Built on 2025 USDA data and updated live. Change any one input and watch the value, the range, your holding cost, lease income, net after tax and time to sell all move at once. The panel below ranks exactly what is driving your number. No signup, no email.
Enter your acreage to start. Add a few details below for a tighter range.
That is the model's ballpark. The exact number for this parcel comes from recent comparable sales near it, in a free written cash offer, usually within a working day. No obligation.
Get my cash offer →How much each factor is adding or subtracting from this parcel versus a neutral baseline. Change one and watch it move.
From the state baseline through every adjustment to your per acre figure.
We research recent comparable sales near it and send a written, no obligation cash offer, usually within one working day.
Get my cash offer →Most land value tools online run on a single number and a couple of toggles. This one is built to be honest about how land is actually priced, so it pulls from several public datasets and shows you the full chain rather than a black box figure.
It begins with the 2025 USDA average farm real estate value for your state. That is the all in average across land and buildings, so vacant, wooded and recreational ground is adjusted below it and prime cropland above it. Parcel size is applied next, because the same land costs more per acre by the piece than by the block. Then road access, utilities, zoning, water, terrain, wetland, mineral rights and improvements each move the number, and the panel above shows you by how much. Holding cost uses your state's effective property tax rate plus an opportunity cost on the tied up value. Lease income is estimated from USDA cash rents, and net proceeds use the federal capital gains brackets. Mineral rights here are treated as a surface adjustment, scaled by how active oil, gas and mining are in your state, so they move the number a lot in a place like Texas or New Mexico and barely at all in a quiet state. Producing or leased minerals are a separate asset and are valued on their own, not as a slice of the land.
It is an estimate for orientation, not a formal appraisal. The honest range matters more than a single number, which is why a low, likely and high figure is shown. For an exact figure on a specific parcel, send it to us for a free written offer.
Figures are estimates derived from public data and exclude state capital gains tax, which varies. Alaska and Hawaii use the national average where USDA does not publish a state value.
