Hancock County Iowa Farmland Market Report: 2025–2026
The Land Sleuth
Nineteen courthouse-verified 2025 sales and four early 2026 transactions reveal a median of $12,675 per acre across Hancock County, with Avery and Ell townships leading at $15,464 and $14,552 per acre respectively. One Avery Township parcel set the county high at $21,306 per acre on CSR2 84.4 ground.
Hancock County Iowa Farmland Market Report: 2025–2026
Author: Greg Conrad – The Land Sleuth
Published: May 2026
County: Hancock County, Iowa | North Central District
Hancock County sits squarely in the heart of Iowa's North Central district — a landscape of flat to gently rolling glacial till plain, deep dark soils, and some of the most productive farmland in the state. Bordered by Kossuth to the north, Winnebago and Worth to the east, Franklin to the south, and Wright to the west, the county is defined by its tile-drained prairie soils and a land market that has consistently rewarded high-CSR2 ground with premium prices. The 2025 sales record confirms that pattern continues, with the strongest ground in Avery, Ell, and Concord townships commanding prices well above the county median.
This report covers 19 courthouse-verified sales from 2025 and 4 early transactions from 2026, drawn from the LandSleuth database. All sales are arm's-length deed transfers unless otherwise noted.
2025 Market Overview
The 2025 Hancock County farmland market produced a median price of $12,675 per acre across 19 verified sales, with an average of $12,654 per acre. The average CSR2 score across all 2025 transactions was 76.8, reflecting a market that skewed toward above-average quality ground. Average parcel size was 107.4 acres — consistent with the county's pattern of mid-size family farm transfers.
| Metric | 2025 Value |
|---|---|
| Number of sales | 19 |
| Median price per acre | $12,675 |
| Average price per acre | $12,654 |
| Average CSR2 score | 76.8 |
| Average parcel size | 107.4 acres |
| Price range | $7,845 – $21,306/acre |
The spread between the lowest and highest sales — $7,845 to $21,306 per acre — reflects the meaningful variation in soil quality across the county. The low end was anchored by a 310-acre Orthel Township parcel with a CSR2 of 49.4, while the top of the market was set by a 157.7-acre Avery Township tract with a CSR2 of 84.4.
Township Performance
The township-level data reveals a clear north-south quality gradient in the 2025 market. Avery and Ell townships, located in the eastern portion of the county, led all townships by average price per acre, driven by consistently high CSR2 scores in the low-to-mid 80s. Concord Township, in the northwest quadrant, also performed strongly, with three sales averaging $13,988 per acre on ground averaging CSR2 71.1.
| Township | Sales | Avg $/Acre | Avg CSR2 | Total Acres |
|---|---|---|---|---|
| Avery | 3 | $15,464 | 81.1 | 315.7 |
| Ell | 3 | $14,552 | 83.7 | 344.0 |
| Concord | 3 | $13,988 | 71.1 | 261.9 |
| Amsterdam | 1 | $12,933 | 76.1 | 75.0 |
| Liberty | 1 | $12,308 | 72.8 | 39.0 |
| Britt | 2 | $12,039 | 80.8 | 206.0 |
| Twin Lake | 2 | $11,398 | 82.2 | 251.5 |
| Erin | 1 | $10,875 | 85.8 | 36.6 |
| Crystal | 1 | $9,059 | 69.1 | 142.8 |
| Magor | 1 | $8,518 | 73.4 | 58.7 |
| Orthel | 1 | $7,845 | 49.4 | 310.0 |
Erin Township produced only one sale in 2025, but it is worth noting: a 36.6-acre parcel with a CSR2 of 85.8 — the highest average soil score in the county for the year — sold for $10,875 per acre. The relatively modest price for that quality of ground likely reflects the small parcel size and limited buyer pool for sub-40-acre tracts.
The Orthel Township sale at $7,845 per acre on 310 acres with a CSR2 of 49.4 is the clearest outlier in the dataset. With nearly all acres tillable (309.95 net), the low price reflects the soil quality rather than any non-typical transaction characteristics. At $7,845 per acre for CSR2 49.4 ground, the implied $/CSR2 point is approximately $159 — broadly consistent with the county's pricing structure for lower-quality ground.
Notable 2025 Sales
The standout transaction of the year was a 157.7-acre Avery Township parcel (sale code 2025-41-02-015) that transferred for $21,306 per acre with a CSR2 of 84.4. This sale set the high-water mark for Hancock County in 2025 and represents a $/CSR2 point of approximately $252 — a premium that reflects both the quality of the soil and strong buyer competition for large, contiguous tracts of high-productivity ground in the eastern part of the county.
Two Ell Township sales also stood out. A 84.6-acre parcel with a CSR2 of 86.2 sold for $16,546 per acre, and a 103-acre parcel with a CSR2 of 83.0 brought $14,100 per acre. Together, these three sales — Avery 157.7 acres, Ell 84.6 acres, and Ell 103 acres — suggest that the eastern townships of Hancock County are pricing at a meaningful premium to the county average, consistent with their position among the highest-CSR2 ground in the North Central district.
Early 2026 Signals
Four sales recorded in early 2026 offer a preliminary read on where the market is heading. The early data shows a softer tone than 2025, with a median of $8,719 per acre and an average CSR2 of 55.5 — notably lower soil quality than the 2025 average of 76.8. This quality difference accounts for much of the apparent price decline and makes a direct year-over-year comparison somewhat misleading.
| Sale Code | Township | Acres | CSR2 | $/Acre |
|---|---|---|---|---|
| 2026-41-02-001 | Concord | 61.9 | 65.4 | $10,602 |
| 2026-41-02-003 | Crystal | 113.0 | 64.0 | $11,058 |
| 2026-41-02-004 | Britt | 113.5 | 51.6 | $6,837 |
| 2026-41-02-002 | Britt | 78.9 | 41.0 | $4,400 |
The Concord and Crystal Township sales — both in the CSR2 64–65 range and priced at $10,602 and $11,058 per acre respectively — are consistent with the 2025 pricing structure for mid-quality ground. The two Britt Township sales, with CSR2 scores of 51.6 and 41.0, reflect the lower end of the county's soil quality spectrum and should not be read as a market-wide softening signal. With only four early-year transactions, the 2026 dataset is too small to draw firm conclusions about trend direction.
Market Context
Hancock County's 2025 median of $12,675 per acre positions it competitively within the North Central district. The county's flat topography, deep tile-drained soils, and strong corn and soybean yields make it a consistent performer in the Iowa land market. The presence of multiple sales above $14,000 per acre — and one above $21,000 — confirms that premium ground in the eastern townships continues to attract competitive bidding from both local operators and outside investors.
The $/CSR2 point metric provides a useful cross-county comparison tool. In Hancock County's 2025 market, the implied $/CSR2 point ranges from approximately $159 (Orthel Township, CSR2 49.4) to $252 (Avery Township, CSR2 84.4), with most transactions clustering in the $155–$185 range. This spread is consistent with the general principle that higher-CSR2 ground commands a premium on a per-CSR2-point basis, as buyers compete more aggressively for the most productive land.
Searching Hancock County Sales
All 1,056 Hancock County sales in the LandSleuth database — including the 2025 and 2026 transactions covered in this report — are available for search and download on the LandSleuth Search page. Filter by township, year range, CSR2 score, or price per acre to build custom comp sets for appraisal, lending, or investment analysis.
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Hancock County Iowa Farmland Market Report: 2025–2026
Hancock County Iowa Farmland Market Report: 2025–2026
Author: Greg Conrad – The Land Sleuth
Published: May 2026
County: Hancock County, Iowa | North Central District
Hancock County sits squarely in the heart of Iowa's North Central district — a landscape of flat to gently rolling glacial till plain, deep dark soils, and some of the most productive farmland in the state. Bordered by Kossuth to the north, Winnebago and Worth to the east, Franklin to the south, and Wright to the west, the county is defined by its tile-drained prairie soils and a land market that has consistently rewarded high-CSR2 ground with premium prices. The 2025 sales record confirms that pattern continues, with the strongest ground in Avery, Ell, and Concord townships commanding prices well above the county median.
This report covers 19 courthouse-verified sales from 2025 and 4 early transactions from 2026, drawn from the LandSleuth database. All sales are arm's-length deed transfers unless otherwise noted.
2025 Market Overview
The 2025 Hancock County farmland market produced a median price of $12,675 per acre across 19 verified sales, with an average of $12,654 per acre. The average CSR2 score across all 2025 transactions was 76.8, reflecting a market that skewed toward above-average quality ground. Average parcel size was 107.4 acres — consistent with the county's pattern of mid-size family farm transfers.
| Metric | 2025 Value |
|---|---|
| Number of sales | 19 |
| Median price per acre | $12,675 |
| Average price per acre | $12,654 |
| Average CSR2 score | 76.8 |
| Average parcel size | 107.4 acres |
| Price range | $7,845 – $21,306/acre |
The spread between the lowest and highest sales — $7,845 to $21,306 per acre — reflects the meaningful variation in soil quality across the county. The low end was anchored by a 310-acre Orthel Township parcel with a CSR2 of 49.4, while the top of the market was set by a 157.7-acre Avery Township tract with a CSR2 of 84.4.
Township Performance
The township-level data reveals a clear north-south quality gradient in the 2025 market. Avery and Ell townships, located in the eastern portion of the county, led all townships by average price per acre, driven by consistently high CSR2 scores in the low-to-mid 80s. Concord Township, in the northwest quadrant, also performed strongly, with three sales averaging $13,988 per acre on ground averaging CSR2 71.1.
| Township | Sales | Avg $/Acre | Avg CSR2 | Total Acres |
|---|---|---|---|---|
| Avery | 3 | $15,464 | 81.1 | 315.7 |
| Ell | 3 | $14,552 | 83.7 | 344.0 |
| Concord | 3 | $13,988 | 71.1 | 261.9 |
| Amsterdam | 1 | $12,933 | 76.1 | 75.0 |
| Liberty | 1 | $12,308 | 72.8 | 39.0 |
| Britt | 2 | $12,039 | 80.8 | 206.0 |
| Twin Lake | 2 | $11,398 | 82.2 | 251.5 |
| Erin | 1 | $10,875 | 85.8 | 36.6 |
| Crystal | 1 | $9,059 | 69.1 | 142.8 |
| Magor | 1 | $8,518 | 73.4 | 58.7 |
| Orthel | 1 | $7,845 | 49.4 | 310.0 |
Erin Township produced only one sale in 2025, but it is worth noting: a 36.6-acre parcel with a CSR2 of 85.8 — the highest average soil score in the county for the year — sold for $10,875 per acre. The relatively modest price for that quality of ground likely reflects the small parcel size and limited buyer pool for sub-40-acre tracts.
The Orthel Township sale at $7,845 per acre on 310 acres with a CSR2 of 49.4 is the clearest outlier in the dataset. With nearly all acres tillable (309.95 net), the low price reflects the soil quality rather than any non-typical transaction characteristics. At $7,845 per acre for CSR2 49.4 ground, the implied $/CSR2 point is approximately $159 — broadly consistent with the county's pricing structure for lower-quality ground.
Notable 2025 Sales
The standout transaction of the year was a 157.7-acre Avery Township parcel (sale code 2025-41-02-015) that transferred for $21,306 per acre with a CSR2 of 84.4. This sale set the high-water mark for Hancock County in 2025 and represents a $/CSR2 point of approximately $252 — a premium that reflects both the quality of the soil and strong buyer competition for large, contiguous tracts of high-productivity ground in the eastern part of the county.
Two Ell Township sales also stood out. A 84.6-acre parcel with a CSR2 of 86.2 sold for $16,546 per acre, and a 103-acre parcel with a CSR2 of 83.0 brought $14,100 per acre. Together, these three sales — Avery 157.7 acres, Ell 84.6 acres, and Ell 103 acres — suggest that the eastern townships of Hancock County are pricing at a meaningful premium to the county average, consistent with their position among the highest-CSR2 ground in the North Central district.
Early 2026 Signals
Four sales recorded in early 2026 offer a preliminary read on where the market is heading. The early data shows a softer tone than 2025, with a median of $8,719 per acre and an average CSR2 of 55.5 — notably lower soil quality than the 2025 average of 76.8. This quality difference accounts for much of the apparent price decline and makes a direct year-over-year comparison somewhat misleading.
| Sale Code | Township | Acres | CSR2 | $/Acre |
|---|---|---|---|---|
| 2026-41-02-001 | Concord | 61.9 | 65.4 | $10,602 |
| 2026-41-02-003 | Crystal | 113.0 | 64.0 | $11,058 |
| 2026-41-02-004 | Britt | 113.5 | 51.6 | $6,837 |
| 2026-41-02-002 | Britt | 78.9 | 41.0 | $4,400 |
The Concord and Crystal Township sales — both in the CSR2 64–65 range and priced at $10,602 and $11,058 per acre respectively — are consistent with the 2025 pricing structure for mid-quality ground. The two Britt Township sales, with CSR2 scores of 51.6 and 41.0, reflect the lower end of the county's soil quality spectrum and should not be read as a market-wide softening signal. With only four early-year transactions, the 2026 dataset is too small to draw firm conclusions about trend direction.
Market Context
Hancock County's 2025 median of $12,675 per acre positions it competitively within the North Central district. The county's flat topography, deep tile-drained soils, and strong corn and soybean yields make it a consistent performer in the Iowa land market. The presence of multiple sales above $14,000 per acre — and one above $21,000 — confirms that premium ground in the eastern townships continues to attract competitive bidding from both local operators and outside investors.
The $/CSR2 point metric provides a useful cross-county comparison tool. In Hancock County's 2025 market, the implied $/CSR2 point ranges from approximately $159 (Orthel Township, CSR2 49.4) to $252 (Avery Township, CSR2 84.4), with most transactions clustering in the $155–$185 range. This spread is consistent with the general principle that higher-CSR2 ground commands a premium on a per-CSR2-point basis, as buyers compete more aggressively for the most productive land.
Searching Hancock County Sales
All 1,056 Hancock County sales in the LandSleuth database — including the 2025 and 2026 transactions covered in this report — are available for search and download on the LandSleuth Search page. Filter by township, year range, CSR2 score, or price per acre to build custom comp sets for appraisal, lending, or investment analysis.