When evaluating farmland for purchase or investment, one of the most critical—yet often overlooked—factors is the soil. Soil types and their productivity can significantly influence a property's agricultural value, crop suitability, and long-term profitability. As farmland brokers, we help buyers interpret this vital information to make informed, confident decisions.

Why Soil Matters in Farmland Valuation

Soil is more than just dirt—it's the foundation of crop production. A farm’s soil quality directly impacts its yield potential, influencing both cash flow and property value. In many areas, land with highly productive soils commands a premium price because of its capacity to generate higher returns year after year.

That’s where soil productivity indices come in. These data-driven tools help quantify a soil's ability to produce crops. Understanding them is essential for evaluating the true value of farmland.

Common Soil Types and Their Agricultural Characteristics

Each soil type has distinct properties that affect its agricultural performance. Here are the main types found on farmland and what they mean for crop production:

Sandy Soil

Traits: Quick drainage, low nutrient retention

Clay Soil

Traits: High water retention, nutrient-rich, prone to compaction

Silt Soil

Traits: Fertile, good moisture retention and drainage

Loam Soil

Traits: Balanced texture, excellent drainage and fertility

Peat Soil

Traits: High organic matter, acidic, moisture-rich

Each of these soils responds differently to inputs like irrigation, fertilizer, and crop rotations. Knowing your soil type helps match the land with the most suitable crops and management practices.

Understanding Soil Productivity Ratings: WAPI, CSR, PI, NCCPI & More

To compare soils across farms and regions, various rating systems are used to quantify productivity. Here's a breakdown of the most common ones:

WAPI (Weighted Average Productivity Index)

Used primarily in Indiana, WAPI expresses productivity in bushels per acre of unirrigated corn. It factors in drainage, depth, and organic content to project yield potential. WAPI scores typically range from 0 to 200 bu/acre, with higher numbers indicating better performance.

CSR & CSR2 (Corn Suitability Ratings)

Developed by Iowa State University, CSR (and the more detailed CSR2) rates soils from 0 to 100. These scores consider soil type, slope, and weather to estimate crop performance. CSR2 adds climate and subsoil detail for improved accuracy and has been the standard in Iowa since 2013.

PI or CPI (Productivity Index / Crop Productivity Index)

Used in states like Illinois, PI is a state-specific measure of soil suitability for crops. It's not interchangeable between states, but it serves as a strong comparative tool within regions.

NCCPI (National Commodity Crop Productivity Index)

The USDA’s national index that evaluates soil potential across all 50 states using factors like soil texture, slope, and regional climate. Useful for comparing properties at a broader level.

Where to Get Soil Data: Soil Maps & the USDA Web Soil Survey

Soil information is publicly available through tools like the USDA’s Web Soil Survey and private platforms such as AcreValue. These maps offer a detailed look at soil distribution, type, and productivity ratings across any given parcel.

Soil Maps Typically Include:

• Soil Code: Unique ID for each soil type

• Description: Key traits like texture, drainage, and fertility

• Acreage: Area each soil type covers on the property

• Soil Class: Capability rating from Class I (best) to Class VIII (least suitable)

• Productivity Value: Local index (e.g., CSR2, WAPI, PI) to measure yield potential

Why Soil Ratings and Maps Matter for Farmland Buyers

These tools are more than technical data—they’re decision-making assets. Here's how different stakeholders use them:

• Farmers & Landowners: Plan crop choices, manage soil health, and maximize profitability

• Investors & Brokers: Determine true property value and identify undervalued opportunities

• Appraisers: Use soil ratings in determining accurate land valuation

• Lenders: Assess loan risks and collateral value

• Developers & Land Managers: Guide land use decisions for agriculture, conservation, or development

Bottom Line: Soil Drives Value

In farmland, what’s below the surface often matters more than what’s on top. Understanding soil types and productivity indices is essential for evaluating a farm’s true potential. Whether you’re buying your first 80-acre parcel or adding to a multi-thousand-acre operation, let soil data guide your decision.

As farmland brokers, we’re here to help you interpret these details and connect you with the right property for your goals.

Have a farm in mind? Let’s talk soil.

Contact us today to request a free soil map and productivity analysis of any property you're considering.