In Southern Minnesota, few factors influence farmland value as much as drainage. Well-drained soils support earlier planting, improved crop health, and directly impacts yield potential. Good drainage not only boosts productivity in normal years, but becomes even more important during unusually wet seasons, helping protect yield potential and maintain consistency year after year.
A key part of preparing to sell your farm is understanding and documenting the drainage system that exists below the surface. Most farms have a mix of tile types depending on the era of installation:
- Clay tile (older systems) - Commonly installed before the 1960s, often 3–6 inches in diameter. Still functional on many farms but may have limited capacity or sections that have settled over time.
- Concrete (cement) tile - Installed primarily mid-century, usually 5–10 inches. Durable, but joints can separate and allow sediment intrusion.
- Modern plastic (corrugated HDPE) - Today’s standard for tiling, typically ranging from 3–12 inches. Plastic tile has greater flow efficiency, flexibility, and resistance to cracking.
Equally important are the outlets—where the system ultimately releases water. Outlets may tie into a county drainage main, a private main, open ditches, or natural waterways. County mains can range anywhere from 10 inches to over 36 inches depending on the watershed. Private mains are often smaller (commonly 6–15 inches), but knowing the size, location, and condition of the outlet helps buyers understand overall drainage capacity. Water movement across the farm—whether through tile or natural drainageways such as depressions, sloughs, rivers, or low-lying channels—is also a key part of the story.
Having this information organized can make a meaningful difference when selling. Tile maps, installation dates, improvements, outlet details, and any documentation from contractors all help answer buyer questions about how the land handles excess moisture. These details reduce uncertainty and give buyers confidence in the farm’s long-term productivity.
Don’t worry if your records are incomplete. Many Minnesota farms have tile systems that were installed over multiple decades by previous generations. If you have several tile maps, we can help consolidate them into one clear, accurate visual. And if you have no documentation at all, there are ways to evaluate drainage using aerial imagery, field inspections, historical data, and emerging technologies.
Why does this matter? In Southern Minnesota, clear drainage documentation allows buyers to understand the true performance of a farm. It removes guesswork, strengthens demand, and can help increase the value your property may achieve if you decide to sell. Even farms that naturally drain well often see improved consistency and yield stability from properly installed tile—especially in wet years.
If you’re considering selling in the coming months or years, gathering any drainage information you have is an excellent first step. And we’re always here to help you evaluate what’s in place and present your farm with clarity, confidence, and expertise.