This article is devoted to a comprehensive study of the legislative and legal foundations of economic regulation of investment activities in the field of agricultural real estate. The relevance of the topic is due to the growing importance of investment processes in the agricultural sector for ensuring sustainable socio-economic development. The purpose of the article is to identify key features and problems of the regulatory and legal framework governing investments in agricultural real estate and to substantiate directions for its improvement. The tasks include: systematization of legal acts in this field, analysis of their effectiveness, assessment of compliance with modern economic realities, and the development of recommendations. The methodological basis consists of comparative and institutional analysis, economic-legal modeling. The empirical base includes data from Rosstat, Rosreestr, surveys of investors and experts for 2015-2023 (n=450). It was established that despite the creation of special legal regimes, gaps remain in the regulation of land-property relations (mechanism efficiency coefficient 0.68), high administrative barriers (index 0.74), and inconsistencies in norms (conflict coefficient 0.52), which limit the inflow of capital. Measures for the codification of agricultural legislation, reducing transaction costs for investors, and stimulating PPPs are substantiated. The conclusions are significant for optimizing state policies in the field of attracting investments in agriculture.