Investigation of factors affecting total and partial productivity with applying these factors for reforming producers' economical/ technical management may provide a proper base for enhancing productivity and profitability as well, and then leading a more sustainable situation for Pistachio orchards in the future. In this paper with respect to scattering type of statistical population, a multi stage cluster random sampling method applied for data collection. The 200 producers selected based on area planted in each region and interviewed personally, with completing a research questionnaire, during 2012-2015. Turnquist- till index, multi-variable regression and analysis of variances applied to investigate orchards productivity and factors affected. Results indicated that average productivity, maximum productivity and productivity growth rate had declined during study period. Results also indicated that producers’ education level and chemical fertilizers amount had positive effect on total productivity, but number of garden fractions, number of family members, ratio of the number of male to female tress and amount of organic manures had negative effect on total productivity. Results also revealed that partial productivity of Labour force, fluid fertilizers, organic manures and water resources had positive effects on production per hectare. Finally, to enhance productivity and profitability of farming system and reach to a more sustainable one, it is suggested to provide necessary circumstances for entrance of agricultural graduated people in pistachio production sector, to program an integrate pistachio farms system and to put more effective supervision/monitoring on agricultural inputs and credits market.