What’s the big takeaway this week for land investors?
Big projects are starting to show up in places you wouldn’t have called “hot” five years ago, and that can change comps and buyer demand fast. This week’s example: Imperial County, CA and a proposed hyperscale AI data center that would pull 330 megawatts.
Imperial County’s story is a good reminder: you don’t have to predict the future. You just have to understand how infrastructure-driven demand changes land use and exit options.
By the numbers (fresh stats you can actually use)
Nationally, land values are still trending up, but the market is getting more “selective.” Translation: the best-located parcels and the cleanest use-cases win.
- U.S. farmland average: $4,350/acre in 2025, up 4.3% vs. 2024. (USDA ERS)
- U.S. cropland average: $5,830/acre (inflation-adjusted +2.2% vs. 2024). (USDA ERS)
- U.S. pastureland average: $1,920/acre (inflation-adjusted +2.4% vs. 2024). (USDA ERS)
Texas is still a good “tempo check” for the national rural market because it’s so liquid. The Texas Real Estate Research Center reported a statewide nominal rural land price of $5,214/acre, up 6.6% year-over-year. (Texas Real Estate Research Center)
And yes, auctions are still printing big numbers in the Midwest. Hertz Farm Management highlighted a sale in Floyd County, Iowa: 159 acres at $17,400/acre. (Hertz Farm Management)
County spotlight: Imperial County, CA
Imperial County is in “watchlist mode” because a proposed hyperscale data center could become a new demand engine if it advances. The project described publicly would be nearly 1 million square feet, consume about 330 megawatts of power, and use around 750,000 gallons of reclaimed water per day. (inewsource)
Is Imperial County, CA a good place to buy land in 2026?
It can be — if you buy with a plan and keep your exit realistic. Imperial County is the kind of market where policy, infrastructure, and permitting narratives can matter as much as raw “price per acre.”
The inewsource reporting notes an initial site being discussed as 75 acres near Aten Road and Clark Road outside the city of Imperial. (inewsource)
One expert quote that’s worth tattooing on your brain if you invest in project-driven counties:
“You have to take the time and be a partner to a community, whatever that looks like, with the realization that you’re going to be there a long time.” — Evelyn Carpenter, President and CEO, Invera Energy (inewsource)
What should beginners check before making an offer?
Three quick filters:
- Utilities reality: “Near power” is not the same as “can connect to power.”
- Zoning reality: Buy based on what’s allowed today, not what you hope gets approved.
- Exit plan: Price the deal for the most likely next buyer (builder, owner-user, or another investor).
What we’re watching next
Data centers are becoming a national land story, not just a Northern Virginia land story. The Imperial County report cites a projection that data centers could account for 7% to 12% of total U.S. electricity consumption by 2028. (inewsource)
If you’re hunting undervalued counties, pay attention to where the new “major load” projects want to plug in. It’s often the same ingredients: available land, grid capacity, and permitting momentum.
Tools + next steps
If you want to comp a deal quickly (and avoid overpaying because you got excited), DealCheck is a solid shortcut.
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FAQ (Imperial County land investing)
Is Imperial County, CA land cheap compared to national averages?
Nationally, U.S. farmland averaged $4,350/acre in 2025, but local pricing can vary widely by use and location. (USDA ERS)
What’s the biggest near-term catalyst in Imperial County for land investors?
The proposed hyperscale data center discussed publicly would be a major infrastructure-driven catalyst if it advances. (inewsource)
Does a data center automatically raise nearby land values?
No. But it can increase demand for certain land uses, shift comps, and accelerate infrastructure conversations if approvals move forward. (inewsource)
What’s one red flag beginners miss when buying rural land?
Buying without a clear exit plan. Your price should match the most likely next buyer and their use-case.
What’s a quick stat that suggests land prices are still resilient?
U.S. farmland averaged $4,350/acre in 2025, up 4.3% vs. 2024. (USDA ERS)
Disclosure: Some links in this newsletter are from affiliate partners or sponsors, meaning we may earn a commission if you make a purchase. The Land Arbitrage Index is not a financial advisory service. All content is for informational and educational purposes only. Always conduct your own due diligence before making investment decisions. Land investing carries risk — you are not guaranteed to make money and may lose money. We provide data and analysis to help you make more informed decisions, but the final call is always yours.
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