Case Study: 147 Acres of Bluff Country Cropland Near Lanesboro Under Contract in 10 Days

Good cropland in Fillmore County doesn't come up for sale very often. When it does, the right buyers are usually already watching. The farm is near Lanesboro in Fillmore County, about 45 minutes from Rochester and Mayo Clinic.

This farm sits south of Lanesboro and north of Harmony. Here's how we got it ready, priced it, and had it under contract in ten days.

The short version: I represented the sellers of 147.16 acres (more or less) south of Lanesboro, with about 138 tillable acres and a CPI above 85. We signed the listing on December 16, 2025, accepted a purchase agreement on December 26, and closed on January 30, 2026.

Key takeaways

• Quality cropland in southeast Minnesota can sell fast. This one went under contract 10 days after we signed the listing.
• More than one buyer showed interest, which gave the sellers good options.
• Sorting out access early, with an easement offered at closing, removed a question before buyers could ask it.
• Clear facts on soils, lime and cover crops help buyers move with confidence.

The property at a glance

What made this farm a challenge?

Bluff country farms are beautiful, and they're rarely simple squares. This one has contour strips, grassed waterways and woods, and part of the cropland sits south of a waterway.

A buyer's first question on a farm like this is, "How do I get my equipment to every field?" We wanted that answered before anyone asked.

How did we prepare and market it?

• Fresh drone photos and video. I flew the farm in October 2025, so buyers could see the strips, waterways and field layout from above.
• Access solved up front. The listing offered an easement at closing down the driveway, for access south of the waterway.
• The facts farmers ask about. The write-up covered the tillable acres, the CPI, recent lime, the cover crop.
• Local rules, explained. We pointed buyers to Fillmore County and the township for zoning, and noted the karst geology and water-quality rules that apply in this part of the state.

Pro tip: If any part of your farm depends on crossing a neighbor, a waterway or your own yard, settle the access in writing before you list. An easement drafted at the start gives buyers confidence from day one.

What was the outcome?

Interest came quickly. More than one buyer stepped forward, and the sellers negotiated terms that worked for them. A purchase agreement was in place on December 26, 2025, ten days after the listing was signed.

The earnest money went into my trust account in early January, and the sale closed on January 30, 2026.

How does selling farmland with a broker work, step by step?

1. Gather the facts. Acres, tillable acres, CPI, soil maps, FSA records, the lease status and any access issues.
2. Set a price strategy. Look at recent nearby sales and the farm's quality, not just the county average.
3. Fix what you can. Easements, survey questions and lease notices are easier to handle before listing.
4. Market it to the right buyers. Drone photos, MLS and land websites, and calls to local operators and investors.
5. Negotiate. Compare offers on price, terms, earnest money, closing date and contingencies, not price alone.
6. Close. Work with the closer on title, the deed, the easement and any lease hand-off.

If you're selling

Gather your records before you list: FSA maps, soil and CPI data, lime and fertility history, and any access details. The more a buyer can see up front, the faster they can say yes.

If you're buying

Good farms in this area can be under contract within days. Have your financing lined up, and know what you'll pay, before the listing hits.

"No farm is created equal. A high CPI doesn't automatically mean a farm yields well, so I'm very detailed in my farm listings. I include tile maps, yield data and even fertility data, so buyers can see how the land really performs. I also advise my clients on farm leases, whether they're keeping a renter, changing terms or selling with a lease in place."
— Jen Busch

The bottom line

A well-prepared farm with good soils, clear access and honest facts doesn't need to sit. This one went from signed listing to signed purchase agreement in ten days.

Frequently Asked Questions About Selling Farmland Near Lanesboro

How fast can farmland sell in Fillmore County?

It depends on the farm and the market. This 147-acre farm went under contract 10 days after the listing was signed and closed about five weeks later.

What is CPI, and why does it matter?

CPI is Minnesota's Crop Productivity Index, a 0 to 100 rating of how productive a soil is. Buyers and appraisers use it to compare farms. This farm's CPI was above 85.

Do I need to fix access before I sell?

It's smart to. On this farm, an easement down the driveway was offered at closing for access south of the waterway, which answered a buyer's first question before it came up.

What records should I have ready to sell farmland?

FSA maps and acreage, soil and CPI information, recent lime and fertility history, and any easement or access details. On this farm, clear facts helped a buyer move quickly.

Who handles the earnest money?

On this sale, the buyer's earnest money was held in my brokerage trust account until closing, as Minnesota law requires.

Does a high CPI mean a farm yields well?

Not always. CPI rates the soil's potential, but drainage, tile, fertility and management all affect real yields. That's why I include tile maps, yield data and fertility data in my farm listings whenever they're available, and I help landowners with lease questions too. See my tips for leasing out your farm.

Disclosure: Jen Busch represented the sellers in this 2025 transaction as broker/owner of United Country Real Estate | Midwest Home & Farm Realty. Details come from Jen's transaction records. Client names, street addresses and sale prices are left out for privacy. This case study is general information, not legal or tax advice, and it does not guarantee any result. Every property and sale is different. Equal Housing Opportunity.