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The Future of Farmland — Boone, Story & Dallas Counties
- dvorak71
- Sep 4
- 5 min read
Farmland is more than soil and yields — it’s a long-term asset class shaped by commodities, interest rates, conservation policy, technology, and local buyer appetite. Below is a deep, county-specific look at what the next 3–7 years are likely to mean for landowners, buyers, and investors in Boone, Story, and Dallas counties (Iowa) — plus practical auction & listing strategies from Dvorak Auction & Real Estate (brokered by Zealty Home Advisors).
Quick headlines (what you need to know right now)
Statewide rents eased in 2025: Iowa’s annual cash-rent survey shows a ≈2.9% decline in average cash rents to about $271/acre, the first drop since 2019 — a sign buyers and underwriters are re-calibrating income expectations.
Local values vary by county and quality: Boone, Story, and Dallas counties all show premiums over many other Iowa counties because of soil productivity, drainage, and proximity to markets — but each county has its own nuance (CSR2, recent auction prices, and buyer mix). Use local comps, not statewide averages, when pricing or underwriting.
County snapshots & what they mean for sellers and buyers
Boone County — productive soils, steady demand
What the data show: Brokers and auction aggregators peg average Boone County farmland values around the low-to-mid $13,000/acre range (2024 estimates) with solid CSR2 and recurring auction activity; auction reported $/acre in recent local sales has ranged in the low-to-mid $14k area for higher-quality tracts. Boone often posts CSR2 averages well above many neighboring counties, and its proximity to Des Moines/metro grain markets raises demand.
How to use that as a seller:
Present a complete agronomic packet: CSR2, tile maps, yield histories — Boone buyers want premium soils and clean drainage documented.
Tract design: Small, highly productive tracts near town or good road access often pull premiums at auction.
Timing: Post-harvest and late winter auctions attract operator bidders; coordinate marketing to reach non-local investors too.
How to use that as a buyer:
Stress-test yield scenarios — Boone soils pay well when yields are reliable. Use conservative rents/yields in your underwriting.
Confirm tile & drainage details; remediation costs reduce returns quickly.
(Sources: local pasture/auction trackers and county profiles; see ISU land-value methodology for context.)
Story County — high productivity, strong competition
What the data show: Story County typically ranks among the higher-value counties in Iowa because of excellent CSR2 ratings and strong operator demand. Published county profiles estimate Story values in the mid-teens per acre (e.g., ~$13,700/acre average reported historically) with top tracts and auctions clearing above that level depending on CSR2 and parcel configuration.
How to use that as a seller:
Expect competition. Use competitive auction formats to capture premiums when multiple local operators and investor buyers are in the mix.
Highlight access to Ames/ISU market influences (shorter haul to co-ops/inputs), which many Story buyers value.
How to use that as a buyer:
Be prepared for bidding competition — bring verified financing or cash (or have Dvorak bid on your behalf).
Check lease/possession language carefully if a sale occurs between seasons.
(Sources: county auction reports and regional comps.)
Dallas County — metro edge & zoning risk
What the data show: Dallas County benefits from its proximity to Des Moines suburbs — that raises demand for amenity tracts and land near fringe development. Average farmland values for the county have historically been strong (reported averages near ~$12k per acre in some summaries), with CSR2-weighted parcels often trading at a premium ($/CSR2 point in the county often higher than in rural interior counties). Urban pressure can create lumpy comps (some tracts sell at development prices, others trade as pure cropland).
How to use that as a seller:
If you’re near growth corridors, document zoning, future land-use designations, and any potential for development—it can add value and attract non-operator buyers.
If the goal is to fetch farm-market value, clearly segment amenity/development potential from pure cropland in the marketing.
How to use that as a buyer:
Distinguish between long-term farm returns and speculative premium for development. Only pay development pricing if you have a realistic exit.
Be careful with small, irregular tracts near subdivisions — higher transaction costs, different tax/tillage rules, and sometimes environmental constraints.
Market drivers you must watch (local + macro)
Cash-rent trends & commodity outlook — 2025 rent declines affect cap-rate math and willingness to buy on cash flow. Use the ISU cash-rent tables for county and quality-specific figures.
Interest rates & credit availability — tighter lending reduces financed bidder pools; cash and 1031 buyers get an advantage. Plan accordingly.
Soils & drainage (CSR2 & tile) — these remain the single most important determinants of bid strength for row-crop purchases. Provide soil maps and tile records; buyers will ask.
Non-operator demand and metro spillover (especially Dallas) — expect different buyer types: operators, investors, amenity/developer buyers — tailor your sales plan to reach them.
New revenue streams — carbon markets, conservation programs, or renewable lease income (e.g., solar) can influence some tracts’ valuations. Quantify tradeoffs before you assume these will substantially raise prices.
Auction vs Listing — county-specific best practices
Boone & Story: Auction is often ideal for well-tiled, high-CSR2 cropland where multiple local operators exist — auctions concentrate competition and reveal market value. For large or contiguous tracts, consider offering combinations/multi-tract formats to maximize returns.
Dallas: If development potential exists, a longer listing process that targets developers and planners may extract top dollar. If the parcel is pure row-crop near metro fringe, a well-marketed auction still attracts investors and operators who want to secure productive acres.
Hybrid: Pre-market exposure followed by a timed auction often works well when you want to test both institutional/investor interest and local operator demand.
Practical checklist — seller & buyer action items
Sellers — prep to get top dollar
Order/update an up-to-date survey and provide abstracts/title proof.
Assemble the agronomic packet: FSA maps, CSR2, tile maps, yield histories, fertilizer records.
Decide tract strategy: whole, tracts, or choice & privilege. Test appetite with a pre-sale marketing push.
If near metro areas, supply zoning/utility info and potential development constraints.
Buyers — win smart
Get pre-approved and have lender/financing documents ready (especially in tighter credit markets).
Underwrite using local cash-rent figures and conservative yields (ISU tools are great for county-level inputs).
Inspect tile/drainage and verify FSA/CRP/NHEL status before bidding.
How Dvorak Auction & Real Estate (brokered by Zealty Home Advisors) helps in Boone, Story & Dallas
Local market knowledge: We pull county comps, CSR2 maps, and recent auction results to build accurate pricing and tract strategy.
Broad buyer reach: Auctions plus MLS/brokered listings through Zealty Home Advisors reach operators, investors, and lifestyle buyers.
Full service: From agronomic flyer creation to title coordination and closing — we manage details, so your sale goes cleanly and competitively.
Next step — county-specific flyer for your tract
Want this tailored to a specific parcel in Boone, Story, or Dallas? Tell me:
county + township (or nearest town),
approximate acres and current use (tillable, pasture, CRP), and
any known CSR2 or tile info.
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