Buying and Selling Agricultural Land and Farm Assets in Pennsylvania

Buying and Selling Agricultural Land and Farm Assets in Pennsylvania

Agricultural land is one of Pennsylvania’s most important—and most complex—real estate asset classes. From row crop farms and dairy operations to orchards, vineyards, poultry facilities, and transitional farmland, agricultural property values are shaped by far more than acreage alone.

For landowners, buyers, and investors, success depends on understanding regional farming patterns, asset valuation, zoning and preservation programs, and future land-use potential—all areas where specialized expertise matters.

Pennsylvania’s Agricultural Landscape

Pennsylvania consistently ranks among the nation’s top agricultural states, supported by: 

• Diverse soil types and climate zones
• Proximity to major population centers
• A long tradition of family-owned and commercial farming
• Agricultural land across the Commonwealth supports both working farms and long-term investment strategies.

Main Types of Farming and Farm Operations in Pennsylvania

Row Crop and Grain Farms

• Corn, soybeans, wheat, and hay
• Predominant in Central, Western, and Northern PA
• Larger tracts with moderate improvements

Dairy Farms

• Historically dominant across Pennsylvania
• Still common in Lancaster, Franklin, Tioga, Bradford, and Susquehanna Counties
• Typically include land, barns, milk houses, and specialized infrastructure

Poultry and Livestock Operations

• Poultry, beef, hogs, and sheep
• Concentrated in South-Central and Southeastern PA
• Often include confined feeding operations and specialized buildings

Specialty Crops and Horticulture

• Orchards, vineyards, nurseries, and greenhouses
• Common in Southeastern PA, Adams County, and parts of Central PA
• High value per acre but management-intensive

Organic and Niche Farming

• Organic produce, CSA operations, and farm-to-table enterprises
• Increasing across suburban and exurban markets
• Often paired with agritourism or direct-to-consumer sales

Valuation Methods for Agricultural Land in Pennsylvania

Agricultural land valuation is multi-layered and depends on both current use and future potential.

Sales Comparison Approach

• Most common method
• Compares similar farmland sales adjusted for:
  • Soil quality
  • Drainage
  • Improvements
  • Location

Income Approach

• Used for income-producing farms:
• Crop production
• Dairy or poultry operations
• Leased farmland

Value is tied to net operating income and capitalization rates.

Cost and Asset-Based Valuation

Often applied to:

• Barns, silos, and farm buildings
• Specialized equipment
• Poultry houses or dairy facilities
• Assets are valued separately from land in many transactions.

Transitional and Development Value

In growth areas, farmland may be valued based on:

• Subdivision yield
• Zoning and density
• Utility access
• Proximity to employment centers

This is where agricultural and commercial real estate expertise intersect.

Regional Differences in Pennsylvania Agricultural Land

Southeastern Pennsylvania

• Highest per-acre values
• Smaller average farm sizes
• Strong development pressure
• Heavy use of farmland preservation programs

South-Central Pennsylvania

• Mix of large-scale agriculture and development influence
• Strong dairy, poultry, and grain production
• Active land and farm asset market

Central Pennsylvania

• Larger tracts and moderate pricing
• Row crops, livestock, and mixed-use farmland
• Increasing interest from investors

Northern Pennsylvania

• Lower land costs
• Larger acreage farms
• Dairy, timber, and mixed-use properties
• Long-term appreciation plays

Western Pennsylvania

• Rolling terrain and mixed soil quality 
• Livestock, hay, and diversified farms
• Growing interest in recreational and transitional land

Buying Agricultural Land

Key Considerations Buyers should evaluate: 

• Soil classifications and productivity
• Water access and drainage
• Zoning and permitted uses
• Existing leases and tenant arrangements
• Preservation or conservation restrictions
• Infrastructure condition and replacement costs

Selling Agricultural Land and Farm Assets

For sellers, proper positioning is critical. Agricultural land can be marketed as:

• A working farm
• An income-producing asset
• A transitional or development opportunity
• A long-term investment holding

Each strategy reaches a different buyer pool and price point.

Marketing Agricultural Land in Pennsylvania

Effective agricultural land marketing includes:

• Targeted exposure to farmers, investors, and developers
• GIS-based soil and productivity mapping
• Aerial and drone imagery
• Detailed asset and infrastructure breakdowns
• Income and lease analysis where applicable
• Off-market outreach for large or sensitive transactions

Generic residential marketing is rarely effective for farms.

The Value of a Land and Commercial Real Estate Specialist

A real estate professional who specializes in both agricultural land and commercial real estate brings unique advantages. They understand:

• Farm economics and operations
• Commercial underwriting and valuation
• Zoning, entitlement, and redevelopment potential
• How to position land for its highest and best use

This is especially important for:

• Transitional farmland
• Large-acreage holdings
• Investor-owned agricultural assets

Why Expertise Matters

Agricultural land is not just real estate—it is a business asset. Whether buying, selling, or investing, decisions must be informed by production capability, asset condition, and future land-use trends.

Working with a Pennsylvania-based land specialist helps ensure that agricultural land is evaluated, marketed, and negotiated with the depth it deserves.

Final Thoughts

Pennsylvania’s agricultural land market remains strong, supported by food production demand, limited supply, and long-term investment appeal.

For landowners, buyers, and investors, understanding regional differences and valuation methods—and working with specialized representation—can materially impact results.