If you’ve looked into buying land in Nebraska, you might have done a double-take at the property tax figures. Nebraska’s property taxes rank among the highest in the United States​, raising understandable concerns for ranchers and farmers. However, focusing only on taxes tells only part of the story. Nebraska’s land offers a host of unique economic benefits – from cheaper operating costs to remarkable agricultural productivity – that can offset the tax burden. 

In this data-driven guide, we’ll explore how taxes fit into the bigger picture of Nebraska’s ranch and farm economy, the advantages of the state’s irrigation and climate, and why the value of Nebraska land remains strong and stable. Whether you’re a potential buyer or seller, let’s dive into the full picture of Nebraska’s land market.

Property Taxes: A Concern in Context

There’s no denying that Nebraska’s property taxes are high. In fact, the state’s property tax burden consistently ranks in the top ten nationally (recent analysis put Nebraska at about the 7th or 8th highest in the country)​. On average, Nebraska farmers and ranchers pay thousands of dollars annually in property taxes – a hefty line item that’s higher than in any of the surrounding states. It’s easy to see why this is a pain point: unlike income or sales taxes, property taxes come due regardless of whether it’s been a bad year for crop prices or cattle markets. For young producers or new landowners, those tax bills can feel daunting.

However, it’s important to put this concern in context. Yes, Nebraska’s property tax rates are relatively high, but looking only at that expense is like reading only the first chapter of a book. The overall economics of owning land in Nebraska include cost offsets and advantages that can balance out the property budget  in significant and stable ways. Savvy buyers recognize that what matters is net profitability and long-term value. By considering both the costs and the benefits, you get a much more accurate picture of what owning farm or ranch land in Nebraska truly entails.

Nebraska Cost Offsets: Cheaper Feed, Lower Freight, and Reliable Rainfall

 

While Nebraska landowners might write bigger checks to the tax collector, they often save a significant amount of money (and headaches) in other areas. Here are some key cost offsets that give Nebraska an edge:

Cheaper Winter Feeding

Thanks to Nebraska’s abundant corn and crop production, livestock producers have access to inexpensive numerous feed resources. For example, many ranchers turn cattle out to graze on corn stalk residue after harvest – a low-cost winter feed option. The numbers are striking: grazing corn stalks can cost as little as about $0.50 per cow per day, whereas feeding harvested hay all winter can run nearly $5 per cow per day​. In other words, Nebraska’s cornfields effectively become cheap feedlots in winter, dramatically cutting feed expenses compared to states where you must truck in hay or grain.

Lower Freight Costs

Nebraska’s central location and robust agricultural infrastructure mean lower transportation costs for many farm inputs and outputs. Shipping rates in and around Nebraska tend to be affordable. For a farmer, that could mean cheaper fertilizer or equipment delivery; for a rancher, it might mean a shorter, less costly haul to send cattle to major feedlots or packing plants. Being in the middle of the country with good highway and rail connections is a built-in economic advantage. You’ll spend less on freight and fuel getting your products to market or supplies to your operation, which over time adds up to significant savings.

Consistent Rainfall for Grass Production

Unlike the arid rangelands farther west, Nebraska enjoys relatively reliable rainfall that keeps pastures green and crops growing. Eastern Nebraska receives around 30 inches of precipitation annually, and even the semi-arid western counties get roughly 15–17 inches. This more dependable moisture (often supplemented by snowmelt and groundwater) means Nebraska grasslands can produce ample forage most years, and farmers can count on decent yields. Fewer droughts and dry spells translate to less emergency feed buying and more consistent production.

These cost offsets – cheaper feed, lower freight, and solid rainfall – don’t show up on a tax statement, but they directly impact your bottom line. Many Nebraska operators find that the savings and efficiencies gained by farming or ranching in Nebraska often more than compensate for the higher property tax outlay. When evaluating a land purchase, it pays to run the numbers on these factors. Often, you’ll find Nebraska’s Ranches overall operating costs to be very competitive once everything is factored in.

Irrigation Advantages and Multi-Cropping Potential

Nebraska isn’t just blessed with rain; it also sits atop one of the richest water resources in North America: the Ogallala Aquifer. This massive underground water table fuels an extensive irrigation network across the state. In fact, Nebraska has more irrigated acres than any other state, thanks to the combination of plentiful groundwater and progressive water management. The result is a huge boost in productivity – land that might yield a modest dryland corn crop in a drier state can often produce bountiful harvests under a Nebraska irrigation system.

This irrigation advantage cannot be overstated. In most parts of Nebraska, groundwater levels in the Ogallala have remained remarkably stable over the decades, even as other states have seen their aquifer levels plummet. Between 1950 and 2017, Nebraska’s portion of the Ogallala aquifer declined by only 0.34% in water volume, whereas in Texas (for example) the aquifer dropped a staggering 36% in the same period​. This means Nebraska’s water supply for farms is secure and sustainable in many regions – a critical factor for long-term investment. Farmers can confidently irrigate year after year, knowing the well won’t run dry, and this reliability opens the door to growing high-value, water-dependent crops like corn, soybeans, and alfalfa even in years when rain is fickle.

With reliable irrigation and decent growing-season weather, Nebraska producers can even pursue multi-cropping opportunities that are difficult elsewhere. In some cases, innovative farmers are able to harvest two crops in one year on the same land. For example, University of Nebraska research has explored planting a second, quick-growing crop after a winter or early-summer harvest. The results are promising – in one trial, farmers harvested field peas in July and then planted grain sorghum, which yielded 87 to 104 bushels per acre in the same growing season​. That kind of double-cropping success is almost unheard of without irrigation and the right conditions. Even where full double cropping isn’t practical, many Nebraska farmers utilize cover crops (like forage sorghum or rye) after their main crop, providing extra grazing for cattle or improving soil health​.

The bottom line is that Nebraska’s easy-to-access water and favorable climate give landowners the flexibility to maximize productivity. One irrigated Nebraska quarter-section might accomplish what would require twice the acreage in a drier western state.

Price per Acre and Productivity: Nebraska vs. the West

It’s also important to understand how Nebraska’s land values relate to the land’s productive capacity. In many western states, you’ll find ranch land selling for prices that seem disconnected from how much income that land can actually generate. Scenic vistas, hunting opportunities, or just a “trophy ranch” allure can inflate prices well beyond agricultural value. Recreational appeal often adds a premium – for instance, a ranch with great elk hunting or mountain views might command top dollar primarily because buyers want it for leisure, not for raising livestock. Many buyers purchase western ranches largely for recreation (hunting, fishing, etc.), and wildlife or scenic features which play a substantial role in influencing ranch values. In these cases, the price per acre is not closely tied to how many bushels of grain or pounds of beef the land can produce – the land’s productivity takes a back seat to its play value.

Nebraska’s land market is a different story. Here, farmland and ranchland values tend to be grounded in productivity and income potential. Which helps keep prices aligned with what the land can earn.

Historically, agricultural land value has been a function of what it produces​. Land that grows more bushels per acre or supports more cattle per acre will be valued higher, and marginal land will be priced lower. This means as a buyer, you’re less likely to overpay for “blue sky” intangible factors, and as a seller, you can justify your asking price with yield data, irrigation potential, or carrying capacity figures. Nebraska is of course not immune to market trends – land prices have risen over the years – but even those increases reflect factors like commodity prices and farm profitability more than outside hobby interest. In short, most Nebraska land is valued for its output, which can give investors peace of mind that price and performance are linked. If you manage the land well, it’s productive value underpins your investment.

Another way to look at it is returns: if you buy land in Nebraska, the ratio of what you pay to what you can produce in crops or livestock is often more favorable than in high-dollar recreational ranch markets. The price per acre might seem high at first glance, but when you factor in that acre might produce 200 bushels of corn year-in and year-out or carry a cow-calf pair on good grass, the investment makes practical sense. Nebraska’s focus on productivity keeps its land market rational and closely tied to the economic fundamentals of farming and ranching.

Community Values and Investment Stability

Dollars and cents aside, there’s something else that adds value to owning land in Nebraska: the people and communities. Nebraska is famed for its strong community values and the welcoming nature of its small towns. A recent statewide rural poll found that most rural Nebraskans describe their communities as friendly, trusting, and supportive, with a majority saying they feel a strong sense of belonging and that “it would be difficult to leave” their community​. This kind of neighborly environment can be a huge benefit when you live and work in a rural area. Neighbors look out for each other here. Whether it’s helping to repair a fence, sharing equipment, or coming together at the local county fair, the social fabric in Nebraska’s farming and ranching regions is tightly knit. For families moving in from out of state, this sense of community can make the transition easier and the lifestyle incredibly rewarding. Good schools, 4-H clubs for the kids, local churches, and community events all contribute to a high quality of life that doesn’t show up on a balance sheet but certainly adds to the appeal of owning land in Nebraska.

From an investment perspective, Nebraska farm and ranch land has proven to be a stable and resilient asset. Over the long term, land here tends to hold its value and appreciate steadily. In fact, Nebraska’s agricultural land values reached a record high in recent years​, and even with slight cyclical dips, the trend over decades has been upward. Farmland in general is considered a reliable investment that often acts as a hedge against inflation and economic downturns. During periods when stock markets or other investments falter, farmland returns have remained strong – for example, during the 2008 financial crisis and even the recent pandemic, farmland values and rents stayed solid​. Nebraska’s land is no exception; it is underpinned by the world’s constant need for food and fiber.

Investors here gain not only a potentially appreciating asset but also the income stability from crop harvests or cattle sales year after year. There’s truth in the saying that they’re “not making any more land,” and high-quality ag land in a water-rich state like Nebraska will continue to be in demand. When you combine that market stability with Nebraska’s community strength, you get a place where you can invest with confidence and also put down roots in every sense.

Working with Experts to Navigate Regional Variations

While we’ve talked about Nebraska in general terms, it’s worth noting that land values and opportunities can vary widely across the state. Nebraska is diverse – from the rich row-crop farmland of the east, to the rolling Sandhills cattle country, to irrigated corn circles on the plains. Even property tax rates and water rights can differ by county or district. That’s why it’s crucial to work with knowledgeable real estate professionals who understand these regional nuances. At Swan Land Company, we specialize in helping landowners navigate the complexities of Nebraska’s farm and ranch real estate market​. Our team has deep experience in agriculture and ranch management, and we pride ourselves on providing clients with expert guidance tailored to this area​.

Whether you’re calculating how a Sandhills pasture’s carrying capacity translates to its value per acre, or evaluating the income potential of an irrigated corn farm in central Nebraska, an experienced land broker can provide insight that ensures you make an informed decision. Regional expertise matters – it can uncover value that might not be obvious or flag potential concerns before you buy.

If you’re selling, working with an agent who knows the current market conditions, recent comparable sales, and buyer demand will help you price your property right and market it effectively. In high-value transactions like farm and ranch sales, having a trusted advisor can make all the difference in achieving your goals. Swan Land Company’s agents have a network and knowledge base spanning Nebraska and the Rocky Mountain West. When you work with Swan Land Company you’ll get the following support.

 

Custom Listing & Marketing Proposal

Swan Land Company provides a personalized marketing proposal for each property, encompassing:

• An overview of the property and anticipated buyer profiles.
• A valuation letter with an estimated price range based on market expertise.
• A detailed marketing strategy and timeline.
• Commission schedule and agency overview.
• Plans for outreach and cooperation with other brokers.
• A summary from the prospective agent.

Gold Standard Due Diligence Packet

Swan Land Company has developed an industry-leading due diligence protocol, which includes:

• A comprehensive property audit.
• Compilation of all relevant reports, legal documents, research, and audit findings into a master binder.

This meticulous approach facilitates a seamless sale process.

Full-Service Tertiary Deliverables

To maximize the property’s appeal, Swan Land Company offers:

• Professional photography.
• Videography and cinematography when appropriate.
• Optimized copywriting.
• Design of both print and digital advertisements.

By leveraging these comprehensive deliverables, Swan Land Company ensures that sellers receive expert guidance and support throughout the transaction process.

Swan Land Company Nebraska Agents

The true worth of a brokerage emerges in the details—understanding the complexity of crops and cattle, the nuances of an agribusiness investment, or knowing which community best suits a family. That’s exactly what our Nebraska farm and ranch real estate agents bring to the table. We carefully select our team based on experience, work ethic, and integrity, ensuring they truly walk the walk. Whether you’re buying or selling a Nebraska farmland or ranch property, our agents offer unparalleled expertise in land values, market trends, and the unique characteristics that make each property special. With deep roots in agriculture and real estate, they are committed to guiding you through a seamless and successful transaction.

Scott M. Williams

Ranch Realtor​
Service Areas: Nebraska (NE), Montana (MT), Wyoming (WY)​
Specialties: Complex Transactions, Ranch, Farm, Agribusiness, Recreational, Hunting, Fishing, Natural Resources​

Scott Williams has a foundation in agriculture, business-based education, and experience in land management, which continues to help him advance his clients’ interests and achieve their goals. His attention to detail and commitment to clients have been highlighted in testimonials, with clients expressing high satisfaction with his professionalism and results

Scott’s Page | Give Scott a call at 307.621.0098

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Michael S. Swan

Owner & Managing Broker​
Service Areas: Montana (MT), Nebraska (NE)​
Specialties: Complex Transactions, Ranch, Farm, Agribusiness, Recreational, Investment​

Mike Swan brings a wealth of experience in complex transactions involving ranches, farms, agribusinesses, and recreational properties. His deep understanding of the agricultural and recreational assets of ranch properties enables him to connect buyers and sellers with a transparent understanding of the land, building trust—a key to a good process. ​

Mike’s Page | Give Mike a call at 406.570.4897

 

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Previously Sold Nebraska Properties

​Swan Land Company has successfully managed the sale of several premier Nebraska properties. Notable examples include:​

Parker Ranch

Location: Keystone, Nebraska​
Size: Approximately 28,750 total acres (27,482 deeded)​
Listing Price: $21,500,000​

Overview: Situated in the rolling hills of the Nebraska Sandhills near Keystone, Parker Ranch is predominantly grassland, cross-fenced into 36 pastures with excellent stock water systems. The ranch’s well-maintained improvements and strategic location near feed resources make it a standout property in its class.

View Listing

McGinley Ranch

Location: Lisco, Nebraska​Swan Land Co
Size: Approximately 15,470 deeded acres​
Listing Price: $6,574,750​

Overview: Situated in Nebraska’s Panhandle, McGinley Ranch exemplifies premier grassland within the renowned Sandhills region. The property has benefited from over six decades of meticulous stewardship, resulting in robust native forage. Its vast pastures, sub-irrigated hay meadows, and strategic water resources make it ideal for substantial cattle operations.

View Listing

Pine Canyon Ranch

Location: Sparks, Nebraska​
Size: Approximately 2,058 deeded acres​
Listing Price: $3,295,000​Swan Land Co.

Overview: Nestled along the north bank of the Niobrara River, Pine Canyon Ranch boasts expansive canyons adorned with pines and hardwood bottoms. This diverse landscape provides ideal habitats for a variety of wildlife, making it a sought-after recreational property. The ranch features a custom log home, multiple outbuildings, and abundant natural resources.

View Listing

 

Conclusion

Nebraska’s high property taxes might grab the headlines, but as we’ve seen, there’s a comprehensive economic perspective that tells a more complete story. Yes, you’ll pay more in taxes here, but you’ll also pay less for feed and freight, enjoy the benefits of ample rainfall and irrigation water, and reap the rewards of highly productive land. The relationship between price per acre and productivity in Nebraska means you’re usually getting what you pay for – fertile soil, strong yields, and solid returns. Moreover, when you buy land in Nebraska, you’re investing in more than an asset; you’re joining communities known for their integrity and neighborliness, and you’re placing your bet on an industry and region with a track record of stability.

For potential buyers and sellers, the key is to balance those concerns with the opportunities. Our knowledgeable real estate agents can be your allies in understanding value and navigating the regional variations of Nebraska’s land market. Nebraska land isn’t just an investment; it’s a lifestyle, a legacy, and a smart economic choice. Work with experts who understand its full value—Swan Land Company is ready to guide you.

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