Selling Land, Farms & Acreages in Southwest Iowa & the Omaha Metro

Land value depends on recent comparable land sales, price per acre, the mix of tillable, timber, and pasture, CSR2 soil ratings for farmland, road access, buildability, and any home or outbuildings. Online estimates often miss on land because there are fewer comparable sales. We'll prepare a free land value estimate based on what's actually selling near you.

Both can work. Auctions set a firm sale date and can create competition, which suits some farmland. A traditional listing gives buyers time to finance and inspect, lets you set the price and negotiate terms, and gets full MLS and online exposure. Square Deal Real Estate sells land through traditional listings, and we're happy to talk through which fits your property and goals.

CSR2, or Corn Suitability Rating 2, is Iowa's index of soil productivity, rated on a scale up to 100. Higher CSR2 ground generally sells for more per acre, and farmland buyers often compare listings by price per CSR2 point. We include CSR2 information in your farm's marketing so serious buyers can evaluate it quickly.

Yes. Rented farmland sells regularly, and some buyers prefer ground with a tenant in place. Buyers will want to know the lease terms, and Iowa has specific notice deadlines for ending a farm lease, so timing matters. Talk with us and your attorney early about whether the lease should continue or end before the sale.

You can still sell land enrolled in the Conservation Reserve Program. The buyer may be able to take over the contract; if not, you may have to repay some payments. Check with your local FSA office before listing so you know your options, and we'll make sure buyers understand the contract.

Often, yes, especially if you're splitting off acreage from a larger parcel or the boundaries aren't clear. Lenders and buyers may also require one. Surveyors can book out for weeks, so it's smart to start early. We can recommend local surveyors we trust.

Generally, yes. Iowa requires a time-of-transfer inspection of most private septic systems when a property sells, done by a certified inspector. Inspections are valid for two years, but inspectors are often backed up, especially in winter, so order yours early.

You may be able to defer it. A 1031 exchange lets you reinvest proceeds from farmland or investment property into like-kind property and defer capital gains tax, but the deadlines are strict: 45 days to identify replacement property and 180 days to close. Talk with your tax advisor and a qualified intermediary before you list.

Recreational buyers look for timber, water, food plots, trails, good access, and privacy. Ground in the Loess Hills and along the river bottoms draws buyers from across the region, and being within a short drive of the Omaha metro adds to the appeal. Existing hunting leases and CRP acres also affect value and should be disclosed up front.

Square Deal Real Estate, based at 946 S. Locust St. in Glenwood, sells acreages, farmland, recreational ground, and building lots across Mills County and Southwest Iowa, including Fremont, Pottawattamie, Montgomery, Page, and Cass counties, and markets land to buyers throughout the Omaha metro.