So, what's an acre cost in your area?

We bought ours 5 years ago for 12,000 an acre and got a deal. However now it is ridiculous 30 acres of just land around the corner from us (with out city water and sewer) sold for 975,000. We have 30 acres with city water and sewer . Someone offers me that and I will jerk their arm off and move to a more remote location.

Yes, we have land near Evening Shade (Sharp county) in Arkansas. Great laid back area, just like we like it!! If you would like the name of our real estate agent let us know.

Well depends on the location. If it is around where my camp house is on the lake it runs 150,000 and up where my pasture is a few miles away averages around 3 grand and up

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What we have here...is a failure to communicate.

As others have alluded to the price per acre depends on the parcel size. In other words, the larger the parcel, the cheaper the cost per acre is. In our area you cannot even build on one acre unless it is within city limits or a county-approved residential development.

The following are approximate price ranges for “average” land in our area (land that is not lakeshore or swampland) without any buildings.
1 acre parcel: ~ $50K/acre
2 to 5 acre parcel: $25K to $40K/acre
5 to 15 acre parcel: $10K to 25K/acre
15 to 40 acre parcel: $4K to $10K/acre
40 to 80 acre parcel: ~$3K/acre
> 80 acre parcel: ~$2K/acre

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This is the government the Founding Fathers warned us about.....

I just researched this as a neighbor wants to buy some of our land across the road from him. Two real estate agents gave me opinions and looked over the lot in question.

Situation: We are in Orange, Vermont in the center of the state just outside Barre-Montpelier (the capital) and about 1 hour from Hanover/Norwich, 1 hour from Woodstock, 1 hour from Burlington, in the center of lots of skiing and close to both I-89 (10 miles?) and I-91 (15 miles). This is a farming / logging town which is becoming a bedroom community.

Basically the price is $65,000 for any lot from 0.5 to 5 acres with nothing special about it. With great views, etc it shoots up to about $150,000 for the same size lot. This is with phone and electric at the road, septic designable, assumed drillable but no well done. No town utilities (water, sewer) of course - we are talking rural.

On the other hand, if you're willing to rough it, have no utilities, no perk, no water, be off grid, etc then $30,000 buys 5 acre lot.

If you buy a lot of land then the price per acre drops to about the $1,000 to $4,000 range unless there is something special about the land.

Beware that a lot of lots on the market are recently clear cut. Look closely at the pictures for regen saplings and junk wood trees left behind. Ugly stuff.

Location and views seem to be the biggest factors. The lot we're considering selling was just estimated at $150,000 for about 3 acres, fantastic views (to NH? on clear days), excellent location, utilities, south facing, road frontage, well maintained class III town gravel road, close to town (10 minutes), etc. Unfortunately the price is too high for him and I'm not desperate.

Cheers

-Walter
Sugar Mountain Farm
in the mountains of Vermont
http://SugarMtnFarm.com/blog/
http://HollyGraphicArt.com/
http://NoNAIS.org

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SugarMtnFarm.com -- Pastured Pigs, Poultry, Sheep, Dogs and Kids

Here the county had set a minimum acreage of 60 acres. This was challenged in court and subsequently changed, but most tracks are still 60 acres and go for $2000 per acre. It seems that the base price no matter the acreage is $100,000 to $120,000. So you can get a 2.5 acre lot for this or 60 acre lot. Your choice. I’m 20 minutes East of Denver. West of Denver can be $100,000 per acre and more.

D Bear

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"A government big enough to give you everything you want, is strong enough to take everything you have." Thomas Jefferson

What does a "blonde" look like where you live?

I bought this place at $900/acre; thick forest, 1/4 mile of riverfrontage, power / phone / DSL right at the road, year around maintained road. 42 acres.

Across the road SIL bought 105 acres at $350/acre, thick forest but no river, power / phone / DSL.

Behind her is another lot, 345 acres they are asking $300/acre. But that lot abutts the freeway [I-95].

My wife and I just bought 20 acres of very rural land in the Arkansas Ozarks (with well, electricity, creek, and small storage building) for $1250/acre.

Here in Vernon Cty, WI rural land is going for $3500/acre, more if the land has springs or streams.

WOW

I had no idea that rural Wi is so expensive!

Just to clarify, how rural is it? How many miles on average would you expect between homes? Are homes on average 1 mile apart?

3 miles? 10?

I would have normally thought of those high land prices as going with urban areas and not rural.

We bought 7 acres 3 years ago for $42,000; unimproved pasture, new hogwire fencing, gate and ditches on E and W sides with culverts. Improvements in process: 1600 sf house, well, septic and 3/4 acre lake. This adds another $120,000. The nearest gas station is about 19 miles and 35 miles to 3 nearest towns. Adjacent unimproved lots are now selling in the $30,000 per acre range. We are located in SW Florida, 35 miles from the Gulf.

Jo

I am amazed that folks pay so much.

Actually- I am not pleased at all. The county has let a developer rezone 600 acrres around me from Rural to R-6000. That means the county will now let them put 6 houses per acre of land. And on another border of me they have rezoned it to Neighborhood Commericial. Which means I will in the future have a frigggin strip mall and condo idiots to deal with. And the county has raised my property taxes.

Pleased? Im ----ed. Im not selling my land, Im trying to live on it.

Maryland, 40 miles west of Baltimore and 60 miles North East of DC: 1 acre...nothing on it = $100,000

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Remember, he's not a tame lion.

Here in Oneida county (near Eagle River) Wisconsin, land prices are all over the map.
40 acre parcels sell for $150,000 and up. Few ever show up on the market. A 1.5 acre parcel, (drill your own well/have your own septic system constructed) can be had for as little as $20000.
A 3.5 acre parcel 200 feet down the road from me that is completely forested with mature trees, electricity at the lot line, and a good blacktopped town maintained road is on the market for $44,000. A similar lot sold for $42,000 last year. (I paid $10,000 for a similar lot in 1996).
Lake property is all over the map as well. A small lake of a few acres (more of a big pond than a lake) will see prices of $50000 for a 1/2 acre lot.
Get on the chain of lakes and prices go up to $400,000 for a 1/2 acre lot.

There is a developement taking place approx 2 miles from my house. A completely private 425 acre lake (no public access) which housed a church camp is being razed and developed. Vacant 1 acre lots with approx 120 feet of lake frontage will be sold for $200,000 - $250,000. Septic & water are additional costs.



The adjoining county (Forest County) to the south has FAR less expensive property. 40 acre parcels of recreational (not buildable) land can be purchased for as little as $60,000. A 40 acre parcel of land that has electricity to the property and is buildable can be purchased for as little as $80,000.

Here, pasture and tillable are in the $900 to $1400 range, while "hunting" tracts (lots of trees for wildlife) are $1600 per acre - go figure. Five acre lots are averaging $1800 per acre. In Nebraska, property tax is based on sale price of like parcels of land - and our taxes are WAY to high.

Hi;
New property evaluations: 1 acre $95,000. - $750,000 depending on how close you are to the water. One acre on the Intracoastal: I'm not sure; a single lot runs about $1,000,000.00
tamilee

There were 10 half acre lots deed restricted down the road from us- lakefront? at least lake access- minimum 3500 sq ft house must be started within 12 months- the lots sold for 100,000 EACH sold out before 24 hrs passed. Highlands County, South central FL- But that was 3 years ago- NOTHING is selling now due to excessive taxes and insurance costs.

Hi Randy;
I'm in NC too. I cannot imagine 6 houses on an acre. That is awful. Here everything is rezoned. On each main road to the county line is zoned commercial. This means that when we die off our children will NOT be allowed to live in the homes we have built or on the land we have worked. My property taxes have gone up 400% as has my home owners insurance. In the last few months a certain man has purchased as much land as he can coax the owners/heirs to sell and goes in and tears down the houses, land marks and scrapes the land clean. When his people are through there is not so much as a a single tree left. He is also building townhouses and apartments as fast as possible. Our peaceful rural community is now going commercial and "low density" development. I don't consider 6 apartment buildings low density.
Land devlopers rule here in NC and there isn't a flipping thing we can do about it. It's reaaly sad.
tamilee