Mississippi Land Value · Updated 2026
WHAT YOUR MISSISSIPPI LAND is really worth, PRICED HONESTLY.
A landowner's guide to what drives Mississippi land prices, how to put a real number on your own parcel, and what you'll actually pocket when you sell.
Updated June 2026 · Figures from USDA NASS and Mississippi State University Extension
As of 2025, Mississippi farmland averages about $3,580 per acre — below the U.S. average of $4,350 — per USDA. But that's one number across very different land. Your parcel's real worth turns on access, acreage, timber, soil, water, location, and use. The fastest path to a real figure is recent nearby sales plus your land's specific traits — or a no-obligation cash offer.
Rough value estimator
A ballpark from public 2025 averages — not an appraisal or an offer.
Enter your acreage to see a rough public-average range.
The benchmarks
What's the average price of an acre of land in Mississippi?
The best public anchor is USDA's annual land-values survey. For 2025, the average value of Mississippi farm real estate (land plus buildings) was $3,580 per acre, up about 2.6% from 2024 and well under the U.S. average of $4,350. Broken out by type, USDA put Mississippi cropland at $3,960 per acre (roughly $4,650 irrigated and $3,550 non-irrigated) and pasture at $3,220 per acre.
| Land type | Mississippi | U.S. |
|---|---|---|
| All farm real estate (land + buildings) | $3,580 | $4,350 |
| Cropland | $3,960 | $5,830 |
| · Irrigated cropland | $4,650 | — |
| · Non-irrigated cropland | $3,550 | — |
| Pasture | $3,220 | $1,920 |
Those are modeled statewide averages, though — not the price any single tract fetches. Mississippi State University's Extension Service, which surveys actual transactions, reported recent sale prices of about $5,754 per acre for irrigated cropland (a range of $4,200 to $7,225) and $4,628 for non-irrigated cropland (a range of $3,000 to $7,225) in its 2024–25 report. The MSU figures run higher than USDA's because they capture a small number of recent, mostly Delta sales of good ground; USDA averages every acre statewide, including thinner land. The takeaway is the spread itself: similar cropland changed hands anywhere from $3,000 to over $7,000 an acre.
One honest caveat: these surveys measure agricultural land. Raw rural homesites, hunting and recreational tracts, and timberland trade in their own markets and can land well below — or above — these farm averages, depending on the factors below. If you want to see what's actually on the market today, browse our Mississippi land for sale.
The factors that move price
What actually determines what my land is worth?
Two parcels the same size in the same county can be worth very different money. These are the levers that decide where yours lands:
Legal access & road frontage
Recorded access is everything. A landlocked tract sells at a steep discount; paved frontage lifts value.
Acreage & tract size
Price per acre usually falls as a tract gets bigger; small, dividable parcels can fetch more per acre.
Merchantable timber
Standing pine or hardwood adds value on top of the bare dirt — valued separately by a forester's cruise.
Soil & ag capability
Productive Delta row-crop ground outvalues thin, eroded hill land that won't grow much.
Water & topography
Ponds, creeks, and frontage add; steep, wet, or hard-to-reach ground subtracts.
Location & proximity
Distance to town, jobs, the Coast, and growth corridors moves the number a lot.
Flood zone & drainage
Floodplain and poor drainage cut both value and insurability — check the FEMA map.
Utilities & buildability
Power at the road, a workable septic perc, and well access decide whether it's a homesite.
Mineral & timber rights
If rights were severed and sold off, the surface alone is worth less to a buyer.
Clear title
Heir property or a tangled title shrinks the buyer pool until it's resolved.
Timber deserves its own note. Standing timber is valued separately from the land — a consulting forester cruises the tract for volume and applies current stumpage prices (MSU publishes a quarterly Mississippi timber-price report drawn from Timber-Mart South). That timber value is then added to the bare-land value. If you think you have merchantable timber, get a cruise before you talk price.
Do it yourself
How do I estimate my parcel's value myself?
You can get to a defensible ballpark in an afternoon. Here's the order that works:
Pull recent comps
Find sold (not asking) prices for similar acreage and type within a few miles — county land records, LandWatch, AcreValue, and Zillow's land filter.
Adjust for differences
Add or subtract for access, timber, water, road frontage, and size versus each comp. No two parcels match exactly.
Check the tax roll
Your county assessment is a rough reference point, not market value — it usually trails what land actually sells for.
Cruise the timber
If there's standing timber, a forester's cruise turns "some trees" into a dollar figure you can add on top.
Get an appraisal
For a number you can stand behind, hire a certified rural appraiser — typically $400 to $1,000+ in Mississippi, depending on size and complexity.
Don't expect an automated "Zestimate" for raw land. Those models work for cookie-cutter houses with thousands of comps; bare land has thin, scattered sales and no standard formula, so the online estimates are unreliable or simply blank. Even MSU says it plainly — their land-value report is "a guide only," and they advise sellers to "seek multiple sources of land value information." Treat any single number, including this page's estimator, as a starting point.
Why the number is slippery
Why is land so much harder to value than a house?
Because almost everything that makes home pricing easy is missing. Houses sell often, in dense neighborhoods, with close comparables and bank-backed buyers. Land is the opposite:
- Comparable sales are sparse and spread out — sometimes the nearest real comp is in the next county.
- The buyer pool is narrow, and many buyers pay cash because banks lend less readily on raw land.
- Tracts sit on the market for months, so asking prices drift far from what they finally sell for.
- Amenities and use — timber, water, hunting, a buildable homesite — swing value far more than square footage ever moves a house.
That's exactly why MSU's own survey shows similar cropland selling anywhere from $3,000 to over $7,000 an acre. A wide range isn't a mistake in the data — it's the nature of land.
What you'll actually pocket
Retail value vs. what you keep when you sell
"What's it worth?" and "what will I walk away with?" are two different questions. The headline price is only the starting line — how you sell decides how much of it you keep.
| List with an agent | Sell it yourself (FSBO) | Cash to Debrosland | |
|---|---|---|---|
| Time to close | Months, until it sells | Months, all on you | 7–30 days |
| Commission | Often ~10% on land | None (but your time) | None |
| Closing costs | Seller pays a share | You arrange & pay | We cover them |
| Carrying costs while you wait | Taxes & insurance keep running | Taxes & insurance keep running | Stop now |
| Sticker vs. certainty | Highest sticker, least certain | Save the fee, most work | Below retail, fully certain |
We'll say the quiet part out loud: we don't pay retail. We're a direct buyer, not a marketplace, so a cash offer comes in below what a perfectly matched retail buyer might eventually pay. In exchange, the offer is fair, we cover every closing cost — what we quote is what you pocket — and you close fast through a real estate attorney or title company instead of carrying the land for another year hoping the right buyer shows up. Whichever side of the deal that math favors is the right answer for you.
“The hardest part of selling land usually isn't the price — it's the not-knowing. A landowner deserves a straight number and a closing date, not six months of ‘maybe.’ That's the whole reason we make cash offers the way we do.”
Quick answers
Mississippi land value FAQ
How much is an acre of land worth in Mississippi?
As of 2025, USDA put the average value of Mississippi farmland (land and buildings) at about $3,580 per acre, with cropland near $3,960 and pasture near $3,220. Raw, recreational, and timber tracts vary widely around those figures. Your acre's value depends on access, timber, soil, water, and location.
Can I look up my Mississippi land's value online?
You can get a ballpark by combining your county tax assessment with recent comparable sales on LandWatch, AcreValue, or Zillow's land filter. There's no reliable automated value for raw land the way there is for houses, so an online estimate is a starting point, not a real number. For accuracy, get an appraisal.
Does timber add to my land's value?
Yes. Merchantable standing timber is valued separately from the dirt: a consulting forester cruises the tract for volume and applies current stumpage prices, and that timber value is added to the bare-land value. If you may have sellable timber, get a cruise before you set a price or accept an offer.
How much does a land appraisal cost in Mississippi?
A certified appraisal on rural land typically runs about $400 to $1,000 or more, depending on the tract's size, location, and complexity. Larger or unusual parcels with timber or development potential cost more. It's optional for selling, but it gives you a defensible number to negotiate from.
Will I net more selling with an agent or for cash?
It depends on your priorities. An agent listing can post a higher sticker price, but commission (often around 10% on land), months on the market, and ongoing taxes and insurance all eat into the take-home. A cash sale comes in below retail but carries no commission or closing costs and closes in weeks, so the certainty and speed can net out close.
How do I get a cash offer on my Mississippi land?
Send your parcel details — county, acreage, and the parcel number if you have it — to sell@debrosland.com or call (970) 829-8580. Our team reviews it and gets back with a no-obligation cash offer, usually within two business days, and every closing runs through a real estate attorney or title company.
Have a question we didn't cover? Our Land FAQ goes deeper on buying, selling, and owning land.
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Sources: USDA National Agricultural Statistics Service, Land Values 2025 Summary (August 2025); Mississippi State University Extension Service, Mississippi Land Values and Rental Rates (P4117, 2024–25). Figures are averages and ranges; your parcel may differ. This guide is general information, not an appraisal, financial, or legal advice.
