Tell us about the farm
Enter the number of tillable acres below. Results update automatically. The farm value and net annual income are estimated for you from the acreage using published Iowa State University survey rates. All other assumptions are fixed for this illustrative 10-year comparison and are not predictions or guarantees.
Our background estimates for this farm
These figures are calculated automatically from the acreage using published Iowa State University survey rates.
Estimated Farm Value
$1,847,840
160 acres × $11,549/acre, the average Iowa farmland value from the 2025 Iowa State University Land Value Survey.
Estimated Net Annual Farm Income
$45,920
160 acres × $287/acre, based on District 5 of the Iowa State University 2026 Cash Rental Rates for Iowa survey.
Estimated side-by-side result
This is a simplified comparison based on the following assumptions: the farm's value is assumed to grow at 3% per year, reflecting typical long-term farmland appreciation; selling the farm is assumed to cost 22% of the sale price for taxes, legal fees, closing costs, and realtor fees; and the net proceeds from a sale are assumed to grow at a conservative 7% per year average market return. Farm income is reinvested each year at that same 7% rate.
Keep & Reinvest Farm Income
Estimated net annual farm income$45,920
Total of farm income for 10 years$459,200
Total value of all farm income if reinvesting for 10 years$634,451
Estimated Farm Value after 10 years$2,483,342
Estimated total after 10 years
$3,117,794
Sell & Invest Net Proceeds
Estimated sale price$1,847,840
Estimated costs & taxes$406,525
Estimated amount available to invest$1,441,315
Estimated gains on investment over 10 years$1,393,970
Estimated total after 10 years
$2,835,285
Keeping the farm is estimated to come out ahead by $282,509 after 10 years.This comparison does not consider withdrawals from investments, taxes, or other transaction fees in either scenario. It is illustrative only.
Important: This calculator is for educational and illustrative purposes only. It does not represent all factors that may affect a farm sale or continued ownership, including tax basis, capital gains treatment, estate planning, inheritance, commissions, closing costs, debt, depreciation recapture, investment fees, changes in farm income, market conditions, family ownership structure, or other unique financial circumstances. Rates of return and land appreciation are assumptions only and are not guaranteed. The per-acre rates used to estimate farm value and cash rent are statewide/district averages from Iowa State University surveys and will differ from any specific farm. This is not tax, legal, investment, appraisal, or financial advice. Speak with a Sunderman Farm Management expert for a farm-specific evaluation and a more complete estimate.
Every farm and every family is different.
Whether you are considering selling, keeping the farm, or managing inherited farmland with family members who have different goals, Sunderman can help you evaluate the options.
Speak With Sunderman