Top Minnesota Counties to Buy Land in 2026

Minnesota combines working farmland, Northwoods timber, and lake country in a way few states can match. With more than 17 million acres of agricultural land and roughly 90,000 freshwater lakes, the state offers everything from income-producing row-crop ground to private hunting parcels and build-ready acreage near growing cities. But “best county” depends on your goal—cash rent, long-term appreciation, recreation, or future development—because property taxes, zoning, infrastructure, and market momentum vary sharply by region.

Today’s buyers also need a clear-eyed view of farm economics and land-market signals. In 2024, median net farm income for Minnesota farms fell to $21,964, and median net income for crop producers was nearly $0, according to the University of Minnesota and Minnesota State. That same report noted crop producers lost about 25% of their working capital in 2024, which can influence lease negotiations, land improvement budgets, and seller motivation in some areas. Even with that pressure, many operations remain financially resilient: median working capital for Minnesota farms ended 2024 at over $383,000 (down 16% from 2023), according to the University of Minnesota Center for Farm Financial Management.

Land values are also shifting. Minnesota farmland values declined 2.8% quarter-over-quarter in Q2 2025 and remain 15.8% below the Q2 2023 peak, according to the Grower’s Edge Value Index. At the same time, demand hasn’t disappeared—market activity has simply become more selective. In western Minnesota, the number of cropland tracts sold declined 32.7% in 2025 compared to 2024, while benchmark farmland values in AgCountry territory improved by 2.8% in the last half of 2025, according to AgCountry. In southern Minnesota, benchmark farmland values shifted upward by an average of 3.8% over a one-year period, according to Compeer Financial. These mixed signals make county selection—and property-level due diligence—more important than ever.

How to Choose the Best Minnesota County for Land

• Intended use: row crops, livestock, timber, recreation, future building, or a hybrid.
• Local economics: counties anchored by expanding employers and service hubs often support stronger long-term demand.
• Property taxes and carrying costs: small differences in effective rates can materially change your annual spend.
• Zoning and permitting: confirm buildability, minimum parcel sizes, shoreland rules, and wetland constraints early.
• Liquidity: in a slower sales environment, prioritize locations where comparable sales are still occurring.

Consider Clay County for Diverse Land Use and Long-Term Optionality

Clay County sits in the Red River Valley, an area known for productive soils and reliable agriculture, while also benefiting from the growth of Moorhead and the broader Fargo–Moorhead metro. That combination can appeal to buyers who want usable farmland today and flexible exit options later—whether resale, a 1031 exchange, or a future subdivision play where zoning allows.

• Low effective property tax rates (often cited around 1.15%), which helps control annual carrying costs.
• Competitive farmland pricing relative to many peak southern markets, depending on soil and drainage.
• Strong regional infrastructure for grain handling, ag services, and transportation.
• Multiple land-use paths: cropland, hobby farm acreage, and rural residential where permitted.

If you’re evaluating Minnesota land as a portfolio asset, Clay County can make sense in a market where values have softened statewide—especially with Minnesota farmland still 15.8% below the Q2 2023 peak, per the Grower’s Edge Value Index.

Traverse County for Affordability and Multi-Generation Ownership

Traverse County offers some of the most budget-friendly entry points for buyers who want room to breathe—whether for small-scale agriculture, hunting, or simply holding land for the long run. Zoning and land-use patterns here tend to favor continued agricultural and rural uses, which can help preserve the “legacy property” feel many families want.

• Very low effective property tax rates (often cited around 0.65%) that can reduce long-term holding costs.
• Historically below-average per-acre pricing in many townships compared to higher-demand southern corridors.
• Outdoor appeal near Lake Traverse and surrounding habitat for hunting and fishing.
• Lower development pressure than metro-adjacent counties.

Traverse can also benefit from the “fewer tracts, but steady pricing” dynamic showing up in parts of western Minnesota: cropland tracts sold fell 32.7% in 2025 vs. 2024, yet benchmark values improved 2.8% in the last half of 2025, according to AgCountry.

Nicollet County for High-Quality Farmland and Income Strategy

Nicollet County sits in south-central Minnesota near Mankato and St. Peter, with strong ag infrastructure and access to processing, inputs, and logistics. For buyers focused on long-term productivity and the potential to lease ground to established operators, Nicollet is often on the shortlist.

• Access to the Minnesota River Valley and regional drainage patterns that can support consistent production (property-specific engineering still matters).
• Proximity to ag services, equipment dealers, and grain markets in the Mankato area.
• Potential for lease income when you don’t want to operate the farm directly.

But it’s critical to underwrite income conservatively right now. In 2024, median net farm income for Minnesota farms dropped to $21,964, and median net income for crop producers was nearly $0, according to the University of Minnesota and Minnesota State. Those conditions can tighten rent ceilings and shift bargaining power depending on operator strength and local competition.

Despite that, southern Minnesota land has shown resilience: benchmark farmland values shifted upward by an average of 3.8% over a one-year period, according to Compeer Financial. For buyers with patient capital, that backdrop can support a long-term “quality soils + strong tenant base” approach.

Beltrami County for Conservation, Timber, and Recreation Land

If your priority is recreation, privacy, and conservation value—not maximizing corn and soybean yield—Beltrami County is a standout. With abundant forests and extensive water resources (including more than 1,200 lakes), it’s well-suited for hunting camps, family cabins, sustainable timber strategies, and habitat-focused ownership.

• Large contiguous tracts of forest and wetland habitat for wildlife management and recreation.
• Strong public-land adjacency in parts of the county, including major forest and lake systems.
• Opportunities to prioritize long-term stewardship through conservation-minded ownership.

Beltrami is also a useful reminder that “best county” isn’t always about farmland price charts. In a period when Minnesota farmland values fell 2.8% quarter-over-quarter in Q2 2025, per the Grower’s Edge Value Index, recreation land and timber parcels may follow different demand cycles tied to lifestyle migration, cabin markets, and access.

Benefits of Buying Land in Minnesota (What Still Holds True)

1) Multiple Land Types in One State

Minnesota offers unusually wide variety: fertile agricultural corridors, lake districts, and heavily wooded northern tracts. That diversity supports different strategies—income, recreation, or future building—without leaving the state.

2) Long-Term Food and Livestock Demand (with Real Volatility)

Farmland remains a long-term asset class, but recent financial results show why buyers must plan for cycles. Crop-side stress was clear in 2024: crop producers’ median net income was nearly $0, and they lost about 25% of working capital, according to the University of Minnesota and Minnesota State. At the same time, certain livestock segments improved sharply: median net dairy farm income rose over 300% to $126,897 in 2024, and median net hog operation income increased to $101,079 in 2024, according to the University of Minnesota Center for Farm Financial Management. If you’re buying land intended for farm use, match the county—and the parcel—to the enterprises most likely to perform there.

3) Carrying-Cost Control Through Taxes and Local Rules

County-level property taxes and regulations can materially affect your annual holding cost and what you can build. Always verify effective tax rates, special assessments, and shoreland or wetland restrictions before you close.

4) Recreation and Tourism Upside

From fishing and hunting to snowmobiling and lake-season rentals, Minnesota supports year-round outdoor use. In the right locations, land can produce value through recreational leasing, cabin development (where permitted), or simply by providing a private base for Northwoods activities.

Final Thoughts

The best counties to buy land in Minnesota depend on how you plan to use the property and how you expect it to perform across a full market cycle. Recent data points reinforce why: statewide values remain below the 2023 peak and slipped again in Q2 2025, per the Grower’s Edge Value Index, while transaction volume fell in parts of western Minnesota even as benchmarks firmed, according to AgCountry. Meanwhile, farm incomes diverged sharply by enterprise in 2024, with crop producers under heavy pressure and some livestock operators posting much stronger results, per the University of Minnesota and Minnesota State and the University of Minnesota Center for Farm Financial Management.

Use that reality to your advantage: focus on counties that align with your intended use, verify taxes and buildability, and underwrite income with current conditions—not last cycle’s peak assumptions.

Frequently Asked Questions (FAQs)

Which Minnesota counties tend to have the cheapest land?

Counties with lighter development pressure—such as parts of western Minnesota—often show lower per-acre pricing than southern benchmark areas. However, local drainage, soil class, access, and parcel size can swing pricing dramatically within the same county.

Are Minnesota farm incomes strong enough to justify buying farmland right now?

It depends on the enterprise. In 2024, median net farm income for Minnesota farms dropped to $21,964, and median net income for crop producers was nearly $0, according to the University of Minnesota and Minnesota State. But livestock performance was stronger in the same period: median net dairy farm income rose over 300% to $126,897, and median net hog operation income increased to $101,079, according to the University of Minnesota Center for Farm Financial Management.

What does the 2025 land market suggest about timing?

The market looks more selective than it did at the 2023 peak. Minnesota farmland values declined 2.8% quarter-over-quarter in Q2 2025 and remain 15.8% below Q2 2023, according to the Grower’s Edge Value Index. In western Minnesota, fewer cropland tracts sold (down 32.7% in 2025 vs. 2024), yet benchmark values improved 2.8% in the last half of 2025, according to AgCountry. That combination rewards buyers who do deep parcel-level diligence and stay patient.

Is southern Minnesota still trending up?

In many areas, yes. Southern Minnesota benchmark farmland values shifted upward by an average of 3.8% over a one-year period, according to Compeer Financial.

Can you buy Minnesota land without visiting?

You can close remotely, but you should still verify conditions through on-site representation, surveys, title review, and (when relevant) soil, wetland, and access checks. Remote closings reduce friction; they don’t reduce risk.