Tulare County Farmland Market (2025)
What Families Should Know Before Selling Ag Land
For generations, Tulare County families have poured their time, talent, and legacy into the land. But in today’s environment—shaped by economic shifts, water restrictions, and rising costs—many are now asking: Is it time to sell?
At Avidity Capital, we understand that selling the family farm isn’t just a financial decision—it’s an emotional one. Our Legacy Land Advisory team is here to guide you through the complexities, so you preserve what your family built while preparing for what’s next.
Here’s what to know before listing farmland in Tulare County in 2025:
1. Market Conditions: Signs of Stability Amid Change
After two tough years of low nut prices and mounting costs, Tulare County farmland is beginning to stabilize—especially high-quality parcels with secure water.
Current Value Ranges:
Citrus: $21,000–$42,000/acre (stable to increasing)
Tree Fruit: $26,000–$40,000/acre (stable)
Cropland: $15,000–$24,000/acre (slightly decreasing)
Walnuts: $17,000–$24,000/acre (stabilizing)
Median Value: ~$31,737/acre
Key Insight: Water-secure land is retaining or growing in value, while groundwater-only or SGMA-restricted parcels have lost as much as 50% of their previous value.
2. Water Rights & SGMA: The Defining Factor
Water access now defines your land’s marketability. Properties in “white areas” or dependent on groundwater face steep discounts and slower sales.
Before selling, gather:
Water district membership info
Well reports and surface water access
SGMA compliance documentation
Buyers will request this—and it heavily influences pricing.
3. Williamson Act: Understand the Tax Impact
Many Tulare farms benefit from the Williamson Act, which offers lower property taxes in exchange for agricultural land use restrictions.
Sellers must:
Disclose Williamson Act enrollment
Provide contract details
Ensure the buyer is eligible for the tax benefits
Handled correctly, this can enhance buyer interest and support a higher valuation.
4. Getting Sale-Ready: Your Farmland Checklist
Selling successfully in 2025 means getting ahead of issues before listing. Here’s how to maximize your property’s appeal:
Professional Valuation: Use a farm-savvy appraiser or broker
Clean & Repair: Make the property show-ready
Clear Records: Compile all water, lease, tax, and contract documents
Expert Team: Engage a coordinated team—real estate agent, CPA, attorney, and estate planner
Our Legacy Land Advisory team brings all of these professionals together—so you don’t have to manage the moving parts alone.
5. Succession & Estate Planning: Don't Wait for 2026
The federal estate tax exemption is set to shrink in 2026—potentially affecting families who thought they were in the clear.
If your land is part of your legacy, proactive planning can help:
Minimize future estate taxes
Create an equitable inheritance for heirs
Support lifetime income needs through a sale or 1031 exchange
We quarterback this entire process—from farmland sale to long-term wealth preservation.
6. Buyer Trends: Who's Active in 2025?
Investors & Institutions: Still active, especially in citrus and fruit regions
Water-Focused Buyers: Want secure surface water or district access
Marginal Land: Faces slower movement and deeper price cuts
Timing the market and positioning your property the right way has never been more important.
Preserve Your Legacy. Plan Your Future.
Selling your family’s land is more than a transaction—it’s a turning point.
At Avidity Capital, our Legacy Land Advisory offering is designed specifically for high-net-worth farm families in Tulare County and the Central Valley. We quarterback your entire journey—from listing to sale to reinvestment—so you can focus on what matters most: honoring your legacy and securing your family’s future.
