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What state has the cheapest land?

The top 5 states with the cheapest land in the US are New Mexico, Arkansas, Tennessee, Kentucky, and West Virginia
What state has the cheapest land?


Are you on the hunt to discover what state has the cheapest land in the United States? Look no further! This comprehensive guide explores the cheapest states to buy land, providing valuable insights to help you make an informed decision.

Land prices are a critical component of any real estate investment, and this blog post will delve into factors that affect these prices, such as location, size, and zoning laws.

We’ve researched various sources to compile a list of what state has the cheapest land states while offering unique opportunities for property owners.

Key Takeaways

  • Location, size, shape, and zoning laws are key factors that affect land prices in the United States.
  • Several states offer affordable land options for investors or individuals seeking to build their own homes.
  • Top states with the cheapest land per acre include New Mexico, Nevada, Arizona, Maine, Michigan, Colorado, Texas, Oregon, Utah, Tennessee, Arkansas & West Virginia.
  • Conducting thorough research on zoning requirements, access to utilities and water supply as well as property management costs is crucial before investing in any low-priced land.

Why Is Land Price Important?

lot measuring process

Understanding the importance of land prices is essential when considering a real estate investment or constructing a residential property. In general, lower-priced land can offer several benefits such as reduced initial costs, increased investment potential, and more flexibility in terms of development.

Another reason why land price matters is due to its impact on property taxes and zoning laws. Lower-priced properties often have less strict zoning restrictions compared to their expensive counterparts, allowing homeowners greater freedom in customizing their spaces according to their preferences.

Lastly, discrepancies in land values based on factors like location, size, shape, topography and access to utilities also play a crucial role in determining market demand.

For instance, urbanites looking for remote rural retreats might enjoy vast acreage at low cost but with limited access to amenities; conversely rural residents planning relocation towards city centers could opt for smaller parcels offering closer proximity to job opportunities and entertainment venues.

Factors Affecting Land Prices

Location, size, shape, and zoning laws are just a few of the factors that affect land prices.


Location plays a significant role in determining the price of land in the United States. Generally, rural and remote areas offer more affordable land options compared to urban and developed regions.

In contrast, more expensive land can often be found closer to popular attractions such as national parks, state forests, or bustling cities with thriving economies.

Investors seeking cheaper property should consider relatively remote locations that may not yet have experienced population growth or demand surges from emerging industries.


The size of a land parcel is an essential aspect to consider when determining its price. Generally, larger parcels cost more due to the increased development opportunities and potential for higher returns on investment.

For instance, a small plot in an urban area with high demand could command a higher price than a large tract of rural land with limited infrastructure or amenities. Conversely, purchasing several acres of cheap remote desert acreage might be appealing for those seeking off-grid living or recreational purposes but may lack significant appreciation potential. You can discover more about purchasing land for off-grid living in ‘The Beginner’s Guide To Living Off The Grid‘.


The shape of the land can also have an impact on its price. Irregularly-shaped lots may be less expensive due to their limited usability, whereas square or rectangular parcels may be more desirable for development purposes and cost more per acre.

Terrain is another factor that impacts the potential use and value of a piece of land.

For example, a 200-acre property in Arkansas with a hilly topography and steep ravines might sell for $1,000 per acre while flat pastureland might go for around $2,500 per acre.

Buyers should consider their intended use when evaluating whether the size and shape of a specific lot will work well for their needs.


Zoning laws and regulations have a substantial impact on land prices in the United States. The zoning of an area determines what type of buildings can be constructed or activities that can take place there.

For instance, if an area is zoned for commercial use, it means that only businesses can be established in that location, while residential areas are strictly meant for homes.

Areas with flexible zoning regulations tend to have higher property values because they offer more development opportunities. On the other hand, areas with very restrictive zoning laws may limit the potential uses of land and reduce its value.

Top States With The Cheapest Land

New Mexico land

New Mexico, Nevada, Arizona, Maine, Michigan, Colorado, Texas, Oregon, Utah, Tennessee, Arkansas and West Virginia are among the top states with the cheapest land in terms of price per acre.

New Mexico

New Mexico is among the top states that offer the cheapest land for purchase. Deming, a town in New Mexico, even offers land for sale under $200 per acre. The remote location and desert landscapes of the state may not be suitable for everyone interested in purchasing land as people may prefer beachfront properties or timberland.

However, New Mexico’s cheap land prices make it an attractive option for those looking to build their own homes, start their own businesses or invest in property. It is important to note though that zoning laws and regulations will influence the price of land in the state and investing requires thorough research to consider factors such as income potential and location before making a decision.


Nevada is a great state to find affordable land deals, especially if you’re looking for remote desert acreage. Land in Nevada can be found for as little as $100-$200 per acre outside of cities like Wells, Lovelock, and Winnemucca.

However, the price of land in Nevada varies greatly depending on location, ranging from about $500 in the Northeast corner to several thousand dollars per acre in the central area.


Arizona is one of the top states with the cheapest land for sale. The state has a diverse landscape, ranging from desert to mountainous terrain, which offers plenty of opportunities for buying affordable property.

Remote and rural areas in western and southern Arizona tend to have the lowest prices per acre, making it an attractive investment option for those seeking cheap land.

Mohave County in northwestern Arizona has properties starting at $1,500 per acre, while southern regions such as Douglas and Bisbee offer similar deals.


Maine is a state with affordable land prices, making it an ideal place to invest or settle down. Large parcel sizes in rural and remote areas of Maine tend to drive the price per acre lower.

In certain parts of the state like Amity, Cary, Dyer Brook, and Linneus, cheap land tracts can be purchased for $400-$700 per acre. While location plays a key role in determining land prices in Maine, the seclusion and remoteness found throughout much of the state’s land make it ideal for developing homes, businesses, camping grounds or gardens.


Michigan is among the top states in the US offering cheap land deals to investors and buyers. The Upper Peninsula of Michigan has land for sale at incredibly low prices ranging from $250 to $600 per acre.

However, price largely depends on location and accessibility. Land tracts in remote areas of Michigan may sell at a lower cost than those closer to cities or highways. Some parcels might be non-buildable, but this can work well for someone who wants recreational spaces such as hunting grounds or camping sites at an affordable cost.


Colorado is a state that offers affordable land in certain areas. The price of land in Colorado varies based on its location within the state. In the East and Southeast regions of Colorado around cities like Kim, Campo, Eads, and Hasty, you can find affordable land for $680-$1,000 per acre.

Meanwhile, in the West of Colorado, land can be found for sale in the $500-$900 per acre range. This diverse state has mountains, forests, and deserts – certain types of land tend to be cheaper than others such as desert and inhospitable mountain lands.

Using Discount Lots in Colorado can be useful in finding affordable land for sale. However, it’s essential to note that properties that generate income tend to be pricier, as they offer a return on investment over time. In contrast, vacant residential lots and undevelopable commercial properties are considered higher risk investments due to all-cash transactions and potential complications during construction projects. Therefore, when considering the purchase of remote acreage or commercial space, one should weigh factors such as extensive site work and compliance with local regulations.


Texas is a top state for finding affordable land deals. The western portion of the state, along the border with New Mexico and Mexico, offers cheap land for sale in areas like Sierra Blanca and Monahans.

Prices range from $350 to $600 per acre in these regions. While certain areas like Austin or Houston may have higher land prices due to more urban development, rural land tends to be cheaper overall.

When considering purchasing in Texas, it’s essential to ensure that the land is close to water and utilities for convenience and property value purposes.

Less than 10% of Texas’ total area is considered desert, which means there are many different landscapes available for purchase throughout the Lone Star State.


Oregon is a great place to buy affordable land, with various landscapes like forests, volcanoes, mountains, lakes, coastlines, shrubland and desert.

The western and southern parts of Oregon have reasonably-priced land for sale. For instance , in places like Adel, Plush, Bonanza Summer Lake and Service Creek there are properties on sale ranging from $250 to $700 per acre.

Oregon offers unique opportunities for anyone interested in investing in vacant land as an asset.


Utah is a state that boasts some of the cheapest land prices in the US. Depending on location, you can find land for as low as $150 per acre. Cheap land in Utah can be found in many parts of the state, particularly in remote and rural areas.

However, it’s important to note that while the cost of living may be lower, access to utilities and infrastructure may also be limited. Despite this, Utah has a growing tech industry with companies such as Adobe and Microsoft operating within its borders.

Its natural beauty also attracts visitors from all over the world with popular tourist destinations like Route 66 and the Grand Canyon located nearby.


Tennessee is a state that offers some of the cheapest land in America. This southern state has seen a population growth, which makes investing in land even more attractive.

Currently, vacant land parcels start at just under $1,000 per acre.

Moreover, remote locations around Unicoi County are especially well-suited to off-grid living or building cabins away from urban stressors.


If you’re looking for cheap land, Arkansas might be the perfect place to start your search. With an average price of $1,071 per acre, it’s one of the states with the lowest land prices in the U.S. You can find affordable properties in rural areas and on the outskirts of small towns and cities throughout Arkansas.

For example, Hot Springs offers an entire acre of residential land surrounded by nature for just $750. As remote work continues to rise due to pandemic restrictions and changing lifestyles, more people are seeking cost-efficient living solutions that prioritize space and accessibility.

Investing in vacant land allows you to create something new and unique based on your specific needs or interests – whether it’s a home, business venture, camping ground or garden oasis.

West Virginia

West Virginia is a top state for finding affordable land in the US. The landscape consists of rolling hills, forests, and mountains, providing ample opportunities for outdoor recreation such as hiking, fishing, and hunting.

With several state parks and national forests within its borders, West Virginia is a nature lover’s paradise.

If you’re interested in purchasing property in West Virginia, Morgan County currently has vacant land available for around $0.44 per square foot. This region offers stunning mountain views and recreational activities like boating on the Potomac River or visiting Berkeley Springs State Park.


Idaho is a state in the western region of the United States, and it’s among the top states with affordable land prices. The land in Idaho is diverse, featuring snow-capped mountains, rolling hills, and fertile valleys.

Land buyers can also find properties that offer access to lakes, rivers, and national parks. In fact, Idaho has some of the largest unspoiled natural areas in the country.

Despite its scenic beauty and natural resources, the average price per acre for undeveloped land in Idaho is relatively low compared to other states.

How To Find Affordable Land Deals

Sign in rural area

Looking for affordable land deals in the U.S.? Here are some tips to help you find your dream property at a reasonable price:

  • Check out online listing sites like or Zillow. You can narrow your search by location, price range, and land type.
  • Look for properties in rural areas or in towns that are off the beaten path. Remote properties tend to be less expensive and offer more privacy.
  • Research counties with low population growth rates. Areas with declining populations often have cheaper land prices due to lower demand.
  • Consider buying land without utilities. Properties that require a well or septic system can be less expensive than those with access to public water and sewer systems.
  • Keep an eye out for tax sales or foreclosed properties. These properties may be sold at a discount to recover unpaid taxes or debts.

Remember, it’s important to do your due diligence when searching for affordable land deals. Be sure to research the area thoroughly, check zoning laws, and explore financing options before making a purchase decision.

Benefits Of Buying Cheaper Land

Buying cheaper land can provide several benefits such as a lower initial cost, greater investment potential, and more flexibility for development.

Lower Initial Cost

One of the biggest benefits of buying cheaper land is the lower initial cost. When purchasing land, you won’t have to worry about paying for a pre-built structure or any ongoing maintenance costs associated with it.

For example, in Unicoi County, Tennessee, an average 251,911 square foot lot sold for just $59,408. In Arkansas, vacant pastureland is available for as little as $0.06 per square foot.

These affordable prices give investors and homeowners alike more flexibility when making their real estate investment decisions and provide an opportunity to keep overall costs low.

Greater Investment Potential

Buying cheaper land offers greater investment potential, especially if you’re willing to hold onto it for a while. Land values tend to appreciate over time, making it a valuable asset in the long run.

Additionally, owning property allows for multiple income streams such as renting out the land or developing it for commercial purposes. For example, acquiring cheap lakefront property can offer recreational opportunities like camping and boating and provide rental income during peak seasons.

Similarly, purchasing off-grid land that’s suitable for cabins or tiny homes provides an opportunity to capitalize on the increasing trend of remote living.

More Flexibility For Development

Buying cheaper land offers more flexibility for development. When you purchase an affordable lot, there’s no pressure to develop it right away or follow a specific building plan.

This gives you the freedom to create something unique and catered to your needs without breaking the bank.

Moreover, with remote work on the rise due to the pandemic, more people are looking for larger spaces in affordable living areas that allow them to work from home comfortably.

Buying land lets you build your dream home in an area that may have been previously out of reach financially while also giving you room to expand as necessary.

Conclusion And FAQs

In conclusion, the United States has a vast array of land for sale, and some states offer cheaper deals than others. Factors like location, size, shape, and zoning laws affect the cost of land in each state.

If you’re looking for affordable properties to invest in or build on for residential or commercial use, some states like New Mexico, Nevada, Arizona, Maine, Michigan, Colorado, Texas, Oregon, Utah, Tennessee ,Arkansas & West Virginia could be great options to consider.

Keep in mind that buying reasonably priced land still requires thorough research and careful considerations before making a final decision.

What is the median price per acre in the US?

As of 2023, the median price per acre in the US is $2,500 according to the USDA. However, this varies greatly depending on the location of the land.

What are the cheapest places to buy land in the US?

The top 5 states with the cheapest land in the US are New Mexico, Arkansas, Tennessee, Kentucky, and West Virginia, with median prices per acre ranging from $1,000 to $2,000.

I am looking to buy land for recreational purposes. Where can I find the cheapest land for sale?

You may want to consider looking in New Mexico where the Manzano Mountains State Park and Petrified Forest National Park offer plenty of recreational opportunities and cheap parcels of land for sale. You may also want to explore the other states mentioned above to find the best deals.

Is it possible to find land for less than $1,000 per acre?

Yes, it is possible in some areas. However, it may be difficult to find land for sale at such a low price in certain states and locations.

Can I buy land with existing homes or structures on it?

Yes, you can find land in the US with existing homes or structures on it. However, the cost of the land designated as a homesite will be much higher than undeveloped land.

How do I find the cheapest land available for purchase?

You can start by searching online for land for sale in the US. Look for properties in the states with the cheapest median prices per acre mentioned above and narrow down your search based on your budget and specific needs.

What is the value of land in remote locations?

The value of land in remote locations depends on various factors such as accessibility, zoning, and potential use. In some cases, land in remote areas may be less expensive due to a lack of demand, but it may not hold much value if it cannot be developed or used in any way.

Can I build a home on cheap land I purchase?

Yes, you can build a home on the land you purchase, but you will need to familiarize yourself with zoning laws and regulations in your area. The cost of building a home may also vary depending on the location and the materials used.

What is the cost of land designated as a homesite?

The cost of land designated as a homesite can vary greatly depending on the location and availability of infrastructure such as water, electricity, and sewer systems. It may be significantly more expensive than undeveloped land in the same area.

I’m looking for land in a specific state. Are there any resources available to find land for sale in that state?

Yes, there are various online resources that can help you find land for sale in specific states. You can also contact a local real estate agent or browse through local classified ads to find potential properties.

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Matt New

Living off-grid since 2012 with my wife Amy and dog MJ in the jungles of Costa Rica. Co-creater of the award winning Fusion Home.

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