Mapping the Land Behind America’s First Coast-to-Coast Rail Merger

Union Pacific and Norfolk Southern—two of the largest railroads in the U.S.—are merging, creating the first coast-to-coast rail network in American history. But while headlines focus on logistics, freight, and stock implications, there’s another big story at play here: land. 

This merger doesn’t just unite thousands of miles of rail. It also concentrates an enormous amount of land ownership.

Image Credit: Union Pacific and Norfolk Southern Locomotives via up.com.

Union Pacific & Norfolk Southern Merger

With Union Pacific operating heavily in the West and Norfolk Southern anchoring the East, the deal connects 50,000+ miles of track across 43 states, linking approximately 100 ports across North America. 

This is a big moment for transportation efficiency, but behind this transportation deal is a massive consolidation of land.

Railroads Own a Massive Amount of Land

Railroads are not just about tracks. They’re some of the biggest private landowners in the country. If you work in industrial development, sell land as a broker, or manage utility easements, you’ve probably encountered railroad property. 

With a merger this size, knowing where railroads own land is a critical edge. That insight could help you spot opportunity and act on it before anyone else does. 

Here’s how the numbers break down:

Union Pacific

• Land Ownership: 960,000+ acres
  
  
• Mileage: 32,693 route miles
  
  
• States Where They Own Land: 23
  
  
• Top Land Holding States: Texas, Nebraska, California

Norfolk Southern

• Land Ownership: 200,000+ acres
  
  
• Mileage: 19,200 route miles
  
  
• States Where They Own Land: 22
  
  
• Top Land Holding States: Pennsylvania, Illinois, Ohio, Georgia
  
  

Together, this network spans industrial zones, rural farmland, utility corridors, and metro-adjacent land, potentially introducing new development opportunities and constraints.

Why the Union Pacific-Norfolk Southern Merger Matters for Land & Real Estate

Whether you’re in brokerage, development, infrastructure, or agriculture, proximity to rail matters. Easements, access, zoning, and ownership boundaries often hinge on railroad parcels. When two big players in rail consolidate, dynamics can quickly shift.

Look out for:

• New ownership lines across key corridors.
  

• Potential changes to land access or development feasibility.
  

• Regulatory ripple effects in transportation and logistics zones.
  

• Increased activity (and opportunity) near rail corridors.
  
  

For brokers, that could mean reevaluating listings near key tracks. For developers, new logistics routes may open up land that previously wasn’t viable for development. For infrastructure planners, rights-of-way may become more complex.

In a market where a single easement or access issue can break a deal, this kind of insight gives you a serious edge.

Acres U.S. Railroads Map

Acres.com offers a map of U.S. railroads that lets you explore where rail meets parcels, ownership, and value. 

With the Acres Railroads Layer, you can:

• Map and trace major freight corridors nationwide.
  

• Visualize proximity to rail for industrial or agricultural land.
  

• Identify parcels owned by rail companies.
  

• Navigate right-of-way easements.

The Impact of Rail Mergers on Land Ownership and Development

Railroad mergers reshape not only transportation but also land ownership, access, and development potential. With more than a million acres now tied to a single coast-to-coast network, understanding where rail meets land is essential.

Explore the Acres Railroad Layer today and get the insights needed to evaluate ownership, easements, and opportunities with confidence.