Cass County, Michigan
2024 Land Sales Report
Cass County saw another boost in land values in 2024, though early 2025 trends are indicating a potential shift toward market stability.
If you’d like to get specific land values on your own property or a farm near you for 2025, please contact Jason Cackley at (269) 240-3196.
Request a Land Values ReportAverage Price of Land*
$11,019/acre
Jan. – Dec. 2024*
As high as $16,863/acre
in 2024*
Land Market Commentary & Local Trends
Overall, the average price of farmland was $11,019/acre and the price per productivity index point was $172.57 in 2024 based on the sales data. It is important to note that in 2024 there have been farmland sales as high as $16,863 per acre.
Since 1977, the Geswein Farm & Land Team has been advising landowners to be stewards of the land and make decisions based on most current, accurate, and relevant data. The information in this report can provide you with a rough estimate of your property’s value; however, understanding the specific characteristics of your property and how they compare to the other sales will provide the most accurate value of your property. Additionally, properties sold by land brokers via auctions or listings consistently outperformed individual to individual transactions and properties sold by traditional home realtors.
By The Numbers
According to Land.com, about 2,000 acres of farms, hunting land, and other rural properties were listed for sale in Cass County, Michigan. Among the counties in the state, Cass ranks 31st for the total acreage currently on the market, with Edwardsburg featuring the most land for sale. The county covers 508 square miles, making it the 83rd largest in Michigan, and is located in the Southwest Michigan region.
The most recent USDA farmland census reveals that Cass County, Michigan, is home to approximately 1,000 farms, collectively managing over 200,000 acres of farmland. The average farm size is around 200 acres, supporting a variety of crops and livestock. Corn and soybeans are the primary crops, with wheat and hay also contributing to the county’s agricultural output. Livestock farming, particularly cattle and poultry, plays a significant role in the local economy. Additionally, Cass County has seen a steady increase in the number of young producers, indicating a positive trend for the future of agriculture in the area.
Overview of Cass County Agriculture
Location and Geography: Cass County is located in Southwest Michigan, bordering Indiana to the south. The county features a mix of rolling farmland, small lakes, and forested areas, giving it a scenic rural landscape.
Major Crops:
- Corn: corn is the county’s most widely planted crop, used both for feed and ethanol production.
- Soybeans: soybeans are a key rotational crop, supporting both livestock feed and oilseed markets.
- Wheat: wheat is grown primarily for grain production and helps maintain soil health in crop rotations.
- Hay: hay is cultivated extensively to support the county’s livestock operations.
Cass County, Michigan, has a diverse and active agricultural sector, with farms ranging from small family operations to larger commercial producers. The county’s rolling farmland, forests, and small lakes create a mix of crop and livestock opportunities. Corn and soybeans are the most widely grown crops, with wheat and hay also contributing to crop rotations and supporting the local livestock industry. Livestock farming, particularly cattle and poultry, plays an important role in the county’s economy, and many farms combine crop production with animal husbandry to maintain sustainability and soil health.
The land market in Cass County reflects the county’s strong agricultural foundation. With a steady number of farms and rural properties listed for sale, demand is driven by both new and established producers looking to expand or invest. Edwardsburg consistently features the most land for sale in the county, highlighting its central role in the local farming community. Overall, Cass County offers a mix of productive farmland and supportive agricultural infrastructure, making it an attractive area for those interested in farming or rural property ownership.
History & Background of Cass County, Michigan
County Seat: Cassopolis
Townships: Calvin / Howard / Jefferson / LaGrange / Marcellus / Mason / Milton / Newberg / Ontwa / Penn / Pokagon / Porter / Silver Creek / Volinia / Wayne
History: Established in 1829; Named after Lewis Cass, the second Territorial Governor of Michigan.
Population: 51,550
Cities & Towns: Dowagiac / Niles / Cassopolis / Edwardsburg / Marcellus / Vandalia
Acreage: 313,600
According to the USDA National Agricultural Statistics Service (NASS), the following crop statistics have been reported for Cass County, Michigan.
The 2022 Ag Census for Cass County, Michigan, reported the following crop statistics:
Number of farms: 651
Land in farms (acres): 193,125
Average farm size (acres): 297
Total market value of products sold: $223,186,000
Government payments: $2,381,000
Farm-related income: $9,095,000
Total farm production expenses: $173,338,000
Net cash farm income: $61,324,000
Sources / Citations:
Source 1:
“United States Department of Agriculture.” USDA, www.nass.usda.gov/Statistics_by_State/Michigan/Publications/County_Estimates/index.php#:~:text=Access%20Quick%20Stats%20Lite,to%20NASS%20Surveys%20and%20Programs. Accessed 2 July 2025.
Source 2:
“USDA.” 2022 Census of Agriculture County Profile, www.nass.usda.gov/Publications/AgCensus/2022/Online_Resources/County_Profiles/michigan/cp26027.pdf. Accessed 2 July 2025.
*The transaction and land sales data/information contained in this report was obtained from publicly available sources and sales disclosures deemed accurate and reliable but not guaranteed, no liability for accuracy, errors or omissions is assumed by Geswein Farm & Land Realty, LLC
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