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An improved cash-grain farm.

What large-acreage farm ground trades for.

A 122-ac cash-grain farm is valued on tillable cropland $/acre, not the small-homesite $/ac that governs 2–6-ac parcels — so this is a single large-acreage farm / ag-land comp class. Sales near the subject (Zillow recorded-sold, Beacon-cross-checked), each time-adjusted −6%/yr (red chip = farmland softening). Subject pinned at top.

Every sale, restated to today.

Each farm comp is brought to the as-of date: SE-Indiana farmland softening (Purdue, red ▼), applied per comp. All comps here are land / farm, so the single −6%/yr land rate applies throughout.

Today's order book.

Current competing supply — large-acreage improved farms and bare ag land. Figure shows the ask; the chip shows days-on-market.

Every record, checked twice.

Clark County exposes sale price directly (Beacon GetVectorLayer, anonymous). Each Zillow comp was looked up in Beacon by coordinate to cross-check acreage, sale price and improved-vs-vacant status — so the report does not rely on Zillow alone.

A third, MLS-fed read.

An independent third source — realtor.com's MLS-fed sold records (RDC Frontdoor, read-only) — checked against the Zillow + Beacon figure for each comp realtor.com carries. The same realtor.com listings supply the MLS photo thumbnails in the comp set above.

The neighborhood, at a glance.

Subject, sold farm comps, active listings, and the 5 / 10 / 15-mile rings (a large-farm comp set is necessarily regional). Tap any marker for sale data and both records links.

Land plus improvements, one number.

A farm buildup: tillable + non-tillable land ($/ac × acreage) plus contributory farmstead improvements, cross-checked against an active improved-farm listing, with the assessed total as a floor.

The work behind the opinion.

The analysis pipeline, the limits of a desktop CMA, and full source provenance.