A recurring feature of farmland markets throughout the US and other parts of the world is that smaller parcels of land tend to sell for higher per-acre prices. What explains this so-called “small parcel premium”? More importantly, how prevalent is this pattern in Oregon’s farmland market?
A popular theory is that the price premium attached to smaller parcels of land is driven by demand-side factors concerning the potential for non-agricultural uses. For example, a land developer looking to buy farmland is unlikely to be interested in purchasing 100 acres of land. Even at a relatively low housing density of 5 units per acre (0.2 acres per home), 500 residential homes could be built on 100 acres, which would be a massive housing development in most parts of Oregon. Of course, even less land would be needed to build a 500-unit apartment or condo complex. Similarly, smaller parcels of land are often sought by non-commercial producers (e.g., hobby farms, retirement farms), who may be willing and able to pay a price above the land’s value solely attributable to agricultural use.
Farmland price data: To look at the parcel size-land price relationship in Oregon, I assembled a database of farmland transactions using property transaction data from CoreLogic. This analysis focuses on transactions involving exclusively agricultural land parcels between 2000 and 2023, where agricultural land is identified based on CoreLogic’s property codes. To refine the sample, I only include land meeting the following criteria:
- Located outside of urban growth boundaries
- Zoned Exclusive Farm Use
- Total area between 5 and 2,000 acres
- Sells for a price of $100-$70,000 per acre
These restrictions yield a sample of 17,655 properties that could be reasonably considered to be in an agricultural use at the time of sale.
Two different ways to calculate an average price: To provide a high-level summary of the small parcel premium in Oregon, consider two ways of calculating the average price of land. One approach is to take the simple average per-acre price across all 17,655 sales, which I refer to as the unweighted average price. Alternatively, we can take the same average but weight each sale by its acreage, which puts more emphasis on larger sales and gives the average price of an acre of land as opposed to the average sale price.
To make the difference more concrete, suppose we have two sales with total sale prices of $100,000: (1) $10,000 per acre (10 acres) and (2) $1,000 per acre (100 acres). The unweighted average price would be ($10,000 + $1,000)/2 = $5,500 per acre, while the weighted average would be $10,000*(10/110) + $1,000*(100/110) = $1,818 per acre. To the extent that smaller parcels of land sell for a higher price, we would expect the weighted average to be lower than the unweighted average.
The table below summarizes the two different versions of the average per-acre price (adjusted for inflation to 2023 dollars) and the average sale area (in acres) for the state as a whole and by region. As you can see in the first row, the statewide weighted average price ($5,172) is dramatically smaller than the unweighted average price ($14,435). Naturally, the average acreage and price varies across regions due to differences agricultural production (e.g., eastern Oregon tends to have about 4x larger acreages compared to the Willamette Valley), and this is all mixed together in the statewide averages.

However, the same general pattern of differences in the two average prices holds in all regions. At most, the weighted average price is just over half of the unweighted price (Willamette Valley, OR Coast, and Southeastern OR). Northeastern OR and Central OR/Mid-Columbia have the biggest small parcel premiums by this measure, where weighted averages are less than one-third of the unweighted average.
Binned scatter plots: To break this down further, I summarize the weighted average price by region and acreage bin using binned scatter plots. These plots help illustrate patterns in data that are harder to detect with a scatter plot of raw data, which, with more than 17,000 observations, would look like something from a Rorschach test.


With the binned scatter plots, a clear pattern emerges showing that an acre of land in the smallest acreage category sells for the highest price. The pattern is most pronounced in the more populated parts of Oregon. In the Willamette Valley, an acre of land sold in a sale containing 5-10 acres sells for about $10,000 more than an acre of land in the next-largest bin (10-20 acres), and over $25,000 more than an acre in a 100+ acre sale. The small parcel premium remains clear in the less populated parts of the state. In Northeast and Southeast Oregon, which both have average sale acreages of over 100 acres, the smallest-acreage sales have prices that are about 20x and 10x the price of a normal sale in the 100+ acreage category.
Wrapping up: Overall, without digging in further and going beyond the scope of this blog post, it is harder to say much more about what is driving the small price premium in Oregon beyond the general factors I referenced at the start (demand from development potential and small hobby/retirement farms). I didn’t include it in the post to save space, but the same general pattern emerges if we look at different chunks of time (e.g., the 2000s versus the 2010s) or within counties instead of larger regions. From the fact that we have urban growth boundaries to the wide variety of agricultural outputs produced here, Oregon’s farmland sector is unique in a lot of ways. As far as the small parcel premium goes, this is one area where it fits in with the crowd.