Selling Agricultural Land in Pennsylvania: A 2026 Step-by-Step Guide

Pennsylvania’s rolling hills, fertile valleys, and working forests still power a proud agricultural tradition—but the pressures on farmland are real. If you’re considering selling agricultural land, you’re part of a broader shift reshaping the Keystone State’s rural landscape.

Between 2012 and 2017, Pennsylvania lost nearly 6,000 farms and about 400,000 acres of farmland, according to a Penn State–referenced report from USDA NASS: [USDA NASS – Pennsylvania Farms and Land in Farms]. The same period brought sharper declines in fast-growing areas—prime agricultural counties like Lancaster and Chester saw farmland acreage shrink by 13% over those five years [USDA NASS – Pennsylvania Farms and Land in Farms].

Even with these changes, Pennsylvania agriculture remains a major force (and we’re still known for products like mushrooms, apples, and dairy). The key is selling with a plan—one that matches today’s market realities, buyer expectations, and regulatory complexity.

The Lay of the Land: Understanding Pennsylvania’s Agricultural Real Estate Market

Before you list your property, take time to understand what’s driving demand in your county. Farmland values can move quickly based on commodity cycles, interest rates, development pressure, and local zoning.

What Drives Farmland Value in Pennsylvania

1. Location and access: Proximity to metro areas (Philadelphia, Pittsburgh, Harrisburg), major roads, processors, and auction houses can expand your buyer pool and influence pricing.
2. Soil quality and productivity: Soil type, drainage, slope, and historical yields affect both farm income potential and buyer confidence.
3. Water availability: Reliable wells, streams, ponds, and irrigation infrastructure often add meaningful value for active operators.
4. Topography and field layout: Larger, workable fields generally sell easier than fragmented parcels or steep ground.
5. Improvements and infrastructure: Barns, machine sheds, lanes, fencing, drainage, and housing can increase value—when they’re functional and well-documented.
6. Zoning, restrictions, and easements: Agricultural zoning, subdivision limits, and conservation easements can change “highest and best use,” which directly impacts marketability and price.

How to Track the Market (Without Guessing)

Replace gut feeling with current data and local insight. Monitor extension and county-level agricultural resources, talk with farm-focused agents and land brokers, and review recent comparable sales. In areas where development pressure is high, buyer motivations can shift quickly—so update your assumptions before you set a price.

Sprucing Up Your Spread: Preparing Your Land for Sale

Buyers judge farmland the same way they judge any asset: condition, clarity, and risk. You can’t control the market, but you can control how cleanly your property presents and how confidently a buyer can underwrite it.

Inventory Your Land Like a Buyer Would

• Total acreage and parcel boundaries
• Breakdown of tillable acres, pasture, woodland, and non-tillable areas
• Road frontage and access points
• Water sources and irrigation details
• Structures, utilities, and farm improvements

Collect your documentation early so you don’t scramble during negotiations:

• Deed and title information
• Surveys, maps, and tax parcel records
• Soil tests and/or soil maps
• Yield history or production records (when available)
• Water documentation (wells, permits, irrigation components)
• Any existing leases (cash rent, crop-share, hunting)

Low-Cost Fixes That Improve First Impressions

1. Remove scrap, debris, and unused equipment piles
2. Repair or straighten fencing where it affects function
3. Keep lanes and access roads passable
4. Handle minor building repairs that signal “neglected” conditions
5. Tidy the homestead area to help buyers visualize livability

Clear Legal Issues Before They Become Deal-Killers

Identify liens, boundary issues, undocumented easements, and access questions upfront. Solving them before you list can prevent price reductions later and reduce the odds of a buyer walking during due diligence.

Price It Right: Determining a Fair Asking Price

Farmland pricing works best when you anchor it to real comps and defensible assumptions. Overpricing can stall a listing; underpricing can leave value behind—especially in counties where development pressure or investor demand is rising.

Use a Certified Agricultural Appraiser for Complex Properties

An experienced farm appraiser can evaluate:

• Comparable sales (recent, local, and truly similar)
• Income potential (cropping, leasing, timber, etc.)
• Replacement cost of improvements (barns, fencing, drainage)
• Highest and best use (ag-only vs. mixed-use vs. development constraints)

Pair the Appraisal With a Farm-Specific Market Analysis

A farm-focused agent or land broker can add practical market feedback: who is buying, what they will pay for specific features, and what deal terms are common in your area.

Getting the Word Out: Marketing Your Agricultural Land

The best marketing makes your land easy to understand and easy to verify. Today’s buyers expect strong visuals, clean documentation, and clear answers on zoning and restrictions.

Match Your Message to the Right Buyer

• Operators expanding an existing farm
• Investors seeking stable land assets
• Buyers pursuing a rural lifestyle and homestead potential
• Developers (where zoning and utilities allow—and where you’re comfortable selling for that use)

Write a Listing That Sells the Asset (Not Just the Acreage)

• State the location, access routes, and proximity to markets
• Describe soil types, tillable acreage, and field layout
• Explain water sources and irrigation capability
• List buildings, utilities, and improvements with condition notes
• Call out differentiators (views, streams, timber, wildlife, historic structures)

Use Multi-Channel Distribution

1. List on major real estate platforms and agricultural land marketplaces
2. Run targeted outreach through local farm networks and cooperatives
3. Use social media and community groups to reach lifestyle buyers
4. Network at agricultural events, auctions, and farmers’ markets
5. Install visible signage near high-traffic road frontage

When a Specialist Helps Most

A farm specialist can qualify buyers, coordinate showings, reduce time-wasters, and manage negotiations with fewer surprises—especially when leases, conservation programs, or complex access issues are involved.

Red Tape and Regulations: Navigating the Legal Landscape

Farm sales involve more disclosure and more “what can this be used for?” questions than typical residential transactions. Clean answers build trust and reduce retrades.

Zoning and Allowed Uses

Confirm current zoning, permitted uses, subdivision potential, setbacks, and any pending changes. Buyers will price the property based on what they can actually do—legally and practically.

Preservation, Conservation, and Program Enrollment

If your land is enrolled in an Agricultural Security Area (ASA), subject to an Agricultural Conservation Easement, or enrolled in Pennsylvania’s Clean and Green program, understand the restrictions and disclosure requirements before you market it. These programs can protect farmland value for agricultural buyers while limiting development potential.

Environmental Factors Buyers Often Investigate

• Wetlands and riparian buffers
• Endangered species or habitat constraints
• Legacy chemical use or potential contamination concerns

Water Rights and Water Infrastructure

Document wells, springs, surface water, irrigation lines, and any permits or agreements. Water access can materially affect both value and the buyer’s intended use.

Show and Tell: Presenting Your Property to Potential Buyers

Strong showings reduce uncertainty. Aim to make the property easy to tour and easy to understand in one visit.

Use a practical, buyer-friendly approach when you show your land to interested buyers:

1. Provide a clear property map and highlight key features (fields, water, buildings, access)
2. Plan a tour route that shows the best ground first
3. Prepare direct answers on soils, yields, leases, and restrictions

Bring Supporting Materials to the Showing

• Soil maps and soil test results
• Aerial imagery and boundary overlays
• Production or lease history (when available)
• Any conservation plans or program paperwork

Sealing the Deal: Negotiating Offers and Closing the Sale

Once offers arrive, evaluate the entire package—not just price. A clean, credible offer often beats a higher offer with fragile financing or heavy contingencies.

What to Evaluate in Every Offer

• Contingencies (financing, inspections, approvals)
• Earnest money and proof of funds or lender strength
• Closing timeline and possession terms
• Requests for equipment, materials, or livestock inclusion

Use the Right Professionals

• Real estate attorney: contract review, title issues, easements, closing documents
• Accountant/tax advisor: capital gains and program-related tax impacts
• Farm-focused agent/broker: negotiation support and buyer management

Expect Due Diligence

Buyers commonly order inspections, environmental assessments (as needed), surveys, and title work. If you’ve organized documents and resolved known issues early, you reduce the odds of delays and price renegotiations.

Thinking Outside the Box: Alternative Ways to Sell Your Land

Traditional listings work well for many sellers, but they’re not the only path. If speed, simplicity, or certainty matters more than maximizing price, consider these options.

Direct Sale to a Land Buying Company

Companies like Land Boss buy agricultural land directly from owners, which can streamline the process. These deals often offer:

• Fast timelines—sometimes closing in a few weeks
• Cash purchases, reducing financing risk
• As-is sales, minimizing pre-sale repairs and cleanup

In exchange, direct buyers typically offer below-market pricing. For some sellers, the convenience and speed outweigh the discount.

Auction Sales

Auctions can perform well when buyer competition is strong or when you want a defined sale date. The trade-off is uncertainty: the property may not reach reserve, or bidder turnout may fall short.

Conservation-Focused Sales and Easements

If protecting the land’s agricultural or natural character is a priority, you can explore selling to a conservation organization or placing a conservation easement. These options may reduce development value but can align with legacy goals and may provide tax advantages depending on your situation.

Final Thoughts

Selling agricultural land in Pennsylvania takes planning, flexibility, and the right team. The market has changed—Pennsylvania lost nearly 6,000 farms and roughly 400,000 acres of farmland between 2012 and 2017, and Lancaster and Chester counties saw farmland acreage shrink by 13% in that same period [USDA NASS – Pennsylvania Farms and Land in Farms]. Those facts make it even more important to price accurately, disclose clearly, and market strategically.

Whether you pursue a traditional listing or a faster option like a direct sale, you can move forward with confidence when you treat your farm like the valuable, documentable asset it is. If you’re exploring a cash offer route, start here: sell land in Pennsylvania.

Frequently Asked Questions (FAQs)

How long does it typically take to sell agricultural land in Pennsylvania?

Timelines vary by location, acreage, improvements, and demand. Many farmland sales take months, while complex properties can take longer—especially if zoning, leases, or conservation restrictions narrow the buyer pool. If speed is the priority, auctions or direct land-buying companies can sometimes close in weeks.

Do I need to continue farming the land while it’s on the market?

Maintaining the property helps protect value and shows buyers the land’s potential. You don’t always need full-scale operations, but you should keep fields accessible, control weeds, maintain lanes, and prevent visible deterioration. If you can’t operate it yourself, leasing to a local farmer can keep it productive during the sale.

Are there tax implications I should be aware of when selling agricultural land in Pennsylvania?

Yes. You may owe capital gains tax, and program enrollment (such as Clean and Green) can affect tax outcomes. Conservation easements may also change the picture. A tax professional familiar with Pennsylvania farmland sales can help you evaluate strategies and avoid surprises.

Can I sell only a portion of my agricultural land?

Yes, but you’ll need to confirm zoning and subdivision rules, complete a survey, and consider how the split affects access, utility routing, and the value of the remaining acreage. Many sellers consult a land use attorney and a farm-focused agent before subdividing.

Are there special considerations if my agricultural land is enrolled in preservation programs?

Yes. Programs like Agricultural Security Areas (ASAs) and conservation easements may limit development or require specific disclosures, which can affect value and buyer interest. Disclose enrollment early and work with professionals who understand these programs so the transaction stays compliant and predictable.