Montgomery County Iowa Farmland Sales: 2026 Market Update

Montgomery County's farmland market saw a 12.4% decline in average prices from 2024 to 2025, but early 2026 data indicates a 5.5% rebound. This detailed analysis covers year-by-year trends, CSR tier performance, and top transactions.

Montgomery County, situated in Southwest Iowa within ISU District 7 (South Central/Southwest), has been a consistent area of interest for farmland investors and appraisers. LandSleuth now has 794 courthouse-verified Montgomery County sales on record, providing a comprehensive dataset for analyzing market trends through early 2026.

Year-by-Year Trend (2021–2026)

The Montgomery County farmland market has experienced notable fluctuations over the past six years, reflecting broader regional and national agricultural economic shifts. From 2021 to 2024, the market demonstrated a robust upward trajectory, with average prices per acre steadily increasing. This period of growth culminated in a peak average price of $8,671 per acre in 2024, driven by strong commodity prices and sustained investor confidence. However, 2025 introduced a corrective phase, with the average price per acre decreasing to $7,600, representing a 12.4% decline from the previous year. This adjustment could be attributed to various factors, including changes in interest rates, commodity market volatility, or regional supply-demand dynamics. Encouragingly, early data for 2026 indicates a positive rebound, with the year-to-date average price climbing to $8,016 per acre, a 5.5% increase over 2025. This suggests a potential stabilization and renewed optimism in the Montgomery County farmland market.

Year	Sales	Avg $/Acre	Range
2021	5	$5,722	$4,369–$8,375
2022	14	$6,605	$3,454–$12,112
2023	13	$7,810	$5,299–$13,600
2024	17	$8,671	$4,000–$12,947
2025	9	$7,600	$5,448–$9,800
2026 YTD	3	$8,016	$6,098–$9,800

CSR2 Tier Analysis

Analyzing farmland sales by Corn Suitability Rating (CSR2) tiers offers critical insights into how soil productivity influences land values in Montgomery County. The CSR2 index, a standardized metric for assessing agricultural land quality in Iowa, directly correlates with potential crop yields and, consequently, market price.

2025 CSR2 Tier Performance

In 2025, the market clearly differentiated land values based on CSR2 scores. The highest quality land, categorized as CSR75+, saw two sales averaging $9,349 per acre. This premium reflects the inherent productivity and desirability of these parcels for agricultural operations. The majority of transactions, six sales, fell within the CSR55-74 tier, averaging $7,300 per acre. This tier represents good to very good quality farmland, forming the backbone of the county's agricultural landscape. A single sale in the CSR2<55 tier, indicative of lower productivity land, averaged $5,900 per acre. This distribution underscores the consistent market preference for higher CSR2 land.

2026 YTD CSR2 Tier Performance

Early 2026 data continues to reinforce the importance of CSR2 in valuation. Two sales in the CSR75+ tier averaged $9,049 per acre, maintaining a strong price point for top-tier land. One sale in the CSR55-74 tier averaged $6,950 per acre. Notably, there were no recorded sales in the CSR2<55 tier during this period, which, while based on limited data, suggests a current market focus on more productive agricultural assets.

Top Transactions

Reviewing the top transactions provides a granular view of the most significant sales in Montgomery County, often highlighting specific properties that achieved premium prices due to factors such as location, parcel size, or exceptional CSR2 ratings.

Top 5 Sales in 2025

Date	Township	Acres	$/Acre	CSR2
Jun 10	Lincoln Twp	52	$9,800	78.83
Mar 13	Frankfort Twp	79.39	$9,525	66.42
Dec 29	Garfield Twp	174.6	$8,899	84.05
Jun 6	Sherman Twp	152.3	$8,601	68.93
Mar 17	Scott Twp	113	$7,600	68.51

The 2025 top sales demonstrate a diverse range of townships and CSR2 values, with Lincoln Township recording the highest price per acre. The Garfield Township sale, while not the highest per acre, represents a substantial transaction due to its larger acreage and high CSR2.

Top 3 Sales in 2026 YTD

Date	Township	Acres	$/Acre	CSR2
Feb 14	Lincoln Twp	40	$9,800	79.1
Jan 22	Sherman Twp	88	$8,150	71.2
Jan 9	Frankfort Twp	63	$6,098	67.4

Early 2026 top transactions continue to show strong performance in Lincoln Township, with a 40-acre parcel achieving $9,800 per acre. These initial sales set a benchmark for the year, indicating continued demand for well-located and productive farmland.

Township Analysis

Localized market dynamics are crucial for understanding farmland values, and a township-level analysis reveals specific trends within Montgomery County. In 2025, Sherman Township, with an average sale price of $7,025 per acre, demonstrated consistent activity. The most recent sale on February 14, 2026, in Lincoln Township, further emphasizes the importance of micro-market conditions. This 40-acre parcel, boasting a CSR2 of 79.1, sold for $9,800 per acre, highlighting the premium associated with high-quality land in desirable locations. This granular data is invaluable for buyers and sellers seeking to understand specific market nuances within Montgomery County.

Search Comparable Sales

For a more in-depth analysis and to explore additional comparable sales data for Montgomery County and other regions, visit LandSleuth.