How to Sell Kansas Land Held in a Trust in 2026

Kansas land remains one of the most practical long-term asset classes in the Midwest—especially when it’s productive farmland or well-managed pasture. But if the property is titled in a trust, selling it requires more than pricing and marketing. You also need to confirm trustee authority, follow the trust’s terms, and complete the sale in a way that protects beneficiaries and reduces legal and tax risk.

Why Kansas land is still a strong market for sellers

Kansas continues to be defined by agriculture. According to the Kansas Department of Agriculture, the state has approximately 45.7 million acres of farmland—about 87.5% of Kansas’s total land area.

Land values have also shown notable resilience in recent years. Kansas State University’s 2023 Kansas Land Values Book reports that average non-irrigated cropland value in Kansas increased 11.3% from 2021 to 2022, reaching $2,529 per acre.

More recent benchmarks reinforce the same general direction—particularly in the eastern part of the state. According to Frontier Farm Credit, Kansas farmland values in eastern Kansas increased an average of 7.4% for the year 2025. That same report notes the average dollar value of all benchmark farms in eastern Kansas reached an all-time high of $5,684 per acre at the close of 2025 (Frontier Farm Credit).

Pasture has moved as well. Kansas pasture benchmarks increased an average of 4.40% for the year 2025, according to Frontier Farm Credit. And for sellers with primarily tillable ground, cropland-only benchmarks gained 8.6% in value in the 12 months of 2025 (Frontier Farm Credit).

Statewide averages vary by methodology and coverage, but they help frame expectations. The average farmland value per acre in Kansas in 2024 was $4,028, according to Farmland Intel.

Key market signals that can affect your sale timing

Higher prices do not always mean higher transaction volume. In fact, supply can tighten when owners hold land longer. According to Frontier Farm Credit, the number of cropland tracts sold in eastern Kansas dropped 35.4% in 2025 compared to 2024. Fewer comparable sales can make pricing more sensitive to appraisal assumptions, soil productivity, lease terms, and buyer financing.

It also helps to watch broader regional benchmarks, since many institutional and 1031 buyers compare opportunities across states. For the combined eight-state region including eastern Kansas, benchmark values increased 2.9% for the year 2025, according to AgCountry.

How farm income trends can shape buyer demand

Many Kansas buyers underwrite land purchases using operating margins and rent coverage, not just the land’s long-term appreciation story. That’s why farm income projections matter when you’re selling, especially if your likely buyers are local operators.

In the near term, receipts may provide support. Kansas crop receipts are projected to rise by $621 million (8%) in 2025, with increases expected across all four major commodities, according to the University of Missouri Raff Center.

At the same time, margins can tighten as costs rise and net income cools. Kansas net farm income is projected to decrease by 24% to $5.84 billion in 2026, according to the University of Missouri Raff Center. In 2026, total production expenses in Kansas are projected to increase 2%, driven by higher purchased livestock, fertilizer, and labor expenses, according to the University of Missouri Raff Center.

For trust-owned land, these signals matter because they can influence whether you target operator-buyers, investor-buyers, or hybrid buyers—and how you position lease income, improvements, and future upside.

Selling Kansas land in a trust: what changes compared to a standard sale

A trust is a legal arrangement where a trustee holds and manages property for beneficiaries. If the deed is in the name of a trust, you are not just selling “land”—you are selling a trust asset, and the trustee must follow the trust document and applicable law.

• Trustee authority matters. The trustee typically signs the listing agreement, purchase contract, deed, and closing documents. You must confirm the trustee has the power to sell and that any required conditions are satisfied.
• Beneficiary rights may apply. Some trusts require notice, consent, or specific distribution rules before or after a sale.
• Tax and liability planning becomes part of the sale. Capital gains treatment, basis, and timing can differ depending on whether the trust is revocable, irrevocable, grantor, or non-grantor. Coordinate early with a trust attorney and tax professional.

Step-by-step: how to sell Kansas land held in a trust

1) Review the trust document and trustee powers

Start by reading the trust and any amendments. Confirm:

• Who the current trustee(s) are and whether co-trustee signatures are required
• Whether the trust grants explicit authority to sell real estate
• Whether beneficiaries must consent or receive notice before a sale
• How the trust must handle proceeds (reinvestment rules, distribution schedules, reserves for taxes, etc.)

If anything is unclear, a trust attorney can confirm what the trustee can do and help document compliance for the file.

2) Establish a defensible value (appraisal + market context)

Because trust sales often require heightened documentation, a certified land appraisal is usually the best foundation—especially when beneficiaries could question pricing later.

• Order a professional land appraisal. Choose an appraiser who regularly values Kansas farmland, pasture, and recreational ground.
• Use local comps carefully. Transaction volume may be lower in some areas; for example, cropland tracts sold in eastern Kansas dropped 35.4% in 2025 compared to 2024, according to Frontier Farm Credit.
• Anchor expectations with credible benchmarks. In eastern Kansas, benchmark farms averaged $5,684 per acre at the close of 2025 (Frontier Farm Credit), while the statewide average farmland value per acre in Kansas in 2024 was $4,028 (Farmland Intel).

3) Package the property like an investor-grade asset

Buyers make faster decisions when you remove uncertainty. Before you list, assemble a clean “land sale packet,” including:

• Survey (or a clear legal description and GIS maps)
• Soil data and productivity info (when applicable)
• Lease agreements, rent history, and tenant contact details
• FSA/USDA farm information (if available)
• Access notes, easements, water rights (if any), and known encroachments
• Photos, boundary markers, and a basic improvement list (fencing, wells, terraces, tile, pivots)

4) Choose the right selling strategy for the land type

Kansas is not one uniform land market. Your approach should match the property:

• Row-crop ground: Highlight soil quality, drainage/terraces, farm program details, and lease flexibility. Cropland-only benchmarks gained 8.6% in value in the 12 months of 2025, according to Frontier Farm Credit, which can support strong buyer interest when the parcel is well documented.
• Pasture and grazing land: Emphasize stocking rates, water availability, fencing, and access. Kansas pasture benchmarks increased 4.40% for the year 2025, according to Frontier Farm Credit.
• Mixed-use or recreational tracts: Present hunting history, timber/water features, and improvement potential alongside ag income.

5) Market the property with clear, searchable data

Modern buyers—and modern search tools—reward structured information. Build listings and brochures that clearly state:

• Total acres and tillable acres (if applicable)
• County, nearest town, and legal description
• Access type (paved, gravel, deeded easement)
• Current lease terms and possession timeline
• Water sources and improvements
• Price per acre and the valuation rationale

To reach the broadest pool, combine online land platforms, targeted outreach to local operators, and a land broker with Kansas experience.

6) Negotiate offers with trust obligations in mind

When the seller is a trust, the “best” offer is not always the highest price. Evaluate:

• Proof of funds or lender qualification
• Inspection timelines, survey requirements, and title contingencies
• Closing date compatibility with trust administration and tax planning
• Any requested seller concessions that could reduce net proceeds

Cash offers can reduce financing risk and shorten closing timelines, which can be helpful when beneficiaries want certainty.

7) Close correctly: deed, trustee signatures, and distribution of proceeds

At closing, the trustee typically signs the deed and all seller documents in a trustee capacity. After closing:

• Distribute or retain proceeds exactly as the trust requires
• Update trust accounting records and keep copies of the settlement statement and final executed documents
• Coordinate with tax advisors on reporting and estimated payments

Common challenges when selling trust-owned Kansas land

• Pricing with fewer comps. Lower sales volume—such as the 35.4% drop in cropland tracts sold in eastern Kansas in 2025 vs. 2024 (Frontier Farm Credit)—can widen the range of “reasonable” values.
• Shifting farm profitability. Buyers watch operating margins. Kansas net farm income is projected to decrease 24% to $5.84 billion in 2026 (University of Missouri Raff Center), while production expenses are projected to increase 2% in 2026 due to higher purchased livestock, fertilizer, and labor (University of Missouri Raff Center).
• Trust compliance. Missing a required consent, notice, or trustee signature can delay closing or create disputes later.
• Time to sell. Agricultural and rural land can take months to sell, especially if the parcel is unique or the market is thin.

Alternatives to a traditional listing

If the trust needs speed, simplicity, or a defined timeline, consider:

• Auction: Useful for high-demand parcels or when you want a set sale date.
• Conservation or land banking options: Potential fit for environmentally sensitive tracts or long-range development areas.
• Direct sale to a land buyer: A cash buyer can reduce contingencies and simplify a trust sale, though pricing and terms vary by buyer.

Final thoughts

Selling Kansas land in a trust can absolutely be a smooth, profitable transaction—but it works best when you treat it as both a legal process and a market process. Kansas remains deeply agricultural (about 45.7 million acres of farmland, roughly 87.5% of the state’s land area), and recent benchmarks show continued strength in many segments, including eastern Kansas farmland values up 7.4% in 2025 and benchmark farms averaging $5,684 per acre at the close of 2025 (both per Frontier Farm Credit).

Set your plan early: confirm trustee authority, document value with appraisals and credible benchmarks, market the property with clear data, and coordinate legal and tax professionals through closing. When you do, you give the trust the best chance to capture today’s demand while protecting beneficiaries and fulfilling the trust’s purpose.