What One Acre of Land Is Worth in Pennsylvania in 2026

Buying or selling land in Pennsylvania in 2026 starts with one reality: “an acre” isn’t a single price point. Value changes fast based on location, zoning, utilities, soil, access, and even who wants to build nearby. This guide breaks down what an acre is worth across the Keystone State using current, credible benchmarks—plus the on-the-ground factors that move prices up or down.

The 2025–2026 baseline: what an acre is worth in Pennsylvania (and how it compares)

If you want a data-driven starting point for rural land, farmland value reports are the cleanest benchmark because they track large, comparable markets year over year.

• Pennsylvania farmland real estate value climbed to $9,560 per acre in 2025, a 3.1% increase from 2024, according to USDA’s 2025 Land Value Report via RFD-TV.
• A separate USDA-based dataset reported Pennsylvania farm real estate up 4.0% to $8,490 per acre in 2025, according to Farm Progress (USDA-based data).
• For a simplified “raw and farm land” snapshot, Pennsylvania averages $7,200 per acre with a stable 2026 outlook, according to the SellTheLandNow Land Value Estimator.

National context matters because it helps explain buyer behavior, financing pressure, and expectations:

• U.S. average farm real estate value increased to $4,350 per acre in 2025, up 4.3% from 2024, according to USDA’s 2025 Land Value Report via RFD-TV.
• U.S. cropland averaged $5,830 per acre in 2025, a 4.7% increase from 2024, per USDA’s 2025 Land Value Report via RFD-TV.
• U.S. pastureland averaged $1,920 per acre in 2025, up 4.9% from 2024, per USDA’s 2025 Land Value Report via RFD-TV.
• U.S. farm real estate value reached $4,350 per acre in 2025, up 4.3% from 2024, according to the American Farm Bureau Federation via UCLandForSale.

And because Pennsylvania sits in the Northeast—one of the higher-cost regions—regional averages can help you sanity-check local listings:

• Northeast region farm real estate averaged $7,300 per acre in 2025, according to USDA Economic Research Service Farmland Value 2025.
• Northeast cropland averaged $7,900 per acre in 2025, according to USDA Economic Research Service Farmland Value 2025.

Why Pennsylvania land prices vary so much

Pennsylvania is a patchwork of dense urban cores, high-demand suburbs, productive farmland, forest tracts, and recreation properties. That diversity is why one acre in Philadelphia can cost more than an entire multi-acre rural parcel.

Supply pressure is also real. Pennsylvania has been losing about 6,000 acres of farmland each year, while the population in prime agricultural areas has increased 22% since 1982, according to a Penn State study. Less farmland plus more people in the same corridors typically pushes values up—especially where development demand overlaps with high-quality soils.

Urban land vs. rural land: what buyers typically pay (and why)

In major metros like Philadelphia and Pittsburgh, an acre can sell for extremely high prices, especially when zoning supports multifamily, mixed-use, or commercial development. In contrast, many rural counties still trade in the “thousands per acre” range depending on access, improvements, and buildability.

As a practical rule:

• Urban and close-in suburban acres often price based on permitted density and utility access—not on “land as land.”
• Rural acres price based on usability (soil, slope, road frontage), improvements (well/septic, electric), and the local buyer pool (farmers, hunters, investors, retirees).

Zoning and permitted use: the fastest way an acre’s value changes

Zoning often determines whether you’re buying a home site, a farm operation, a future subdivision, or a business location. Two parcels of equal size can have radically different values if one supports residential development and the other is restricted to agriculture or conservation.

Use categories that commonly drive Pennsylvania pricing:

• Farmland: Quality soils, field shape, drainage, and proximity to markets can materially change what buyers will pay. Statewide benchmarks like $9,560 per acre (2025 farmland value) help anchor negotiations, per USDA’s 2025 Land Value Report via RFD-TV.
• Residential: Buildable lots with easy permitting, road frontage, and utilities typically command premiums, especially near employment centers and strong school districts.
• Commercial/industrial: Access to highways, traffic counts, and municipal utility capacity can push values dramatically higher in the right corridors.

Natural features that raise (or reduce) per-acre value

The land’s physical characteristics influence both price and what it will cost to use the property.

• Timber and forest quality: Mature, marketable timber can boost value, while dense scrub or hard-to-access tracts can limit buyers.
• Water: Streams, ponds, and lake frontage often increase demand—especially for recreation properties—while wetlands can restrict building.
• Subsurface rights: In parts of Pennsylvania, mineral and gas activity (including Marcellus Shale areas) can change valuation, risk, and buyer interest depending on whether rights transfer with the sale.

Improved land vs. raw land: utilities, road access, and real costs

Two parcels can look similar on a map and still price very differently because “ready-to-use” land is a different product than “raw” land.

• Improved land (electric nearby, existing driveway, septic approval, well, or public water/sewer) typically sells for more because buyers can act immediately.
• Raw land usually costs less upfront, but the buyer assumes the risk and expense of bringing in utilities, building access, and meeting permitting requirements.

Regional price patterns across Pennsylvania

Regional demand trends help explain why some counties move faster than others:

• Eastern Pennsylvania (Philadelphia suburbs, Lehigh Valley): Often commands higher prices due to commuter demand and development pressure.
• Central Pennsylvania: Mix of agriculture and recreation; values vary widely based on access to highways and local job centers.
• Western Pennsylvania: Pittsburgh-area development can lift nearby land values, with more affordability further out.
• Northern counties: Often the most affordable per acre, with strong demand for hunting, cabins, and “back-to-nature” ownership.

Market signals to watch in 2026: values can rise while indexes fall

Land markets don’t move in perfect unison. Different datasets track different segments (specific states, regions, or financed transactions), so it’s smart to read multiple signals before making a decision.

• At the national level, the trend in 2025 remained upward: U.S. farm real estate hit $4,350 per acre (up 4.3% year over year), according to USDA’s 2025 Land Value Report via RFD-TV and also reported via the American Farm Bureau Federation via UCLandForSale.
• But financing-sensitive indicators can cool even when broader averages rise: the Farmer Mac Farmland Price Index fell to $7,592 per acre in Q2 2025, down 6% from Q2 2024, according to the Farmer Mac Q2 2025 Farmland Price Index.
• For Pennsylvania specifically, published 2025 estimates vary by methodology and land definition, with reported benchmarks including $9,560 (+3.1%) per acre, per USDA’s 2025 Land Value Report via RFD-TV; $8,490 (+4.0%) per acre, per Farm Progress (USDA-based data); and $7,200 per acre with a stable 2026 outlook, per the SellTheLandNow Land Value Estimator.

Selling land in Pennsylvania: why it’s harder than selling a house

If you plan to sell land in Pennsylvania, expect a different process than a typical home sale. Land buyers purchase potential—future building, farming, recreation, or investment value—so marketing, due diligence, and timelines vary widely.

Common friction points include:

• Financing limitations: Many banks treat vacant land as higher risk than homes, which shrinks the buyer pool.
• Seasonality: Pennsylvania winters can reduce showings and delay inspections, perc tests, and surveys.
• Regulatory complexity: Zoning, environmental constraints, subdivision rules, and access/easement issues can slow or derail deals.

Options for a faster land sale

If you want speed and certainty, you have several routes—each with tradeoffs:

• Direct land buyers: Land buying companies can purchase property directly from owners, often with cash offers and quick closings.
• Auctions: Competitive bidding can work well for unique or high-demand parcels.
• Owner financing: Seller financing can attract more buyers who can’t qualify for traditional land loans.

Final takeaways

One acre in Pennsylvania can be a bargain or a blockbuster—depending on where it sits and what it can legally become. Use statewide and regional benchmarks to ground your expectations, then adjust for zoning, buildability, access, utilities, and the buyer pool.

If you want to go deeper on evaluating deals, this guide on the value of Pennsylvania land can help you think in terms of usability and exit options, not just a price per acre.

Frequently Asked Questions (FAQs)

How long does it usually take to sell vacant land in Pennsylvania?

Land sales often take longer than home sales because fewer buyers can finance land, and many parcels require extra due diligence (survey, septic feasibility, zoning review, access confirmation). Some properties sell in weeks, but many take months—and unique rural tracts can take a year or more if pricing or marketing misses the right audience.

What taxes apply to land in Pennsylvania?

Property taxes vary by county, municipality, and school district. Programs like Pennsylvania’s Clean and Green can reduce taxes for qualifying agricultural or forest land, but changes in use may trigger rollback taxes. Always confirm the parcel’s current assessment, classification, and any preferential tax status before you buy or sell.

How much does zoning matter for land value in PA?

Zoning strongly influences value because it controls what you can build and how you can use the property. Commercial or higher-density residential zoning typically raises value, while restrictive zoning can limit demand. Even the probability of a future rezoning can affect what buyers are willing to pay.

Can non-U.S. citizens buy land in Pennsylvania?

Pennsylvania generally allows non-U.S. citizens to buy property, but federal reporting requirements may apply—especially for agricultural land. Buyers should confirm compliance obligations before closing.

How do I find out if there are easements on land I want to buy?

Order a title search (or title commitment) to identify recorded easements, and review the deed and any recorded plats. Walk the property to look for utility corridors, shared driveways, or visible access paths. For higher certainty, hire a surveyor to map boundary lines and flag potential encumbrances before you close.