What Determines the Price of Land Per Acre?

One of the most common questions we hear is:
“What is land worth per acre?”

The honest answer is — it depends. Unlike homes, land pricing can vary widely even within the same area. Understanding what impacts land value helps buyers make informed decisions and helps sellers price their property realistically.

At Down South Living, CENTURY 21 BELLORA, we help clients understand these differences every day.

Raw Land vs. Improved Land: What’s the Difference?

The biggest factor in land pricing is whether the property is raw land or improved land.

Raw land typically means:

No utilities in place
No fencing
No structures
No driveway or cleared areas

Raw land is often priced lower per acre because the buyer will need to invest additional time and money to make it usable.

Improved land includes added features that increase usability and value.

Improvements That Increase Land Value

Land with improvements is generally priced higher per acre because much of the work has already been done. Examples include:

Fencing – especially quality perimeter fencing or cross fencing
Barns or sheds – for equipment, livestock, or storage
Water access – wells, water taps, ponds, or natural water sources
Electricity – power at the road or already on the property
Driveways or cleared building sites
Septic systems or perc tests completed

Each of these improvements saves a buyer money and effort, which is reflected in the price.

Location Still Matters

Just like homes, land value is influenced by location. Factors include:

Proximity to towns, schools, or main roads
Mountain views or scenic settings
County vs. city limits
Demand for land in that specific area

Two tracts with the same acreage can be priced very differently based on where they’re located.

Topography and Usability

Not all acres are equal. Land that is:

Level or gently rolling
Easily accessible
Buildable or usable for farming

will typically be more valuable than steep, rocky, or difficult terrain.

Buyers often pay more per acre for land they can immediately use.

Zoning and Intended Use

How land can be used plays a major role in pricing. Agricultural land, residential land, recreational land, and commercial land are valued differently depending on zoning and permitted uses.

Knowing what a property can legally be used for helps determine its true market value.

Why Online Estimates Often Miss the Mark

Automated land values rarely account for:

Improvements
Terrain
Access
Local demand
Rural considerations

That’s why land pricing requires local knowledge and real market data — not just averages.

A Local Approach to Land Pricing

Land pricing isn’t one-size-fits-all. At Down South Living, we evaluate land based on what it actually offers, not just acreage alone.

Whether you’re buying or selling land in Jackson County or DeKalb County, Alabama, or Dade County, Georgia, having an experienced local team makes all the difference.

Thinking About Buying or Selling Land?

If you’re curious about what your land may be worth — or what you should expect to pay — we’d be happy to help you understand the factors involved.

Down South Living | CENTURY 21 BELLORA
📞 Lora Poore: 256.605.0162
📞 Nelson Poore: 256.605.7762
🌐 c21downsouth.com