Is Investing in Nebraska Land Still a Smart Move in 2026?

Nebraska land still captures that classic Great Plains feel—big skies, working farms, and ranch country that seems to run forever. But today’s buyers are looking past the scenery and asking a more practical question: does Nebraska land make sense as an investment in a market shaped by higher rates, tighter margins, and more selective demand?

The short answer: it can—if you match the property type, location, and timeline to your strategy. Recent pricing signals show a market that’s no longer in a straight-line climb, but it remains active and highly segmented by land class and county.

Nebraska agricultural land values in 2025–2026: what the data says

Nebraska’s land market has shifted from the rapid run-up of earlier years to a more mixed, category-by-category picture.

• Statewide, the all-land average value for agricultural land declined by 2% to $3,935 per acre as of February 1, 2025, according to the University of Nebraska-Lincoln Center for Agricultural Profitability.
• Even with that 2025 pullback, Nebraska farmland values increased by 1.90% entering 2026, according to Farm Credit Services of America.
• Nebraska’s estimated total value of agricultural land and buildings dropped to approximately $164.7 billion in 2025, per the University of Nebraska-Lincoln Nebraska Farm Real Estate Market Report 2025.

For investors, those headline numbers matter, but land type often matters more. Nebraska doesn’t move as one market—irrigated cropland, dryland acres, and grazing ground can behave very differently in the same year.

Land type matters: 2025 per-acre values by category

If you’re underwriting Nebraska land, start by pricing the asset class correctly. In 2025, statewide averages showed clear differences across cropland and pasture categories:

• Center Pivot Irrigated Cropland averaged $12,890 per acre in 2025, down 6%, according to the University of Nebraska-Lincoln Center for Agricultural Profitability.
• Dryland Cropland (No Irrigation Potential) averaged $4,460 per acre in 2025, down 2%, according to the University of Nebraska-Lincoln Center for Agricultural Profitability.
• Grazing Land (Nontillable) increased by 5% to $1,230 per acre statewide in 2025, per the University of Nebraska-Lincoln Center for Agricultural Profitability.
• Grazing Land (Tillable) increased by 1% to $1,815 per acre statewide in 2025, per the University of Nebraska-Lincoln Center for Agricultural Profitability.
• Hayland increased by 3% to $2,410 per acre statewide in 2025, according to the University of Nebraska-Lincoln Center for Agricultural Profitability.

This spread highlights why Nebraska can work for different investor profiles: higher-priced irrigated acres may offer stronger production potential, while grazing and hay ground can provide a different risk/return mix and often a lower capital entry point.

Location matters too: why county-level pricing can change the story

State averages can hide local strength—especially near population centers and high-demand corridors. For example, Sarpy County, Nebraska farmland value averaged $13,349.25 per acre in Q1 2025, according to the Growers Edge Farmland Value Index Q1 2025.

That’s a practical reminder for buyers: proximity to Omaha-area growth, infrastructure, and competitive demand can push values well above statewide norms. If your plan involves future development optionality, tenant depth, or resale liquidity, county-level data should drive your comps.

Why Nebraska land still attracts investors

1. Productive agriculture with multiple income paths

Nebraska remains a major agricultural state, and that supports land value through rental arrangements (cash rent), crop-share leases, and owner-operator demand. Investors often target properties where soil quality, field shape, and access improve leasing appeal and long-term resale.

2. Water access can increase flexibility—when it’s reliable and permitted

In many areas, irrigation potential changes what the land can produce and who wants it. However, the 2025 pricing shows irrigated land can also reprice: Center Pivot Irrigated Cropland averaged $12,890 per acre in 2025, down 6%, per the University of Nebraska-Lincoln Center for Agricultural Profitability. Investors should evaluate wells, pumping capacity, local management rules, and operating costs—not just the label “irrigated.”

3. A market that can be steadier than trend-driven metros

Nebraska land often appeals to long-term buyers seeking tangible assets and diversification. The 2% statewide decline to $3,935 per acre in 2025, reported by the University of Nebraska-Lincoln Center for Agricultural Profitability, also reinforces a key point: farmland can move both ways, and disciplined entry prices matter.

4. Renewable energy and alternative uses

Nebraska’s open landscapes can support wind and solar development in the right locations, and some owners pursue easements or leases that add income without fully converting the property’s primary use. These opportunities are site-specific, so buyers should verify transmission access, setbacks, permitting pathways, and contract terms.

5. Recreation, conservation, and leasing demand

Hunting leases, habitat improvement, and conservation programs can add value—especially on grazing or mixed-use ground. The fact that Grazing Land (Nontillable) increased by 5% to $1,230 per acre statewide in 2025, per the University of Nebraska-Lincoln Center for Agricultural Profitability, suggests continued demand for certain pasture categories even when other segments soften.

Risks to know before you buy Nebraska land

1. Land values respond to rates, commodities, and sentiment

Nebraska’s 2025 data shows a more normalized market. The statewide all-land average declined by 2% to $3,935 per acre as of February 1, 2025, according to the University of Nebraska-Lincoln Center for Agricultural Profitability, while broader indicators still point to modest momentum with a 1.90% increase entering 2026, per Farm Credit Services of America. Expect variability by property type and neighborhood.

2. Liquidity can be slow

Unlike publicly traded assets, land can take time to market and sell—especially in rural areas or when pricing is aggressive. Plan your capital timeline accordingly.

3. Ownership involves operations and oversight

Even “passive” land ownership can include fence and road maintenance, weed control, improvements, and tenant management. Budget for upkeep and clarify responsibilities in lease agreements.

4. Regulation, zoning, and water rules require due diligence

Zoning, conservation requirements, and water governance can affect what you can build, farm, or lease. Always confirm allowable uses, irrigation restrictions, and any encumbrances before closing.

Practical investment strategies for Nebraska land

1. Buy-and-hold appreciation: Target quality ground with durable demand drivers. Track how each land type is trending—for example, Dryland Cropland (No Irrigation Potential) averaged $4,460 per acre in 2025, down 2%, per the University of Nebraska-Lincoln Center for Agricultural Profitability.
2. Cash-flow through leasing: Use farm leases, grazing leases, hay production, recreation leases, or renewable energy leases where feasible. Hayland increased by 3% to $2,410 per acre statewide in 2025, according to the University of Nebraska-Lincoln Center for Agricultural Profitability, which may interest buyers focused on forage-based income and resilient demand.
3. Value-add improvements: Improve access, drainage, fencing, water development, or soil performance to strengthen rent potential and resale value.
4. Subdivision and development optionality: Near expanding towns, optionality can matter. Sarpy County’s Q1 2025 average of $13,349.25 per acre, reported by the Growers Edge Farmland Value Index Q1 2025, shows how location and competition can materially change valuation.

How to evaluate a Nebraska land deal (quick checklist)

• Confirm the land class and comp correctly: Irrigated, dryland, tillable grazing, nontillable grazing, or hayland can price very differently.
• Verify income assumptions: Validate rent with local market evidence and confirm tenant demand.
• Inspect water and infrastructure: Wells, pivots, fences, roads, and power access can make or break returns.
• Review restrictions: Check zoning, easements, conservation requirements, and any water-related limits.
• Model a longer hold period: Land can be illiquid; plan for a multi-year horizon.

Final thoughts

Nebraska land can be a strong real-asset investment when you buy the right property for the right reason—income, diversification, long-term appreciation, or optionality. The market is also sending clearer “price discovery” signals: the statewide all-land average value declined by 2% to $3,935 per acre in 2025, per the University of Nebraska-Lincoln Center for Agricultural Profitability, yet values increased by 1.90% entering 2026, according to Farm Credit Services of America.

If you’re considering a purchase, focus on land type, local comps, and realistic cash-flow expectations. Visit the property, pressure-test your assumptions, and treat patience as part of the return profile—because in the land business, time and discipline often do the heavy lifting.