SHOULD I LIST OR AUCTION MY FARM?
A COMPREHENSIVE GUIDE FOR 2025 & BEYOND
UNDERSTANDING YOUR OPTIONS
Wondering whether to list or auction your farm? It’s a big decision that can really affect your bottom line. As someone who works with both traditional sales and
SALE METHOD REVIEW
When selling farmland, you generally have several primary options:
• Traditional Auction
• Traditional Listing
• Online Auction
• Sealed Bid Auction
• Off-Market Listing
By David Whitaker
auctions every day, I want to walk you through your options so you can make the best choice for your particular situation and goals.
Each approach has its own strengths and attracts different buyers depending on your property type, location, ownership history, time constraints, and reasons for selling.
At Whitaker Marketing Group, we will help you find the best selling option for your unique property.
LISTINGS
TRADITIONAL LISTING
Traditional listing remains the most common approach to selling land nationwide. It sets an asking price and opens the door for negotiations with potential buyers.
ADVANTAGES:
Wider Exposure: Your property stays visible longer, reaching buyers using 1031 exchanges or those who need financing
Flexible Timeline: You can take your time reviewing offers and negotiating better terms
More Control: You maintain greater influence over sale conditions with space to consider each offer carefully
CHALLENGES:
Extended Timeframe: May take longer to complete the sale, particularly in today’s market with a smaller buyer pool
Market Fluctuations: Property values could change during the listing period, potentially resulting in a lower final price
BEST SUITED FOR:
Properties that have recently been on the market, recreational land, farms with improvements or restrictions, development potential properties, or parcels that aren’t easily subdivided
OFF-MARKET LISTING
Off-market sales happen without publicly listing your property, offering a more discreet selling approach.
ADVANTAGES:
Discretion: Maximum confidentiality throughout the transaction process
Strategic Buyers: Direct negotiations with carefully selected, qualified prospects
Leaseback Options: Perfect for sellers wanting to continue farming the land after sale
Property Preparation: We collaborate closely to enhance your property’s value before selling
CHALLENGES:
Reduced Visibility: Your property might not achieve its full market potential due to limited exposure
Fewer Prospects: A smaller pool of interested buyers might extend your selling timeline
Price Uncertainty: More difficult to establish accurate market value
AUCTIONS
PUBLIC AUCTIONS
Auctions have gained significant popularity for land sales, particularly for tillable farmland throughout the Midwest. The competitive environment helps establish genuine market value.
TRADITIONAL AUCTION (IN-PERSON)
ADVANTAGES:
Clear Timeline: Creates faster sales with specific deadlines and schedules
Buyer Competition: Fosters and environment where multiple bidders can drive prices higher
Fair Process: Provides all potential buyers identical opportunities to participate under the same conditions
CHALLENGES:
Less Predictability: Final sale price remains unknown until auction day
Potential Downside: Risk of selling below expectations if market positioning isn’t optimal
BEST SUITED FOR: Premium farmland, properties attracting multiple interested parties, estate and trust sales
ONLINE AUCTION
Offers comparable benefits to traditional auctions but takes place in a digital format.
BEST SUITED FOR: Smaller parcels, recreational properties, land with development potential
SEALED BID AUCTION
ADVANTAGES:
Privacy Protection: Keeps all offer amounts confidential between parties
Structured Timeline: Motivates buyers to submit their best offers from the start
Customizable Terms: Accommodates special conditions like financing requirements or extended closing periods
CHALLENGES:
Reduced Competition: May not generate the same energy and price escalation as public auctions
Limited Back-and-Forth: Fewer opportunities to negotiate after bids are submitted
BEST SUITED FOR: Specialty properties, farms with improvements, larger tracts of land
FINDING YOUR BEST PATH FORWARD
There’s no universal approach to selling farmland. Every property and seller has unique circumstances. As your land professional, I’m dedicated to guiding you through this significant decision, drawing on my extensive experience and resources to identify the solution that best matches your specific needs and objectives.