Buffalo County, Wisconsin, offers a diverse land market ranging from productive agricultural tillable acreage to sought-after recreational hunting parcels. For investors, farmers, and landowners looking to maximize returns, understanding the distinct financial dynamics of these two primary land types—tillable and recreational—is critical to making smart decisions.
Coulee Land Company, rooted in small-town values and armed with 25+ years of closely tracking Buffalo County’s real estate market, brings unparalleled market insight, expert valuations, and a marketing-first approach backed by hundreds of 5-star Google reviews. This blog breaks down current market data and provides actionable guidance on which land type could deliver the best return for your goals in 2025.
Overview of Buffalo County’s Land Market (2025)
Recent market reports show increasing demand and stable pricing for both tillable and recreational land across Buffalo County.
| Land Type | Median Price Per Acre | Average Price Per Acre | Common Uses |
|---|---|---|---|
| Tillable Land | $7,250+ | $8,000 – $9,000 | Crop production, leasing |
| Recreational | $4,500 – $8,500 | ~$6,500 | Hunting, recreation, timber |
Tillable land remains a lucrative investment for farmers and investors focused on traditional agricultural income and future appreciation. Recreational land, including hunting and timberland, often yields steady income through leases and appreciates due to hunting demand.
Tillable Land: Income and Appreciation Drivers
Income Sources
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Cash Rent: Cropland in Wisconsin currently commands an average cash rental rate of approximately $166 per acre, a figure that has steadily increased in recent years.
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Crop Production: Owners who farm their land or lease it to operators profit directly from crop sales.
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Government Programs: Participation in programs like CRP (Conservation Reserve Program) can provide additional income and tax benefits.
Appreciation and Market Trends
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According to USDA and state reports, Wisconsin tillable land prices increased around 7% in 2024 and remain strong heading into 2025.
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Soil quality and proximity to river bottoms often drive premium prices for tillable properties.
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Large parcels with high soil productivity command the best prices, providing scale benefits for commercial farmers.
Recreational Land: Diversified Value and Hunting Demand
Income Sources
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Lease Income: Hunting leases generate steady revenue, particularly on private lands in Buffalo County where public hunting areas are limited.
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Timber Harvests: Sustainable management provides secondary income without negatively affecting wildlife.
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Recreational Use: Private owners also reap value from direct use and family enjoyment.
Appreciation Drivers
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Buffalo County’s reputation as a top trophy whitetail destination drives steady demand for private recreational land, with prices appreciating due to limited supply and high hunter interest.
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Properties with established food plots, water features, and access trails command premium prices.
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Recreational land offers diversification from traditional ag market volatility.
Comparing Returns: What Data Reveals for Investors and Owners
Income Potential (Per Acre)
| Land Type | Approximate Annual Income per Acre |
|---|---|
| Tillable Land | $140 – $180 (cash rent/crop) |
| Recreational | $30 – $70 (lease + timber) |
While tillable land typically generates higher immediate income per acre via cash rent or farming, recreational land can deliver supplemental income plus enhanced long-term appreciation tied to hunting demand, quality habitat stewardship, and timber value.
Appreciation Potential
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Tillable land has shown steady 5%-7% annual price growth nationally and in Wisconsin per USDA figures.
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Recreational land in Buffalo County has been appreciating at comparable or faster rates due to limited availability, hunter competition, and enhanced marketing by companies like Coulee Land Company.
Risk and Volatility
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Tillable land income can fluctuate with commodity prices and weather risks.
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Recreational land values are more tied to hunting trends and local demographics but tend to be less volatile.
Which Land Type is Right for You?
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If you seek steady cash flow and direct agricultural involvement, tillable land is a natural choice.
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If your goal includes lifestyle use, trophy hunting, and long-term diversified appreciation, recreational land may better fit your vision.
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Many investors choose a balanced portfolio owning both types to smooth income and leverage market cycles.