How to Sell Mississippi Land Held in a Trust in 2026

Mississippi land continues to attract farmers, timber operators, recreational buyers, and long-term investors—and that demand can create real opportunities for owners who need to sell property held in a trust. Land values have also shown measurable momentum in recent years. For example, the average value of farm real estate in Mississippi rose 8.8% from 2022 to 2023 to $3,470 per acre, according to the USDA's Land Values 2023 Summary.

If you’re a trustee managing trust assets—or a beneficiary trying to convert inherited land into cash—selling Mississippi land from a trust adds an extra layer of legal and administrative steps. This guide breaks down the process clearly, highlights today’s market signals, and outlines practical options for closing efficiently.

Mississippi land market context: what today’s numbers suggest

Pricing and demand vary widely by region, access, soil quality, and highest-and-best use (farming, timber, hunting, future development). Recent benchmarks can help you set expectations before you price trust-owned land:

• Across the state, the average cropland rental price was $141.47 per acre, with reported rates ranging from $30 to $260 per acre during the 2023–2025 period, according to Mississippi State University Extension Service.
• Irrigated cropland sold at an average of $5,754 per acre (range: $4,200 to $7,225) during 2023–2025, per Mississippi State University Extension Service.
• Non-irrigated cropland sold at an average of $4,628 per acre (range: $3,000 to $7,225) during 2023–2025, per Mississippi State University Extension Service.
• The average irrigated cropland rental rate was $177.78 per acre (range: $75 to $250) during 2023–2025, according to Mississippi State University Extension Service.
• The average non-irrigated cropland rental rate was $88.33 per acre (range: $50 to $125) during 2023–2025, according to Mississippi State University Extension Service.
• Pastureland rental rates averaged $25.23 per acre (range: $12 to $55) during 2023–2025, per Mississippi State University Extension Service.

On a broader trend line, farmland values have continued to rise in many regions. Between 2018 and 2024, the compound annual growth rate of farmland values in the Southern U.S. was approximately 5%, according to the USDA Economic Research Service.

National benchmarks also provide useful context when buyers compare Mississippi land to other states. In 2025, average U.S. cropland value reached $5,830 per acre—up $260 per acre (4.7%) from 2024—according to USDA National Agricultural Statistics Service. That same year, farm real estate value in the United States averaged $4,350 per acre, up $180 per acre (4.3%) from 2024, according to the Van Trump Report.

Finally, knowing who is buying matters for marketing. Timber and recreational land accounted for 77% of all agricultural land purchases in Mississippi between 2019 and early 2023, according to Farm Progress. If your trust property includes merchantable timber, hunting access, water features, or trail systems, you may be selling into a buyer pool that isn’t strictly “farm” focused.

Understanding trusts and land ownership in Mississippi

A trust is a legal arrangement where a grantor transfers property to a trustee, who holds and manages it for the benefit of one or more beneficiaries. Trusts often support estate planning, asset protection, and smoother transfers after death.

When a trust owns Mississippi land, the trustee typically signs sale documents and carries fiduciary duties—meaning the trustee must follow the trust’s terms and act in the beneficiaries’ best interests. Because trust terms vary, the right way to sell depends on the authority granted in the trust document and the specific facts of the property and beneficiaries.

How to sell Mississippi land in a trust (step-by-step)

1) Review the trust document for sale authority

Start by reading the trust instrument carefully. Confirm:

• Who has authority to sell (one trustee vs. co-trustees)
• Whether the trust requires beneficiary consent
• Any restrictions on timing, minimum price, or purpose of sale proceeds
• Whether the trust allows selling below appraised value or via cash offer

If language is unclear, have a Mississippi attorney interpret the relevant provisions before you market the property.

2) Gather approvals early (to avoid delays later)

Depending on the trust terms and family dynamics, you may need:

• Consent from beneficiaries
• Agreement from co-trustees
• Court involvement in unusual or disputed situations

Securing approvals early reduces the risk of last-minute objections that can derail a contract.

3) Establish value using comps, income potential, and land type

Pricing vacant land is not the same as pricing a house. Use multiple valuation lenses:

• Comparable sales: Especially important for cropland, timberland, and recreational tracts.
• Income approach: Lease rates can support value expectations. For example, Mississippi cropland rental averages $141.47 per acre statewide (range: $30 to $260) during 2023–2025, per Mississippi State University Extension Service.
• Land class premiums: Irrigated and non-irrigated cropland may price differently. During 2023–2025, irrigated cropland averaged $5,754 per acre (range: $4,200 to $7,225), while non-irrigated cropland averaged $4,628 per acre (range: $3,000 to $7,225), according to Mississippi State University Extension Service.

When the trust must demonstrate fair dealing (especially with multiple beneficiaries), a third-party appraisal can reduce conflict and create a defensible pricing record.

4) Prepare the property and documentation for buyer due diligence

Well-prepared land sells faster and attracts more serious offers. Before listing, aim to:

• Confirm boundaries (survey or GIS maps) and clearly mark corners where practical
• Address access issues (recorded easements, road frontage, gate keys)
• Compile soil data, prior timber cruises, well/irrigation details, and past lease agreements
• Disclose known issues (encroachments, dumping, environmental concerns)

If the property generates income, document it. Lease comps can be persuasive: irrigated cropland rents averaged $177.78 per acre (range: $75 to $250), non-irrigated cropland rents averaged $88.33 per acre (range: $50 to $125), and pastureland rental rates averaged $25.23 per acre (range: $12 to $55) during 2023–2025, according to Mississippi State University Extension Service.

5) Market to the right buyer segments (farm, timber, and recreation)

Land marketing works best when you target the property’s most likely use. In Mississippi, that often means marketing beyond farmers. Timber and recreational land made up 77% of agricultural land purchases in Mississippi between 2019 and early 2023, according to Farm Progress.

Consider a mix of channels:

• Land-focused listing sites with maps, topo, and boundary overlays
• A land-savvy agent or broker with local buyer lists
• Direct outreach to farmers, timber investors, hunting clubs, and neighboring landowners
• Clear digital due diligence packets (survey, tax parcel info, aerial maps, lease terms)

6) Follow trust and transaction legal requirements

Trust-owned land sales typically require extra care at closing. A Mississippi real estate attorney can help ensure you:

• Execute the correct deed (often a trustee’s deed)
• Confirm trustee authority and required signatures
• Draft or review purchase agreements, addenda, and required disclosures
• Coordinate with a title company on trust documentation and payoff statements

7) Negotiate, then close with clean timelines and clear contingencies

During negotiations, prioritize terms that match the trust’s goals:

• Price and earnest money
• Inspection periods (survey, timber cruise, soil tests, perc tests)
• Closing date and possession/access rules
• Mineral rights, hunting leases, and tenant/lease transitions

Land can take longer than residential property to sell, so trustees often weigh maximum price against certainty and speed—especially when beneficiaries want distributions on a predictable schedule.

Alternative option: sell to a land-buying company for speed and certainty

If the traditional listing route feels too slow or administrative—common when the trust needs to liquidate—selling to a land-buying company can simplify the process. A direct buyer may offer:

• Cash purchase with fewer financing failures
• Shorter timelines and fewer moving parts
• Less marketing effort and fewer showings
• Clearer closing coordination when multiple beneficiaries are involved

In exchange, you typically accept a discounted price for the convenience and reduced risk. If you’re exploring a faster route, you can review the selling process and compare it to a traditional listing strategy.

Final thoughts

Selling Mississippi land held in a trust works best when you combine three things: strict alignment with the trust document, accurate market-based pricing, and a transaction plan that protects beneficiaries from preventable disputes. Recent data points—like Mississippi cropland sale ranges and rental benchmarks from Mississippi State University Extension Service—can help you ground your pricing and lease-value discussions in real numbers.

At the same time, broader trends matter. Farmland values in the Southern U.S. posted an approximate 5% compound annual growth rate from 2018 to 2024, according to the USDA Economic Research Service, and 2025 national averages continued upward, per USDA National Agricultural Statistics Service and the Van Trump Report. And because timber and recreational buyers drive a large share of Mississippi purchases, per Farm Progress, you can often increase results by marketing to those segments intentionally.

If you want more background on the broader process of selling land in the state, see Selling Mississippi land. Whether you choose a traditional listing or a direct cash sale, make the decision based on the trust’s terms, the beneficiaries’ priorities, and the strongest path to a clean closing.