How to Assess South Carolina’s Land Market in 2026

South Carolina’s land market continues to evolve as buyers balance lifestyle goals (retirement, recreation, and rural retreats) with investment fundamentals (scarce buildable inventory, zoning constraints, and infrastructure access). Recent USDA-based data shows that agricultural land values remain elevated nationally and in the Southeast—important context for anyone pricing, buying, or selling land in South Carolina today.

At the state level, farm real estate values keep trending upward. South Carolina farm real estate value averaged $4,180 per acre in 2025, up 4.5% from 2024, according to the USDA NASS Farm Real Estate Value by State Map 2025. That strength aligns with broader national gains: U.S. farm real estate averaged $4,350 per acre in 2025, an increase of $180 per acre (4.3%) from 2024, per the USDA National Agricultural Statistics Service (NASS). The American Farm Bureau Federation reports the same national benchmark—$4,350 per acre in 2025, up 4.3% year over year—reinforcing that record-high farmland values are not a single-source anomaly.

South Carolina Land Values in National and Regional Context

Understanding the broader market helps you interpret what’s happening locally—from rural timber tracts to transitional land near growing metros.

• In 2024, U.S. farm real estate averaged $4,170 per acre, up $200 per acre from 2023, according to LandApp (citing USDA Land Values 2024 Summary).
• In 2025, U.S. cropland averaged $5,830 per acre, up $260 per acre from 2024, per the USDA NASS Land Values 2025 Summary.
• In 2025, U.S. pastureland averaged $1,920 per acre, up $90 (4.9%) from 2024, according to the VanTrump Report (citing USDA Land Values 2025).
• In the Southeast, pastureland can command a very different price level than the national pasture average: pastureland in the Southeastern region (Florida, Alabama, Georgia, and South Carolina) averaged $5,510 per acre in 2024, per LandApp (citing USDA Land Values 2024 Summary).

These benchmarks matter in South Carolina because many parcels trade based on a blend of agricultural utility (row crop, pasture, timber) and “optionalities” (future development, recreational use, proximity to growth corridors). When national cropland rises and regional pastureland stays expensive, it can support higher asking prices for well-located rural acreage—especially parcels with road frontage and utility proximity.

What’s Driving Demand in South Carolina Right Now

South Carolina demand often comes from multiple buyer groups at once—primary-home builders, second-home buyers, retirees relocating, and investors seeking long-term appreciation. That mix can tighten supply for the kinds of parcels that actually work (clear title, feasible access, buildable topography, and usable zoning).

Regional and national trends also shape sentiment. For example, other Southern markets show meaningful year-over-year appreciation, which can influence buyer expectations and capital flows across state lines. Tennessee farm real estate value increased 7.7% from 2024 to 2025, according to the VanTrump Report (citing USDA). And U.S. farm real estate values in the Southern Plains increased 5.9% from 2024 to 2025, also reported by the VanTrump Report (citing USDA). Even though those figures are not South Carolina-specific, they help explain why investors continue to view high-growth and business-friendly regions across the South as durable land markets.

How to Evaluate a Land Parcel in South Carolina (A Practical Checklist)

1) Location and access to growth

Location still sets the ceiling for value. Parcels near Charleston, Greenville-Spartanburg, and coastal vacation corridors often command premiums because buyers can underwrite multiple exit paths (build, hold, subdivide, or resell). For rural tracts, easy access to highways, employment hubs, and services can matter as much as the county name.

2) Zoning, entitlements, and development potential

Zoning determines what you can legally build, while entitlements determine what you can realistically build. Land that supports denser residential use (or a clear path to rezoning) typically prices differently than raw acreage intended primarily for timber, pasture, or long-term hold.

3) Utilities, topography, and buildability constraints

Road frontage, legal ingress/egress, soil conditions, wetlands, floodplain, and slope can dramatically change a parcel’s usable area and improvement costs. Two tracts with the same acreage can have very different effective value if one requires extensive grading, mitigation, or long utility runs.

4) Current condition and land history

Past uses can create hidden costs. Former industrial sites, dumping areas, or heavily altered land may require environmental diligence and remediation. Clean, straightforward tracts typically trade faster and attract more buyers.

5) Comparable sales and market reality

Use nearby closed sales and current competition to ground your valuation. Then adjust for access, zoning, topography, and utility availability. If a parcel’s price sits far above the comp set, it needs a clear reason—like development approvals, superior frontage, or unique demand drivers.

Land Transactions: Why They Feel Harder Than Selling a House

Vacant land transactions often require more patience and more diligence than a typical home sale. Buyers must evaluate feasibility (surveys, soils, wetlands, septic, utilities, and zoning) before they can confidently commit. Financing can also be more restrictive for raw land, which narrows the buyer pool and can lengthen timelines.

That’s why many owners choose to work with professionals who specialize in land—whether that means a land-savvy agent, an appraiser familiar with rural and transitional comps, or a direct land buyer for sellers who prioritize speed and certainty over maximizing retail price.

Outlook: What to Watch Over the Next Cycle

South Carolina’s trajectory remains closely tied to migration, job creation, and infrastructure expansion—plus the ongoing national backdrop of elevated agricultural land values. With South Carolina farm real estate at $4,180 per acre in 2025 (up 4.5% year over year) per the USDA NASS Farm Real Estate Value by State Map 2025, the state is participating in a broader upcycle where U.S. farm real estate averages $4,350 per acre in 2025 (up 4.3%) per both the USDA NASS and the American Farm Bureau Federation.

At the same time, land isn’t one market—it’s many micro-markets. Cropland benchmarks like the $5,830 per acre U.S. average in 2025 (up $260) from the USDA NASS Land Values 2025 Summary can influence expectations for productive ground, while pasture benchmarks like the U.S. $1,920 per acre average in 2025 (up 4.9%) from the VanTrump Report (citing USDA Land Values 2025) don’t always reflect Southeast pricing. In fact, pastureland across Florida, Alabama, Georgia, and South Carolina averaged $5,510 per acre in 2024, according to LandApp (citing USDA Land Values 2024 Summary)—a reminder that regional demand can keep local values well above national pasture averages.

Final Thoughts

South Carolina remains a compelling land market because it offers multiple demand streams at once: coastal lifestyle buyers, upstate growth, and sustained interest in recreational, timber, and investment tracts. The strongest outcomes come from disciplined parcel evaluation—location, zoning, access, buildability, land history, and comps—paired with a realistic understanding of today’s pricing environment.

National and regional USDA-based indicators point to continued resilience in land values: U.S. farm real estate rose from $4,170 per acre in 2024 (up $200 from 2023) per LandApp (citing USDA Land Values 2024 Summary) to $4,350 per acre in 2025 (up 4.3%) per the USDA NASS and the American Farm Bureau Federation. For South Carolina landowners and buyers, that context supports careful optimism—especially for parcels that are buildable, accessible, and aligned with where the state is actually growing.

Frequently Asked Questions (FAQs)

What parts of South Carolina are seeing the most land development?

Coastal markets and major metros typically see the most development pressure, while upstate growth corridors continue to attract employers and housing demand. The best approach is to track county-level planning, utility expansions, and major employer announcements, then compare that activity to recent land comps.

How much does land cost per acre in South Carolina?

Pricing varies widely by location, zoning, access, and intended use. As a statewide agricultural benchmark, South Carolina farm real estate averaged $4,180 per acre in 2025, up 4.5% from 2024, according to the USDA NASS Farm Real Estate Value by State Map 2025. For a broader regional lens, pastureland across Florida, Alabama, Georgia, and South Carolina averaged $5,510 per acre in 2024, per LandApp (citing USDA Land Values 2024 Summary).

How can I estimate the value of a specific parcel?

Start with comparable sales, then adjust for zoning/entitlements, road frontage, utility proximity, wetlands/floodplain, and topography. For agricultural tracts, it also helps to sanity-check against national benchmarks like U.S. cropland at $5,830 per acre in 2025 (up $260) from the USDA NASS Land Values 2025 Summary and U.S. pastureland at $1,920 per acre in 2025 (up 4.9%) per the VanTrump Report (citing USDA Land Values 2025).

Are land values still rising?

Recent USDA-based data indicates continued upward movement. U.S. farm real estate averaged $4,350 per acre in 2025, up 4.3% from 2024, according to the USDA NASS and the American Farm Bureau Federation. South Carolina specifically averaged $4,180 per acre in 2025 (up 4.5%) per the USDA NASS Farm Real Estate Value by State Map 2025.

How do other Southern states compare?

Year-over-year gains have been notable across parts of the South. Tennessee farm real estate value increased 7.7% from 2024 to 2025, according to the VanTrump Report (citing USDA). The same report notes U.S. farm real estate values in the Southern Plains increased 5.9% from 2024 to 2025, per the VanTrump Report (citing USDA). These comparisons help investors frame relative momentum, even though local South Carolina parcel pricing still depends on property-specific fundamentals.