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

Ohio land has long attracted investors for its mix of agricultural productivity, developable corridors, and relative affordability. In today’s market, the opportunity is still there—but it rewards buyers who follow current data, understand local demand, and underwrite longer hold times.

Ohio Land Values in 2025: What the Latest Data Says

Recent indicators show both momentum and normalization after the pandemic-era run-up in land prices.

• Ohio farmland values rose 2.8% quarter-over-quarter in Q2 2025, but they remain 9% below the Q4 2023 high, according to Farmland Intel - Grower's Edge Value Index Summary Q2 2025.
• Ohio farmland values peaked in Q3 2023 and have since fallen 11.47% as of Q1 2025, per the Growers Edge Farmland Value Index Q1 2025.
• Agricultural land in Ohio averaged $8,760 per acre in 2025, representing a 9% increase from 2023, according to Mossy Oak Properties.

For investors, this combination often signals a more selective market: better entry points than the peak, but still supported by long-term fundamentals like limited supply and enduring end-user demand.

How Ohio Compares to National Farmland Trends

National benchmarks help put Ohio pricing into context—especially if you’re evaluating land as part of a diversified real-asset portfolio.

• U.S. farm real estate value averaged $4,350 per acre in 2025, a 4.3% increase ($180 per acre) over 2024, according to the American Farm Bureau Federation - USDA NASS Land Values 2025 Summary.
• U.S. cropland value averaged $5,830 per acre in 2025, an increase of $260 per acre (4.7%) from 2024, per the USDA NASS Land Values 2025 Summary.

Ohio’s 2025 average agricultural land price of $8,760 per acre sits above national averages, which can reflect stronger local competition for high-quality ground, development pressure near metros, and the productivity profile of many Ohio farms.

Supply Signals: Fewer Farms, Less Land, Slightly Larger Operations

Land investing is ultimately a supply-and-demand story, and Ohio’s farm structure continues to shift in ways that matter for buyers.

• The number of farms in Ohio in 2024 was 74,000, down 2.4% from 75,800 in 2023, according to USDA National Agricultural Statistics Service (NASS).
• Land in farms in Ohio was 13.5 million acres in 2024, down 200,000 acres from 2023, per USDA National Agricultural Statistics Service (NASS).
• The average size farm in Ohio was 182 acres per farm in 2024, up 1 acre from 2023, according to USDA National Agricultural Statistics Service (NASS).

For investors, fewer farms and fewer total farm acres can tighten long-run supply—especially in areas where agricultural land competes with residential, industrial, or infrastructure expansion. Meanwhile, slightly larger average farms can also point to continued consolidation and more professionalized operators, which may support lease reliability in certain markets.

Why Ohio Land Can Be a Smart Investment

1) Multiple Demand Drivers (Not Just Farming)

Ohio land demand comes from several channels: production agriculture, infill and suburban development around major metros, industrial/logistics expansion along highway networks, and recreational uses near lakes, forests, and tourism nodes. This demand diversity can help stabilize values compared to single-industry regions.

2) Farmland That Still Trades Actively—Even After the Peak

Ohio farmland has cooled from its 2023 peak—down 11.47% from the Q3 2023 high as of Q1 2025—yet it also posted a 2.8% quarterly rise in Q2 2025. Together, those data points suggest a market that is repricing and rotating, not disappearing. The most competitive parcels still tend to be those with strong soils, clean boundaries, workable field shapes, reliable drainage, and proximity to operators who can act quickly.

These dynamics align with what many investors look for in land: durability, inflation hedging characteristics, and the potential for both income (leases) and appreciation—while recognizing that entry timing and parcel quality matter more than ever.

Taxes Matter: Understand CAUV Before You Buy

Property taxes can materially affect land returns, so investors should understand Ohio’s Current Agricultural Use Value (CAUV) framework early in the diligence process. In 2024, a total of 16 million acres in Ohio was valued according to CAUV for property tax purposes, according to the Ohio Legislative Service Commission.

If your investment thesis depends on holding costs staying low, confirm whether the parcel qualifies for CAUV, what it takes to maintain eligibility, and how a future land-use change (development, splitting, rezoning, or non-ag use) could alter the tax profile.

Key Factors to Consider Before Buying Ohio Land

1) Verify the Highest and Best Use—Not the Dream Use

Land appreciates most reliably when it has a feasible path to its highest and best use. Confirm zoning, access, frontage, utilities, easements, wetlands or flood constraints, and any restrictions that could limit building, farming, timbering, or subdivision potential.

2) Respect Market Cycles and Local Liquidity

Recent pricing illustrates how quickly land can overshoot and correct. Ohio farmland values peaked in 2023 and then fell, yet still showed signs of renewed quarterly strength in 2025. Underwrite with conservative exit assumptions and expect longer marketing timelines for raw land than for homes.

3) Location Drives Outcomes

Ohio is not one market. Metro-adjacent parcels near expanding suburbs, job hubs, and transportation corridors can behave very differently from land in counties facing population declines. Cheap acreage can be expensive if demand is thin, utilities are distant, or zoning blocks your intended use.

4) Plan for Limited Cash Flow on Raw Land

Vacant land generally does not produce income unless you add a lease strategy (crop lease, pasture lease, hunting lease, storage, or other permitted uses). If you need cash flow, prioritize parcels where lease demand is realistic and enforceable.

Practical Tips for Investing in Ohio Land Successfully

• Target growth corridors: Focus on areas with clear housing, industrial, or infrastructure tailwinds and a strong buyer pool.
• Use local expertise: Work with brokers, surveyors, attorneys, soil experts, and appraisers who know the county-level details that national datasets miss.
• Negotiate realistic terms: Clean contracts, clear due diligence timelines, and credible pricing often beat aggressive offers that fail to close.
• Model taxes and eligibility: Verify CAUV status, rollback risks, and the long-term holding-cost scenario before you commit.

Final Take: Is Ohio Land a Good Investment?

Ohio land can be a good investment when you buy with discipline. The state’s land market benefits from diverse demand, ongoing competition for quality parcels, and structural supply shifts—fewer farms (74,000 in 2024) and fewer total farm acres (13.5 million in 2024). At the same time, the post-peak adjustment is real: values peaked in 2023, fell 11.47% by Q1 2025, and then rose 2.8% in Q2 2025 while still sitting 9% below the Q4 2023 high.

If you pair strong due diligence with a long-term hold strategy—especially around location, permitted use, and taxes—Ohio land can offer a compelling risk-return profile compared to many other real estate options.

Frequently Asked Questions (FAQs)

What do Ohio farmland prices look like right now?

Ohio agricultural land averaged $8,760 per acre in 2025 (up 9% from 2023) according to Mossy Oak Properties. Market indexes also show a reset from the 2023 peak, with an 11.47% decline from the Q3 2023 peak as of Q1 2025 per the Growers Edge Farmland Value Index Q1 2025.

Are Ohio farmland values going up or down in 2025?

Both trends appear in recent data: values rose 2.8% quarter-over-quarter in Q2 2025, but remain 9% below the Q4 2023 high, according to Farmland Intel - Grower's Edge Value Index Summary Q2 2025.

How does Ohio compare to national farmland values?

U.S. farm real estate averaged $4,350 per acre in 2025 (+4.3% year-over-year) per the American Farm Bureau Federation - USDA NASS Land Values 2025 Summary, while U.S. cropland averaged $5,830 per acre in 2025 (+4.7%) per the USDA NASS Land Values 2025 Summary. Ohio’s average agricultural land price is higher, which can reflect local competition and parcel quality.

Is Ohio losing farmland?

Ohio’s farm footprint has contracted recently. The state had 13.5 million acres of land in farms in 2024, down 200,000 acres from 2023, according to USDA National Agricultural Statistics Service (NASS).

How many farms are in Ohio, and what’s the average size?

Ohio had 74,000 farms in 2024, down 2.4% from 75,800 in 2023, and the average farm size was 182 acres (up 1 acre from 2023), according to USDA National Agricultural Statistics Service (NASS).

What is CAUV and why does it matter for Ohio land investors?

CAUV is Ohio’s property tax valuation method for qualifying agricultural land. In 2024, 16 million acres in Ohio was valued under CAUV for property tax purposes, according to the Ohio Legislative Service Commission. CAUV can lower holding costs, but eligibility rules and land-use changes can affect taxes.