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Living data hub · Last updated June 2026
The short answer
As of 2025, Mississippi farmland averages about $3,580 an acre and cropland about $3,960 (USDA) — roughly 18% below the national average. Actual sales and online listings run higher: reported cropland sold for $4,600–$5,800 an acre, and rural listings ask around $5,600–$7,000. Prices have climbed five years straight but are cooling. Across the state's seven regions, metro land near Jackson and the Memphis suburbs runs highest, while the Natchez Bluffs and timber country stay the most affordable.
The headline figures land buyers and sellers ask about first — drawn from the USDA's 2025 land-value survey, the most recent statewide read.
Mississippi farmland value per acre, 2021–2025 (USDA NASS)
Five straight years of gains — from $3,030 in 2021 to $3,580 in 2025 — though the yearly increase has shrunk from the double-digit jumps of 2021–22 to about 2.6% in 2025.
Land doesn't trade at one price across the state. Debrosland works all seven Mississippi land regions — tap one to see what it grows, what it costs, and who's buying, then open its page for the full local picture.
↓ Tap a region
A flat alluvial floodplain with the deepest soil in North America — cotton, rice, catfish and soybeans, plus legendary Mississippi Flyway duck country.
Best for waterfowl & deer hunting, farmland, river-bottom recreational tracts · Anchor Greenville · 13 counties
Explore The Delta land for sale →Rolling hardwood hills and the highest ground in the state — the strongest whitetail hunting in Mississippi, plus fast-growing Memphis suburbs in DeSoto County.
Best for deer hunting, timber, lake access, Memphis commuters · Anchor Memphis +1 hr · 22 counties
Explore Hill Country land for sale →Black Belt prairie — rich, dark, alkaline soils for cattle and hay — anchored by Mississippi State and a growing Tenn-Tom manufacturing corridor.
Best for cattle & cow-calf operations, mixed-use land, college-town life · Anchor Starkville · 8 counties
Explore the Golden Triangle land for sale →The Jackson metro — Madison and Rankin school districts, the UMMC medical hub, and the 33,000-acre Ross Barnett Reservoir. The state's most active relocation market.
Best for relocation with strong schools, healthcare access, lake recreation · Anchor Jackson MSA · 13 counties
Explore the Capital Region land for sale →Loess bluffs along the Mississippi River, antebellum Natchez, the start of the Natchez Trace, and 191,000 acres of Homochitto National Forest hunting.
Best for hunting, history, a slower pace, off-grid setups, retirees · Anchor Natchez · 8 counties
Explore the Natchez Bluffs land for sale →Mississippi's forestry heart — longleaf and loblolly plantation country anchored by Hattiesburg, the Laurel "Hometown" scene, and Camp Shelby.
Best for timber investment, recreational & hunting tracts, rural homesites · Anchor Hattiesburg · 15 counties
Explore the Pine Belt land for sale →Sixty-two miles of coast — casinos, barrier islands, the Ingalls shipyard, and a year-round growing season, with real hurricane exposure to budget for.
Best for beach access, coastal & shipyard jobs, military families, retirees · Anchor Gulfport–Biloxi · 6 counties
Explore the Gulf Coast land for sale →Every region has its own page: The Delta · Hill Country · Golden Triangle · Capital Region · Natchez Bluffs · Pine Belt · Gulf Coast.
You'll see Mississippi land "values" quoted anywhere from $3,500 to over $7,000 an acre. They're not contradictory — they measure different things.
A broad statewide estimate across all farmland, including marginal and non-irrigated acres. The lowest of the three, near $3,580/acre.
What land actually sold for. Skews toward higher-quality Delta cropland that traded — about $4,600–$5,800/acre in 2024–25.
Asking prices online — median near $5,630/acre. Inflated by small tracts, recreational and homesite parcels, and the gap between asking and sold.
This is exactly why a direct buyer like Debrosland doesn't pay retail listing prices — we price off what land actually trades for in your area, then run every closing through a real estate attorney or title company. If you want a parcel-specific number, our guide on how much your Mississippi land is worth walks through it.
Plenty of owners hold land and rent it. Statewide averages from the 2024–25 MSU Extension survey:
Rates swing widely with soil, water and location — irrigated Delta ground rents for the most, dry pasture the least. Statewide cash rents have been close to flat lately, a sign the market is steadying after a fast few years.
"The number that matters isn't the one in a headline or a listing — it's what a buyer will actually hand over for your dirt, in your county, this year. That's the number we work from."
Three things are shaping the Mississippi land market heading through 2026:
The climb is slowing. Values still rose in 2025, but the pace cooled to about 2.6% from the double-digit gains of 2021–22. Tighter farm margins and softer commodity prices are taking some heat out of cropland.
Interest rates still bite. Higher borrowing costs keep a lid on what buyers will pay and how fast deals move — especially on larger, financed tracts.
Regions are diverging. Recreational and hunting land and coastal homesites hold firm on demand, while pure row-crop value tracks commodity prices. Where your land sits matters more than the statewide average.
Mississippi farmland averaged about $3,580 per acre in 2025 (USDA), with cropland near $3,960. Actual sales and online listings run higher — reported cropland sold for $4,600–$5,800 an acre and rural listings ask around $5,600–$7,000 — because listings skew toward smaller, improved, and recreational tracts. What a specific parcel brings depends on region, soil, access, and water.
Up, but more slowly. Mississippi farmland rose about 2.6% in 2025 (USDA) — the fifth straight yearly gain — while the pace cooled from the double-digit jumps of 2021–22. Tighter farm margins, softer commodity prices, and higher interest rates are slowing the climb, even as demand for hunting and recreational land stays firm.
Debrosland works seven Mississippi land regions: the Delta in the northwest, the Hill Country in the north, the Golden Triangle in the east, the Capital Region in the center, the Natchez Bluffs in the southwest, the Pine Belt in the south-central, and the Gulf Coast in the south. Each has its own land character and price range — from roughly $1,500-an-acre hunting tracts in the Natchez Bluffs to $40,000-an-acre coastal lots on the Gulf — and its own page with local detail.
The most affordable acreage is generally the Natchez Bluffs in the southwest — Wilkinson County in particular — and reverted Delta bottomland, both around $1,500–$3,500 an acre. The outer counties of the Pine Belt and the northeast Hill Country also run low, roughly $2,000–$4,000. The priciest land is metro acreage in the Capital Region (Madison County) and the Memphis suburbs of DeSoto County.
Top irrigated Delta row-crop land trades roughly $4,500–$6,500 an acre, with reported sales of $4,200–$7,225 averaging about $5,754 (MSU Extension, 2024–25). Reverted bottomland that hunters favor runs $1,500–$3,000, and Delta land set up to flood for ducks typically $2,500–$5,000. Delta cropland overall averages about $3,960 (USDA).
They measure different things. USDA's per-acre value is a broad statewide estimate across all farmland, including marginal and non-irrigated acres. Online listing prices are asking prices — and what's listed skews toward smaller tracts (which cost more per acre), recreational and homesite parcels, and properties with improvements. Sold prices usually land below the asking price.
Cropland rented for about $141 an acre on average in 2024–25 (MSU Extension), with irrigated ground near $178 and non-irrigated near $88. Pastureland averaged about $25 an acre. Rates vary widely by soil, water, and location, and statewide cash rents have recently been close to flat.
Mississippi land has gained value for five straight years and remains well below the national average — farmland sits roughly 18% under the U.S. figure — which keeps the entry cost reasonable. Returns depend on land type, region, and how long you hold. This isn't legal, tax, or financial advice; run any purchase or sale through a real estate attorney or title company, and talk to a qualified professional about your situation.
Whether you're buying into Mississippi land or thinking about selling a parcel you already own, our team can help you put a real number on it.
Or grab the free Land Buying Checklist →More Mississippi guides: 5 ways to buy land here · 16th Section land explained · all Mississippi land
Sources & method · refreshed quarterly
USDA NASS, Land Values 2025 Summary (released August 2025) — Mississippi farm real estate, cropland, and irrigated/non-irrigated values; 2021–2025 trend; U.S. averages.
Mississippi State University Extension, “Mississippi Land Values and Rental Rates,” Publication 4117 (survey conducted winter 2024–25) — reported Mississippi sale prices and cash-rental rates by land type.
Land listing aggregators (LandWatch, Land.com, LandSearch; accessed mid-2026) — count of active listings and median/average asking price per acre. Listing figures are asking prices, not closed sales.
Debrosland regional pricing — the per-acre range shown for each region reflects Debrosland's working market ranges across its seven Mississippi region pages, consistent with 2025 broker and Extension reporting.
Figures are statewide and regional guides, not appraisals. Ranges vary by parcel, soil, access, and water.
Debrosland is a land company — not a law firm, tax advisor, or financial advisor. Everything on our blog is general information to help you get your bearings, not legal, tax, or financial advice for your situation. For that, talk to a qualified professional — and run any closing through a real estate attorney or title company.
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