How Much Is an Acre of Land in Mississippi?

Land values in Mississippi are influenced by economic, environmental, and developmental factors. Understanding a parcel’s worth requires looking at market indicators and property-specific attributes. Values fluctuate based on market trends and local conditions. This overview provides insights into land valuation across Mississippi.

Statewide Averages for 2023

The average value of farm real estate in Mississippi for 2023 was $3,370 per acre. This figure, reported by the USDA’s National Agricultural Statistics Service (NASS), is below the national average of $4,080 per acre. Mississippi’s farmland values have shown a consistent upward trend over the past decade, reflecting growth in the agricultural sector.

Specific land types exhibit varied average values. Irrigated cropland sales in the 2023-2025 period averaged $5,754 per acre, with prices ranging from $4,200 to $7,225. Non-irrigated cropland, during the same timeframe, saw an average sale price of $4,628 per acre, with a range between $3,000 and $7,225. These averages highlight the premium associated with land capable of higher agricultural productivity.

Broader land listings in Mississippi show a median price of $5,466 per acre. General land costs typically fall within a range of $2,500 to $5,000 per acre. Regional variations are notable, with the fertile Delta region generally commanding higher cropland values due to its rich soil. Areas in the Northeast and Central regions show moderate values, while southern regions tend to have lower land values.

Key Factors Influencing Land Value

Location is a primary determinant of land value in Mississippi. Properties near population centers, major transportation arteries, or natural features typically command higher prices. Proximity to cities such as Jackson, Gulfport, or Biloxi, or interstates such as I-10, I-20, I-55, and I-59, enhances accessibility and development potential. Land near recreational areas or with easy access to transportation networks also sees increased appeal.

The designated land use and applicable zoning regulations significantly shape a property’s worth. Zoning ordinances specify how land can be legally utilized, categorizing it for residential, commercial, industrial, or agricultural purposes. Land zoned for commercial or residential development often holds a greater market value than agricultural land. The possibility of obtaining a zoning change or variance can also increase a property’s value by expanding its development options.

Topography and soil quality directly impact land suitability and, consequently, its value. Fertile soils, particularly those found in the Mississippi Delta, are highly valued for agricultural production. Flat, easily buildable land is more desirable for construction compared to challenging terrain, which may require extensive and costly site preparation. The physical characteristics of the land, including drainage and elevation, play a role in its utility and market appeal.

Access to essential utilities and infrastructure is another significant factor influencing land value. Properties with established connections to water, sewer, electricity, and internet services reduce the initial investment required for development. The absence of these utilities can lead to substantial additional costs and longer timelines for development, diminishing a property’s overall attractiveness and market price. Reliable utility access is considered a foundation for modern living and development.

The presence and quality of natural resources, such as timber and water bodies, contribute to land value. Mississippi’s economy is supported by its robust timber industry, driven by vast pine and hardwood forests. Land with valuable timber resources can generate income from harvests. Properties with surface water features like ponds or streams, or access to groundwater, are often more desirable. Recreational opportunities, including hunting and fishing, can also increase a property’s market worth.

Mineral rights, which pertain to subsurface resources like oil and gas, are distinct from surface rights and can be bought, sold, or leased independently. The value of these rights varies widely, contingent on the presence of producible minerals and current market demand. Mineral rights are subject to specific tax implications, including severance and ad valorem taxes. Owning mineral rights can add a range from a few hundred to several thousand dollars per acre to a property’s overall value.

Determining Specific Land Value

Obtaining a precise valuation for a specific parcel of land typically involves a professional appraisal. Licensed land appraisers conduct a thorough analysis, considering the property’s unique characteristics, current market conditions, and recent comparable sales in the area. Their reports provide an objective assessment of value, which is particularly important for transactions, financing, or legal purposes.

Local real estate agents who specialize in land or rural properties can offer valuable market insights and access to comparable sales data. These professionals often have a deep understanding of local market nuances and recent transactions that may not be widely publicized. They can provide an informed perspective on how a property’s attributes align with current buyer demand and pricing trends.

Public records and comparable sales data are essential resources for researching specific land values. County tax assessor offices maintain records of property ownership, legal descriptions, and assessed values, which are publicly accessible. Property deeds and online databases also provide information on recent sales of similar properties, allowing for a direct comparison of features and prices.

While online valuation tools can offer an initial estimate, they should be used with an understanding of their limitations. These tools typically rely on algorithms that analyze county sale data and general market trends. However, they may not fully account for unique property features, recent improvements, or specific local market conditions. For the most accurate and comprehensive assessment of a specific land parcel, a professional appraisal remains the most reliable method.