Monterey County has long been one of California’s most productive and institutionally attractive vineyard regions. With its deep agricultural infrastructure, world-class soils, and established Monterey County AVA reputation, the Salinas Valley continues to draw serious attention from vineyard investors and operators alike.
But as we enter 2026, the vineyard market is evolving. Buyers are still active — yet pricing, water certainty, vine age, and alternative land use potential are now driving value more than ever.
At Vineyard Professional Real Estate (VPRE), we are seeing Monterey become a market defined not just by wine grapes, but by adaptability.
A Market Defined by Wide Value Ranges
One of the most notable trends in Monterey today is the broad spread in vineyard pricing.
Recent comparable sales across the county show vineyard values ranging from approximately $12,000 per acre to nearly $79,000 per acre, depending on vine age, water security, location, and income structure.
This wide range reflects a market that is no longer “one-size-fits-all.” Instead, buyers are underwriting each property with far more scrutiny than in prior cycles.
Recent Monterey County Comparable Vineyard Sales
Several key transactions over the past 24 months highlight where pricing is landing:
- 33520 Fairview Road, Soledad
Sold November 2025 for $5.5M, approximately $58,000 per vineyard acre. - 18190 Cahagua Road, Carmel Valley
Sold September 2025 for $1.95M, approximately $52,700 per vineyard acre. - 36154 Foothill Road, Soledad
Sold August 2024 for $8.1M, or about $79,000 per acre — one of the strongest recent per-acre benchmarks in the region. - Oak Avenue & 16th Street, Greenfield
Sold May 2024 for $6M, or roughly $62,500 per acre. - 32176 River Road, Soledad
Sold January 2024 for $4.3M, equating to only $12,721 per vineyard acre, underscoring how dramatically values can shift based on vineyard profile and buyer motivation.
These sales confirm what we are seeing across California wine country: pricing is highly sensitive to operational risk and long-term redevelopment needs.
Lease Income Still Matters — But Buyers Want the Next Chapter
Many larger Monterey assets today are traded with lease income in place. Buyers are increasingly focused on what happens after lease expiration — especially when properties will transition without grape contracts in place.
In 2026, we are seeing buyers underwrite Monterey vineyards as repositioning opportunities, not passive long-term holds.
Vine Age and Replanting Are Central to Value
A defining factor in Monterey today is vineyard age.
Many ranches in the region have average vine ages approaching 30 years, with only a portion replanted in the last 10–15 years.
As a result, buyers are building removal and redevelopment costs directly into pricing. Vineyard removal costs are currently estimated around:
- $2,000 per acre
In some cases, older blocks planted before 2005 may not remain in long-term winegrape production, pushing buyers to consider alternative crops or scaled-down vineyard footprints.
Water Certainty Is Now the Top Underwriting Question
Perhaps the most important driver in Monterey today is water.
Many properties rely on a combination of water districts and onsite wells, with varying degrees of long-term certainty.
This is why vineyard values are diverging so sharply — and why row crop potential is becoming a major pricing lever.
Monterey row crop acreage has shown appraisal ranges from:
- $29,000 to $90,000 per acre in 2024
With sufficient water (often 3+ acre-feet per acre), some vineyard ranches may command significantly higher valuations based on crop flexibility.
Current Value Trends: Demand Moderate, Activity Limited
A market snapshot summarizes Monterey County land trends as:
- Vineyard land values: $25,000–$65,000 per acre
- Market demand: Moderate
- Market activity: Limited
- Trend: Decreasing (for vineyard-only assets)
Row crop land, by contrast, is showing more stability — particularly where water resources support conversion.
Strategic Pricing in a Negotiated Market
In today’s environment, sellers must recognize that listing price is only the starting point.
As the proposal notes, uncertainty in vineyard sales and the broader wine market means the true market value is determined only once a property is exposed to qualified buyers.
At VPRE, we advise sellers to expect negotiation — and to use early market feedback within the first 60 days to guide strategy.
Looking Ahead: Monterey Remains a Premier Agricultural Market
Despite shifting vineyard fundamentals, Monterey remains one of the most important agricultural regions in the state.
The future belongs to properties that offer:
- Strong water positioning
- Modern vine age or redevelopment potential
- Lease or income stability
- Crop flexibility beyond wine grapes
- Scalable institutional acreage
The vineyard market is no longer just about production — it is about optionality.
Work With Monterey Vineyard Specialists
Vineyard Professional Real Estate continues to represent premier vineyard and agricultural assets across Monterey County and the Salinas Valley.
With deep industry relationships, confidential marketing expertise, and decades of vineyard transaction experience, our team is uniquely positioned to guide buyers and sellers through this evolving market.
For more information, contact:
Holly Smith & Jenny Heinzen
Vineyard Professional Real Estate, LLC
(805) 610-6714
vineyardprorealestate.com
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