Soil Productivity Ratings Explained: CSR2, PI, and What They Mean for Farmland Value

When it comes to selling farmland, one of the most misunderstood topics is soil productivity ratings.

A question I hear all the time from landowners is:

“If I take better care of my soil, will my productivity rating go up?”

The answer is simple: No.

But understanding why can help you make better decisions about managing and selling your land.

Soil Fertility vs. Soil Productivity: What’s the Difference?

Many people confuse soil fertility with soil productivity, but they are very different.

Soil fertility refers to the nutrients in your soil—nitrogen, phosphorus, potassium, and organic matter. This is something you can improve through:

• Fertilizer applications

• Manure

• Cover crops

• Crop rotation

• Better management practices

Improving fertility can absolutely increase your yields.

Soil productivity, however, measures the natural ability of the soil to produce crops over time.

This includes factors like:

• Soil type and structure

• Topsoil depth

• Water-holding capacity

• Drainage

• Slope and erosion risk

• Landscape position

These are inherent characteristics—meaning they do not change with management.

👉 You can improve performance, but you cannot change the soil’s core productivity rating.

Iowa Farmland: Understanding CSR2

In Iowa, farmland is commonly evaluated using CSR2 (Corn Suitability Rating 2).

• Scale: 5–100

• 100 = highest productivity soils

• Based on soil type, slope, and moisture availability

• Originally created for tax assessments

Today, CSR2 plays a major role in farmland sales.

In fact, many farms are discussed in terms of:

“Price per CSR2 point”

This gives buyers a quick way to compare land quality across different farms.

Illinois Farmland: Productivity Index (PI)

In Illinois, the standard is the Productivity Index (PI).

• Scale: 0–147

• Reflects long-term yield potential

• Based on soil characteristics under good management

Higher PI ratings typically mean stronger income-producing potential over time.

Nationwide Comparison: NCCPI

The NCCPI (National Commodity Crop Productivity Index), developed by the USDA, allows for broader comparisons.

• Scale: 0–1 (or 0–100)

• Includes soil, climate, and landscape data

• Used across the U.S.

While helpful, NCCPI is generally less precise than CSR2 or PI when evaluating local farmland.

Why Soil Productivity Ratings Matter When Selling Farmland

So why do these ratings matter so much?

Because they create a standardized way to compare farms.

Buyers use them to:

• Quickly evaluate land quality

• Estimate yield potential

• Compare multiple properties

• Determine competitive pricing

However, productivity ratings are just one piece of the equation.

Other factors that impact farmland value include:

• Drainage systems (tile, improvements)

• Field size and efficiency

• Road access

• Location

• Market demand

• Buildings and improvements

👉 A high CSR2 or PI is valuable—but it doesn’t tell the whole story.

Final Thoughts

Understanding soil productivity ratings can give you a major advantage—whether you’re managing your farm or preparing to sell.

Just remember:

• Fertility can be improved

• Productivity ratings cannot

• Buyers rely on these ratings—but they also look beyond them

If you’re thinking about selling, positioning your farm correctly in the market is key.

Thinking About Selling Your Farmland?

If you’d like help understanding your farm’s value, soil ratings, and the best strategy to maximize your return, reach out anytime:

Jason Smith
Broker & Auctioneer
515-537-6633
Jason@dreamdirt.com

Our past auction results can be found here.