must be able (and allowed) to service the note and manage default risk.

Final thoughts

Selling Indiana land held in a trust is both a legal process and a fiduciary decision. When you confirm authority, document approvals, support pricing with credible data, and run a clean closing, you protect beneficiaries while positioning the trust to benefit from today’s market—where Indiana and national land values continue to post record levels (Farmland Intel - Grower's Edge Value Index Summary Q2 2025; USDA National Agricultural Statistics Service (NASS) - Land Values 2025 Summary Report; USDA National Agricultural Statistics Service (NASS) - Land Values 2025 Summary).

If you want more Indiana-specific context on timing and strategy, see Selling Indiana land.