Top Iowa Counties to Buy Land in 2026

With more than 36 million acres of farmland and a reputation built on productivity, Iowa remains one of the most closely watched land markets in the U.S. Today’s opportunity sits at the intersection of strong long-term fundamentals and short-term price normalization—creating potential entry points for buyers who want quality soil, durable rental demand, and exposure to modern Midwest agriculture.

On the income side, Iowa’s farm economy is expected to strengthen in 2025 before softening again. Iowa net farm income is projected to reach $10.60 billion in 2025, up 25% ($2.09 billion) from 2024, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. That same outlook forecasts Iowa net farm income will drop by 25% in 2026 to $8.00 billion—its lowest value since 2021—per Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. For land buyers, that “up-then-down” cycle reinforces why county selection, cost basis, and realistic cash-flow assumptions matter.

Meanwhile, land values have cooled from recent highs. Iowa farmland values have fallen 2.8% from their 2022 peak and 1.7% quarter-over-quarter as of Q1 2025, according to the Growers Edge Farmland Value Index Q1 2025. Entering 2026, benchmark values also show modest declines: Iowa benchmark farmland values declined 1.50% in the last 6 months and 1.80% over the past year, per the Farm Credit Services of America (FCSAmerica) Land Values Report. Iowa cropland benchmark values changed by -1.60% in the last 6 months and -1.70% over the past year, according to the Farm Credit Services of America (FCSAmerica) Land Values Report. In the same reporting territory, the average dollar value of all benchmark farms was $8,299 per acre at the close of 2025, per the Farm Credit Services of America (FCSAmerica) Land Values Report.

Production expectations stay large even as margins tighten. Iowa corn production is projected to reach 2.74 billion bushels in 2025—the highest level since 2016—according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. Total planted area in Iowa is projected to remain stable at 24.3 million acres in 2025, per Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. Even with strong output, cash receipts can still compress: Iowa crop receipts are projected to decline by 5% to $17.28 billion in 2025, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025.

Decatur County

Decatur County sits along Iowa’s southern tier, where a longer growing season can support flexible rotations and earlier field access. The terrain includes more rolling ground than many central and northern counties, which historically favored pasture and cattle. For buyers, that mix can create opportunity: you can target well-drained tillable pockets, improve under-managed acres, and structure leases that balance row-crop income with grazing or hay where it pencils.

Decatur also benefits from its proximity to multi-state ag corridors. As processors, feed users, and grain handlers continue to optimize logistics across southern Iowa and northern Missouri, land that can reliably produce and move grain efficiently often holds its value well—especially when purchased with a conservative cost basis during a softer price cycle.

Wayne County

Wayne County offers classic southern Iowa characteristics: productive soils in many areas, strong pasture potential, and a land mix that often attracts both operators and investors who prefer diversified income streams. When farm incomes fluctuate—as the 2025-to-2026 net income forecasts suggest—counties with flexible land use can help owners adapt through lease structure, stocking decisions, and crop selection.

For buyers focused on resilience, Wayne can work well for blended strategies: row crops on the best acres, hay or forage where slopes demand it, and rental agreements that reflect local cattle demand. That optionality matters in a market where crop receipts can fall even as statewide production remains high.

Story County

Story County sits in central Iowa’s high-output zone and benefits from proximity to major infrastructure, research activity, and strong tenant demand. While core tracts near premium demand drivers can price aggressively, buyers can still find value in less competitive pockets—especially where drainage, field layout, or incremental improvements can unlock higher long-term rent potential.

In a period when benchmark cropland values have shown modest year-over-year declines, Story County rewards buyers who underwrite carefully and prioritize fundamentals: soil quality, field efficiency, and access to markets. Those traits tend to matter more than hype when margins tighten.

Carroll County

Carroll County remains a practical choice for buyers who want a strong row-crop base with meaningful livestock influence. Feed demand and the broader ag supply chain often support consistent local leasing activity and can stabilize rents when commodity cycles shift. Pair that with Iowa’s large planted footprint—projected to hold at 24.3 million acres in 2025—and Carroll stays positioned within the state’s core production engine.

Carroll also benefits from being in reach of regional agronomy expertise and innovation. Over time, improvements in genetics, nutrient management, and conservation practices can enhance yield stability and soil performance—supporting the long-term investment case even when short-term land values cool.

Winnebago County

Winnebago County, in northern Iowa, has drawn increased attention as growers and investors reassess what “prime” looks like under changing weather patterns and evolving crop management. Northern counties that once faced tighter seasonal constraints now often compete more directly on productivity, especially where drainage, soil health practices, and modern hybrids reduce risk.

For buyers who want exposure to long-term regional shifts, Winnebago can be compelling—particularly when you underwrite based on agronomics and access (not headlines). With benchmark values easing entering 2026 and statewide values still below the 2022 peak, disciplined acquisitions in counties with improving performance narratives can offer attractive long-run upside.

Benefits of Buying Land in Iowa

Strong production base with nationally significant scale

Iowa continues to operate at enormous scale. Corn production is projected at 2.74 billion bushels in 2025, the highest since 2016, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. Total planted area is projected to remain stable at 24.3 million acres in 2025, per Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. That consistency supports long-term tenant demand, input and service availability, and active land markets.

Potentially improved entry points as values normalize

Recent data suggests pricing has cooled from the peak, giving buyers more negotiating room than in the rapid run-up years. Iowa farmland values are down 2.8% from the 2022 peak and 1.7% quarter-over-quarter as of Q1 2025, according to the Growers Edge Farmland Value Index Q1 2025. Entering 2026, Iowa benchmark farmland values declined 1.50% over the last 6 months and 1.80% over the past year, per the Farm Credit Services of America (FCSAmerica) Land Values Report. Benchmark cropland values also moved lower, changing by -1.60% in the last 6 months and -1.70% over the past year, according to the Farm Credit Services of America (FCSAmerica) Land Values Report.

Clear benchmarks for underwriting

Many buyers start by anchoring to regional benchmarks and then adjust for soil, drainage, improvements, and competitiveness of local tenant demand. The average dollar value of all benchmark farms was $8,299 per acre at the close of 2025, according to the Farm Credit Services of America (FCSAmerica) Land Values Report. Using benchmarks helps investors model cash rent coverage, long-term appreciation potential, and downside scenarios.

Income outlook supports disciplined, long-term ownership

Farm profitability drives rent capacity, which ultimately supports land values. Iowa net farm income is projected to rise to $10.60 billion in 2025, up 25% ($2.09 billion) from 2024, per Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. However, the same outlook expects Iowa net farm income to drop by 25% in 2026 to $8.00 billion, the lowest since 2021, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. Buyers who plan for volatility—rather than assuming straight-line growth—tend to make the best long-hold land decisions.

Logistics, water, and workability remain core advantages

Iowa’s river systems, groundwater access in many areas, and established drainage and conservation practices can support yield stability. Much of the state’s gently rolling-to-flat topography also enables efficient mechanized farming, which helps operators control labor and time costs. Combined with mature storage, rail, and regional market access, these fundamentals keep Iowa competitive even when crop receipts soften.

Final Thoughts

Iowa remains a premier state for farmland buyers, but today’s smartest strategy looks more like disciplined underwriting than chasing momentum. Production remains immense—corn output is projected at 2.74 billion bushels in 2025—while crop receipts are projected to decline 5% to $17.28 billion, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. At the same time, land values have cooled modestly from recent highs, with benchmark declines entering 2026 reported by the Farm Credit Services of America (FCSAmerica) Land Values Report and broader peak-to-present movement tracked in the Growers Edge Farmland Value Index Q1 2025.

If you want the best counties to buy land in Iowa, focus on places where soil quality, tenant depth, infrastructure access, and adaptable land use converge. Decatur, Wayne, Story, Carroll, and Winnebago each offer a different path to value—whether you prioritize longer seasons, diversified revenue potential, central-market demand, livestock-driven leasing, or northern-county upside.

Frequently Asked Questions (FAQs)

Are Iowa farmland prices rising or falling right now?

Recent benchmarks show modest declines entering 2026. Iowa benchmark farmland values declined 1.50% in the last 6 months and 1.80% over the past year, and Iowa cropland benchmark values changed by -1.60% in the last 6 months and -1.70% over the past year, according to the Farm Credit Services of America (FCSAmerica) Land Values Report. Separately, Iowa farmland values have fallen 2.8% from their 2022 peak and 1.7% quarter-over-quarter as of Q1 2025, per the Growers Edge Farmland Value Index Q1 2025.

What is a useful per-acre benchmark for underwriting Iowa farmland?

The average dollar value of all benchmark farms was $8,299 per acre at the close of 2025, according to the Farm Credit Services of America (FCSAmerica) Land Values Report. Actual values vary by soil, drainage, parcel shape, improvements, and local demand.

What do current forecasts say about Iowa farm profitability?

Iowa net farm income is projected to reach $10.60 billion in 2025, up 25% ($2.09 billion) from 2024, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. The same forecast projects Iowa net farm income will drop by 25% in 2026 to $8.00 billion, its lowest value since 2021, per Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025.

Is Iowa’s production outlook still strong?

Yes. Iowa corn production is projected to reach 2.74 billion bushels in 2025—the highest since 2016—according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. Total planted area is projected to remain stable at 24.3 million acres in 2025, per Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025.

Why can receipts fall even when production looks high?

Prices and marketing conditions drive receipts as much as yield and bushels. Iowa crop receipts are projected to decline by 5% to $17.28 billion in 2025, according to Rural and Farm Finance (RaFF) Iowa Farm Income Outlook Spring 2025. That dynamic is exactly why buyers should stress-test rent assumptions and avoid overpaying based on one strong year.