I get asked this question at least once a week: “What’s land going for per acre right now?” And I always give the same answer — it depends. Land is not a one-size-fits-all product. I’ve sold land as low as $3,000 an acre and as high as $106,000 an acre, with everything in between. Why the massive difference? Because not all land is created equal.
The oldest saying in real estate still holds true — location, location, location. That’s the biggest factor. But it doesn’t stop there. Access to utilities plays a huge role in value. No water to the property? You could be looking at a hefty bill to get it there. No electricity nearby? That could be very expensive to get electricity run out to the site. And if you’re not planning to go off-grid, those are costs you’ll need to factor in before you make an offer.
Beyond utilities, there’s topography and use case. Is it in a flood plain? Is it cleared or heavily wooded? Does it have a pond or creek? Is it lakefront or commercial frontage? Those features can make a property go from a very low price per acre to an extremely high price per acre. On the other hand, land in the middle of nowhere with no access, no water, and no use-case may not be worth the dirt it sits on.
Mineral rights can also be a big deal. Sometimes land looks like a deal on paper, but all the oil’s already been sucked out, and you’re just buying the surface. It’s important not to get stuck on a “price per acre” mindset. If someone — whether it’s an agent or a land guy — gives you a price without doing real due diligence, that’s a red flag.
If you’re thinking about buying land, whether it’s for a dream home, investment, or just to own a piece of earth, make sure you’re working with someone who knows land inside and out. I’ve helped dozens of clients buy and sell land and I’ve developed land myself — building custom homes, spec homes, and more. If you want someone who can spot the pitfalls before you fall into them, I’m your guy.
