How Much Is an Acre of Land in Mississippi?

Land values in Mississippi fluctuate significantly based on various factors. The price of land can differ greatly even within the same region, requiring thorough research for any potential buyer or seller.

Key Elements Affecting Land Value

The location of land plays a significant role in determining its value. Properties situated near urban centers, major highways, or areas with amenities generally command higher prices. For instance, the Delta region, known for its fertile soil, often has higher land values, particularly for cropland. Conversely, the southern part of the state typically features lower land values due to less intensive agricultural use and more forested areas.

Access to the property, including road frontage and existing easements, impacts its value. Physical characteristics like topography and soil quality are important. Land suitable for farming or construction, with good drainage and stable elevation, usually fetches a higher price.

Local zoning ordinances and environmental regulations significantly influence land use and value. These rules dictate what can be built or done on a property, affecting its development potential. The availability of essential utilities like water, sewer, electricity, and internet services adds to a property’s appeal and value. Existing improvements, such as barns, fences, or cleared areas, can also increase the per-acre cost.

Local economic conditions and the balance between supply and demand also influence land value. Areas experiencing economic growth or increased population density often see higher land prices.

Understanding Different Land Categories

Land in Mississippi is categorized by its primary use, which directly influences its valuation. Agricultural land, for example, is valued based on its productivity, soil fertility, and potential crop yields. In 2023, the average value for farmland in Mississippi was around $3,370 per acre, rising to approximately $3,490 per acre in 2024. Some cropland in fertile areas can command prices nearing $6,500 per acre.

Timberland, primarily designated for forestry, is valued according to the volume, species, and growth rates of its trees. The average cost for timberland in Mississippi is approximately $3,672 per acre. Mississippi features extensive forestland, covering about 65% of the state, with significant privately owned acreage.

Recreational land, used for activities like hunting, fishing, or other outdoor pursuits, is valued for its natural beauty, wildlife population, and accessibility. The average cost to purchase recreational land is around $4,963 per acre. Properties with features such as bottomland hardwood forests, pine-hardwood forests, and wildlife food plots can see their value increase significantly, with recreational opportunities potentially adding an average of 36% to property value.

Commercial and industrial land is valued based on factors like visibility, traffic flow, and specific zoning for business operations. The average cost to buy commercial land in Mississippi is approximately $73,874 per acre, though some listings can average much higher, around $821,582. Residential land, intended for homes or housing developments, is valued based on lot size, neighborhood characteristics, and its potential for development.

Finding Current Acreage Prices

Consulting with local real estate agents specializing in land sales helps ascertain current land prices. These professionals possess current market data and insights from comparable sales. They provide detailed information on recent transactions and local market trends. Many real estate firms in Mississippi focus specifically on land, offering expertise in various property types like farmland, timberland, and recreational acreage.

Online listing platforms provide a broad overview of land currently for sale. Websites such as Zillow, LandWatch, Land.com, and Land And Farm feature extensive listings for properties across Mississippi. These platforms often allow users to filter searches by location, acreage, land type, and price range, offering a convenient way to explore available properties and their asking prices.

County tax assessor offices maintain public records of property assessments and recent sales. While assessed values may not always reflect current market value, they offer a general indication of property values and historical sales data. These records are publicly accessible for initial research into land prices.

For a precise valuation, especially for purchases or sales, a professional land appraisal is the most accurate method. Appraisers conduct detailed analyses, considering all relevant factors to provide an independent estimate of value. Up-to-date research is important before making any decisions.