What Is CSR2 and Why Does It Matter for Iowa Farmland Values?
The Land Sleuth
CSR2 — Corn Suitability Rating 2 — is the single most important number in Iowa farmland valuation. Here is what it measures, how it is calculated, and why every buyer, seller, appraiser, and lender in Iowa uses it to compare land values.
What Is CSR2 and Why Does It Matter for Iowa Farmland Values?
If you have ever looked at an Iowa farmland sale and wondered why two parcels of nearly identical size in the same county can sell for prices that are thousands of dollars per acre apart, the answer almost always comes back to one number: the CSR2 score. Understanding what CSR2 measures, how it is calculated, and how the market uses it is essential for anyone buying, selling, appraising, or lending against Iowa farmland.
What CSR2 Stands For
CSR2 stands for Corn Suitability Rating 2. It is a soil productivity index developed by Iowa State University that assigns a numerical score to each soil type in Iowa, ranging from 5 (very poor) to 100 (the most productive soils in the state). The "2" in the name distinguishes it from the original CSR index, which was introduced in the 1970s. Iowa State University updated the methodology in 2013 to better reflect modern yield data and soil science, and CSR2 has been the standard since then.
The score is assigned at the soil-type level — not the field level or the county level — meaning that a single parcel of farmland may contain multiple soil types, each with its own CSR2 score. The parcel's overall CSR2 rating is a weighted average based on the acreage of each soil type present.
What CSR2 Actually Measures
CSR2 is a measure of long-run corn-soybean productivity potential under typical Iowa management practices. It incorporates several soil characteristics:
| Factor | What It Reflects |
|---|---|
| Drainage class | How well the soil sheds excess water |
| Available water capacity | How much moisture the soil holds for plant use |
| Slope | Erosion risk and equipment efficiency |
| Flooding frequency | Risk of crop loss from standing water |
| Surface texture | Tilth, workability, and nutrient retention |
A score of 87, for example, means that soil type has historically produced corn and soybeans at approximately 87% of the theoretical maximum for Iowa's best soils. A score of 55 reflects a soil with meaningful limitations — perhaps poorly drained, steeply sloped, or prone to flooding — that consistently yields less than higher-rated ground.
How CSR2 Scores Are Assigned
The CSR2 scores are maintained by Iowa State University Extension and Outreach and are based on the USDA Natural Resources Conservation Service (NRCS) soil survey data. Every named soil series in Iowa has a published CSR2 score. When an appraiser or assessor evaluates a parcel, they use the county soil survey maps to identify which soil types are present and in what proportions, then calculate the weighted average CSR2 for the parcel.
Importantly, CSR2 scores are fixed by soil type — they do not change year to year based on commodity prices, drainage tile installation, or management practices. This makes CSR2 a stable, objective benchmark that is consistent across time and across counties.
Why CSR2 Matters for Land Values
The farmland market in Iowa has converged on CSR2 as the primary unit of comparison for a straightforward reason: it allows buyers and sellers to compare parcels that differ in size, location, and soil mix on a common scale. Rather than comparing raw price per acre — which conflates soil quality with geography — market participants routinely quote and analyze land values in terms of dollars per CSR2 point.
The calculation is simple:
$/CSR2 Point = Sale Price ÷ Net Acres ÷ CSR2 Score
For example, a 160-acre parcel with an average CSR2 of 82 that sells for $2,200,000 works out to:
$2,200,000 ÷ 160 acres = $13,750/acre
$13,750 ÷ 82 = $167.68 per CSR2 point
That $/CSR2 figure can then be compared directly to other sales in the same township or county, regardless of whether those sales involved 40 acres of 94-CSR2 ground or 200 acres of 71-CSR2 ground. It normalizes for soil quality.
CSR2 Ranges and What They Mean in the Market
Iowa's farmland spans a wide range of CSR2 scores, and the market prices that range accordingly:
| CSR2 Range | Soil Quality Description | Typical Use |
|---|---|---|
| 85–100 | Excellent — Class I and II soils | Prime row crop ground, highest demand |
| 70–84 | Good — Class II and III soils | Productive row crop, mainstream market |
| 55–69 | Fair — Class III and IV soils | Marginal row crop, some pasture |
| Below 55 | Poor — Class IV and lower | Pasture, timber, recreational |
In strong market years, the premium commanded by high-CSR2 ground over low-CSR2 ground in the same county can exceed $3,000–$5,000 per acre. In softer markets, that premium compresses somewhat, but it never disappears — productive ground consistently outperforms marginal ground across every market cycle on record.
How Appraisers and Lenders Use CSR2
For certified general appraisers working on Iowa farmland, CSR2 is the foundation of the sales comparison approach. When selecting comparable sales, appraisers look for parcels with similar CSR2 scores in the same geographic area, then make adjustments for differences in drainage, improvements (tile, buildings), and market timing. The $/CSR2 point metric allows adjustments to be made systematically rather than subjectively.
Agricultural lenders use CSR2 in a similar way when underwriting farmland loans. A parcel's CSR2 score directly informs the lender's estimate of sustainable cash rent, which in turn drives the income capitalization value used for loan-to-value calculations. A parcel with a CSR2 of 90 in a county where 90-CSR2 ground rents for $280/acre per year supports a very different loan amount than a parcel with a CSR2 of 65 renting for $175/acre.
CSR2 and Cash Rent
The relationship between CSR2 and cash rent is well-documented. Iowa State University Extension publishes annual cash rent surveys by county and soil quality class, and the data consistently shows that cash rent scales closely with CSR2. As a rough rule of thumb, each additional CSR2 point is worth approximately $2–$4 per acre in annual cash rent in most Iowa markets, though this varies by county and market conditions.
This relationship matters for investors and landowners because it means CSR2 is not just a productivity measure — it is a direct driver of income yield. A parcel with a CSR2 of 88 will almost always generate more cash rent per acre than a parcel with a CSR2 of 72 in the same county, which means it will also support a higher purchase price at any given capitalization rate.
CSR2 in the LandSleuth Database
Every sale in the LandSleuth database that was recorded after 2020 includes the parcel's CSR2 score as reported in the courthouse deed records, along with a calculated $/CSR2 point figure. This allows subscribers to filter and sort sales by CSR2 range, compare $/CSR2 point across townships and counties, and build comp sheets that normalize for soil quality differences.
For sales recorded before 2020, LandSleuth displays the original CSR (pre-2013 methodology) score where available, clearly labeled to avoid confusion with the updated CSR2 figures.
The Bottom Line
CSR2 is the single most important number in Iowa farmland valuation. It is objective, stable, and universally understood by every buyer, seller, appraiser, and lender active in the Iowa market. Whether you are evaluating a potential purchase, setting a cash rent rate, or building a comparable sales analysis, the CSR2 score of the ground in question is the starting point for every serious conversation about value.
If you want to see how CSR2 scores translate to real sale prices in a specific Iowa county, the LandSleuth search database lets you filter by county, year, and CSR2 range — and every sale record shows the $/CSR2 point figure alongside the price per acre.
Greg Conrad — The Land Sleuth | LandSleuth.com
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The Land Sleuth
Greg Conrad has spent more than a decade sourcing courthouse-verified farmland sales data across Iowa. LandSleuth is built on that same standard of accuracy — every record verified, every price real.
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What Is CSR2 and Why Does It Matter for Iowa Farmland Values?
What Is CSR2 and Why Does It Matter for Iowa Farmland Values?
If you have ever looked at an Iowa farmland sale and wondered why two parcels of nearly identical size in the same county can sell for prices that are thousands of dollars per acre apart, the answer almost always comes back to one number: the CSR2 score. Understanding what CSR2 measures, how it is calculated, and how the market uses it is essential for anyone buying, selling, appraising, or lending against Iowa farmland.
What CSR2 Stands For
CSR2 stands for Corn Suitability Rating 2. It is a soil productivity index developed by Iowa State University that assigns a numerical score to each soil type in Iowa, ranging from 5 (very poor) to 100 (the most productive soils in the state). The "2" in the name distinguishes it from the original CSR index, which was introduced in the 1970s. Iowa State University updated the methodology in 2013 to better reflect modern yield data and soil science, and CSR2 has been the standard since then.
The score is assigned at the soil-type level — not the field level or the county level — meaning that a single parcel of farmland may contain multiple soil types, each with its own CSR2 score. The parcel's overall CSR2 rating is a weighted average based on the acreage of each soil type present.
What CSR2 Actually Measures
CSR2 is a measure of long-run corn-soybean productivity potential under typical Iowa management practices. It incorporates several soil characteristics:
| Factor | What It Reflects |
|---|---|
| Drainage class | How well the soil sheds excess water |
| Available water capacity | How much moisture the soil holds for plant use |
| Slope | Erosion risk and equipment efficiency |
| Flooding frequency | Risk of crop loss from standing water |
| Surface texture | Tilth, workability, and nutrient retention |
A score of 87, for example, means that soil type has historically produced corn and soybeans at approximately 87% of the theoretical maximum for Iowa's best soils. A score of 55 reflects a soil with meaningful limitations — perhaps poorly drained, steeply sloped, or prone to flooding — that consistently yields less than higher-rated ground.
How CSR2 Scores Are Assigned
The CSR2 scores are maintained by Iowa State University Extension and Outreach and are based on the USDA Natural Resources Conservation Service (NRCS) soil survey data. Every named soil series in Iowa has a published CSR2 score. When an appraiser or assessor evaluates a parcel, they use the county soil survey maps to identify which soil types are present and in what proportions, then calculate the weighted average CSR2 for the parcel.
Importantly, CSR2 scores are fixed by soil type — they do not change year to year based on commodity prices, drainage tile installation, or management practices. This makes CSR2 a stable, objective benchmark that is consistent across time and across counties.
Why CSR2 Matters for Land Values
The farmland market in Iowa has converged on CSR2 as the primary unit of comparison for a straightforward reason: it allows buyers and sellers to compare parcels that differ in size, location, and soil mix on a common scale. Rather than comparing raw price per acre — which conflates soil quality with geography — market participants routinely quote and analyze land values in terms of dollars per CSR2 point.
The calculation is simple:
$/CSR2 Point = Sale Price ÷ Net Acres ÷ CSR2 Score
For example, a 160-acre parcel with an average CSR2 of 82 that sells for $2,200,000 works out to:
$2,200,000 ÷ 160 acres = $13,750/acre
$13,750 ÷ 82 = $167.68 per CSR2 point
That $/CSR2 figure can then be compared directly to other sales in the same township or county, regardless of whether those sales involved 40 acres of 94-CSR2 ground or 200 acres of 71-CSR2 ground. It normalizes for soil quality.
CSR2 Ranges and What They Mean in the Market
Iowa's farmland spans a wide range of CSR2 scores, and the market prices that range accordingly:
| CSR2 Range | Soil Quality Description | Typical Use |
|---|---|---|
| 85–100 | Excellent — Class I and II soils | Prime row crop ground, highest demand |
| 70–84 | Good — Class II and III soils | Productive row crop, mainstream market |
| 55–69 | Fair — Class III and IV soils | Marginal row crop, some pasture |
| Below 55 | Poor — Class IV and lower | Pasture, timber, recreational |
In strong market years, the premium commanded by high-CSR2 ground over low-CSR2 ground in the same county can exceed $3,000–$5,000 per acre. In softer markets, that premium compresses somewhat, but it never disappears — productive ground consistently outperforms marginal ground across every market cycle on record.
How Appraisers and Lenders Use CSR2
For certified general appraisers working on Iowa farmland, CSR2 is the foundation of the sales comparison approach. When selecting comparable sales, appraisers look for parcels with similar CSR2 scores in the same geographic area, then make adjustments for differences in drainage, improvements (tile, buildings), and market timing. The $/CSR2 point metric allows adjustments to be made systematically rather than subjectively.
Agricultural lenders use CSR2 in a similar way when underwriting farmland loans. A parcel's CSR2 score directly informs the lender's estimate of sustainable cash rent, which in turn drives the income capitalization value used for loan-to-value calculations. A parcel with a CSR2 of 90 in a county where 90-CSR2 ground rents for $280/acre per year supports a very different loan amount than a parcel with a CSR2 of 65 renting for $175/acre.
CSR2 and Cash Rent
The relationship between CSR2 and cash rent is well-documented. Iowa State University Extension publishes annual cash rent surveys by county and soil quality class, and the data consistently shows that cash rent scales closely with CSR2. As a rough rule of thumb, each additional CSR2 point is worth approximately $2–$4 per acre in annual cash rent in most Iowa markets, though this varies by county and market conditions.
This relationship matters for investors and landowners because it means CSR2 is not just a productivity measure — it is a direct driver of income yield. A parcel with a CSR2 of 88 will almost always generate more cash rent per acre than a parcel with a CSR2 of 72 in the same county, which means it will also support a higher purchase price at any given capitalization rate.
CSR2 in the LandSleuth Database
Every sale in the LandSleuth database that was recorded after 2020 includes the parcel's CSR2 score as reported in the courthouse deed records, along with a calculated $/CSR2 point figure. This allows subscribers to filter and sort sales by CSR2 range, compare $/CSR2 point across townships and counties, and build comp sheets that normalize for soil quality differences.
For sales recorded before 2020, LandSleuth displays the original CSR (pre-2013 methodology) score where available, clearly labeled to avoid confusion with the updated CSR2 figures.
The Bottom Line
CSR2 is the single most important number in Iowa farmland valuation. It is objective, stable, and universally understood by every buyer, seller, appraiser, and lender active in the Iowa market. Whether you are evaluating a potential purchase, setting a cash rent rate, or building a comparable sales analysis, the CSR2 score of the ground in question is the starting point for every serious conversation about value.
If you want to see how CSR2 scores translate to real sale prices in a specific Iowa county, the LandSleuth search database lets you filter by county, year, and CSR2 range — and every sale record shows the $/CSR2 point figure alongside the price per acre.
Greg Conrad — The Land Sleuth | LandSleuth.com