How to Evaluate Agricultural Land Before Buying in Pennsylvania

3/8/2026

How to Evaluate Agricultural Land Before Buying in Pennsylvania

A Practical Guide for Farmers, Investors, and Agricultural Land Buyers

Buying agricultural land in Pennsylvania is a major financial decision. Whether you are a farmer expanding an operation, an investor seeking farmland as a long-term asset, or a buyer planning to start an agricultural enterprise, understanding how to properly evaluate farmland is essential.

Unlike residential real estate, farmland value depends on a wide range of factors including soil productivity, field configuration, drainage conditions, zoning regulations, and agricultural infrastructure. Two farms located only a few miles apart may differ dramatically in productivity and value. 

For buyers considering agricultural land in Pennsylvania, performing careful due diligence can help ensure the property meets both operational and financial expectations.

Below are the most important factors to evaluate before purchasing agricultural land in Pennsylvania.

 

1. Soil Quality and Productivity

Soil productivity is one of the most important factors influencing farmland value and crop performance. Highly productive soils allow farmers to produce stronger crop yields while requiring fewer inputs such as fertilizer and irrigation.

Several tools are commonly used to evaluate soil productivity:

  • USDA soil maps
  • NCCPI (National Commodity Crop Productivity Index) scores
  • Prime farmland designation
  • crop yield history

The NCCPI rating is particularly useful because it estimates the relative productivity of soil for commodity crops such as corn and soybeans.

Farms with higher NCCPI scores generally produce stronger yields and therefore command higher prices.

Before purchasing farmland, reviewing soil maps can help buyers understand the long-term agricultural potential of the property.

 

2. Topography and Land Slope

The physical shape of the land also plays a major role in agricultural productivity.

Modern agricultural equipment operates most efficiently on relatively flat terrain. Land with steep slopes can create challenges for farm operations.

Steeper land may lead to:

  • soil erosion
  • equipment limitations
  • reduced crop yields
  • increased operating costs

In general, farmland with slopes greater than 8–12 percent becomes more difficult to farm efficiently. Flat farmland is typically much more desirable for commercial farming operations.

 

3. Field Size and Configuration

Field layout can significantly affect the efficiency of agricultural operations. Large contiguous fields allow farmers to operate equipment more efficiently and reduce travel time between fields.

Ideal field characteristics include:

  • large rectangular fields
  • minimal tree lines or obstacles
  • easy equipment access

Farms with fragmented fields may require more time, fuel, and labor to operate.

Efficient field configuration can therefore increase both farm productivity and land value.

 

4. Drainage and Water Management

Proper drainage is essential for healthy crop production.

Poor drainage can lead to:

  • standing water
  • delayed planting seasons
  • root damage to crops
  • lower yields

Buyers should examine whether the property contains:

  • poorly drained soils
  • wetland areas
  • seasonal flooding conditions

Some farms include subsurface tile drainage systems, which help remove excess water from the soil and improve crop performance.

Land with good natural drainage or well-maintained drainage systems is often more productive and valuable. 

 

5. Parcel Size and Expansion Potential

The size of the farm can influence both operational efficiency and long-term investment potential. Large farms often provide several advantages:

  • economies of scale for equipment use
  • expanded crop production capacity
  • opportunities for future farm expansion

In some cases, buyers may also consider whether adjacent land could be purchased in the future to expand operations.

Large contiguous parcels are often especially attractive to commercial farming operations.

 

6. Farm Infrastructure and Improvements

Agricultural infrastructure can add significant value to farmland.

Buyers should evaluate existing farm improvements such as:

  • barns and livestock facilities
  • grain storage structures
  • equipment buildings
  • irrigation systems
  • fencing and pasture improvements

The condition and functionality of these structures can influence both the usability and value of the property.

Some buyers may prefer farmland without extensive structures, while others specifically seek properties with existing farm infrastructure. 

 

7. Road Access and Transportation

Access to the property is another important consideration when evaluating farmland.

Buyers should confirm that the property has:

  • adequate road frontage
  • reliable access for farm equipment
  • transportation routes for crop shipments

Farms located near major highways or agricultural processing facilities may benefit from improved logistics and transportation efficiency.

 

8. Zoning and Land Use Regulations

Local zoning regulations determine how land can legally be used. Agricultural land in Pennsylvania may be located within zoning districts such as:

agricultural zoning

rural residential zoning

conservation districts

Zoning regulations can affect:

  • subdivision potential
  • building restrictions
  • future development opportunities

Buyers should review local zoning ordinances and comprehensive plans to understand any restrictions that may affect the property.

 

9. Clean and Green (Act 319) Enrollment

Many farms in Pennsylvania participate in the Clean and Green program, also known as Act 319. This program allows farmland to be taxed based on its agricultural use rather than its market value, which can significantly reduce property taxes.

However, if the land is converted to non-agricultural uses, the property may become subject to rollback taxes.

Buyers should determine whether farmland is currently enrolled in Clean and Green and understand the potential tax implications. 

 

10. Local Agricultural Economy

The surrounding agricultural community can also influence farmland value and farm success.

Regions with strong agricultural economies often provide access to:

  • feed suppliers
  • equipment dealers
  • agricultural processing facilities
  • farm labor markets

Active farming communities also help support farmland markets by creating demand from neighboring farmers.

 

11. Development Pressure and Transitional Land Value

Some farmland in Pennsylvania may have value beyond agricultural use. Land located near growing population centers, transportation corridors, or expanding infrastructure may eventually transition toward development.

Examples include farmland near: 

  • expanding suburbs
  • highway interchanges
  • new sewer infrastructure
  • growing commercial corridors

When farmland has transitional development potential, its value may exceed traditional agricultural pricing.

Understanding this potential can be an important part of farmland evaluation.

 

12. Comparable Farmland Sales

Reviewing recent farmland sales in the area can help buyers understand local land values.

Comparable sales provide insight into:

  • price per acre trends
  • demand from neighboring farmers
  • regional farmland markets

Because farmland characteristics vary widely, comparable sales should be evaluated carefully to account for differences in soil quality, parcel size, and improvements.

 

Why Proper Evaluation Matters

Agricultural land is often a long-term investment that may remain in a family or farming operation for generations. Carefully evaluating farmland before purchasing helps ensure that the property supports both agricultural productivity and financial goals.

By understanding soil productivity, field configuration, drainage, zoning regulations, and infrastructure, buyers can make more informed decisions when investing in agricultural land.

 

Final Advisory Perspective

Pennsylvania’s farmland market offers a wide range of opportunities for farmers, investors, and agricultural entrepreneurs.

However, each property has unique characteristics that influence both productivity and value.

Conducting thorough due diligence before purchasing agricultural land can help buyers identify the best opportunities and avoid costly surprises.

Careful evaluation of soil conditions, infrastructure, zoning regulations, and market conditions allows buyers to approach farmland purchases with confidence and a clear understanding of the property’s long-term potential.