What Does an Acre of Land Cost in South Carolina in 2026?

South Carolina land can feel impossible to price with a single number—and in 2026, that’s more true than ever. An acre in the Upstate might be a quiet rural bargain, while an acre near the coast could command a premium driven by lifestyle demand, zoning, and limited supply. To estimate what an acre is worth, you need two things: current data (especially for farmland) and local context (especially for residential, commercial, and coastal tracts).

Quick Benchmarks: What an Acre Is Worth (and What Those Numbers Actually Mean)

If you’re comparing South Carolina land to broader market conditions, national and regional agricultural benchmarks help you anchor expectations—particularly for large tracts, rural parcels, and working land.

U.S. farm real estate values (context for South Carolina)

• U.S. farm real estate averaged $4,170 per acre in 2024, up $200 per acre from 2023, according to LandApp (citing USDA Land Values 2024 Summary).
• U.S. farm real estate averaged $4,350 per acre in 2025, an increase of $180 per acre (4.3%) from 2024, according to USDA NASS Land Values and Cash Rents 2025.

U.S. cropland vs. pastureland (why “land type” changes value)

• U.S. cropland averaged $5,570 per acre in 2024, an increase of $250 per acre from 2023, according to LandApp (citing USDA Land Values 2024 Summary).
• U.S. cropland averaged $5,830 per acre in 2025, up $260 per acre from 2024, according to USDA NASS Land Values 2025 Summary.
• U.S. pastureland averaged $1,920 per acre in 2025, up $90 (4.9%) from 2024, according to USDA NASS Land Values 2025 Summary.

Southeast pastureland: a key signal for South Carolina

South Carolina often competes with neighboring states for agricultural demand, recreational land buyers, and long-term investors. That’s why Southeast regional pasture values matter.

• Pastureland is the most valuable agricultural land type in the Southeastern region (Florida, Alabama, Georgia, and South Carolina), averaging $5,510 per acre in 2024, according to LandApp (citing USDA Land Values 2024 Summary).
• Pastureland in the Southeastern region (Florida, Alabama, Georgia, and South Carolina) also averaged $5,510 per acre in 2024, according to LandApp (citing USDA Land Values 2024 Summary).

What Makes Land Valuable in South Carolina?

Land value in South Carolina comes from a predictable set of drivers. Buyers and appraisers typically weigh these factors together, not in isolation.

1) Location and access

• Metro proximity: Parcels near major job centers (Charleston, Columbia, Greenville-Spartanburg, Rock Hill/Charlotte corridor) often sell for more because demand stays consistent.
• Coastal influence: Ocean-adjacent and water-access property can command dramatically higher prices due to scarcity and lifestyle value.
• Road frontage and travel time: Easy access to highways, towns, and services can raise value—even for rural land.

2) Zoning and highest-and-best use

• Residential potential: Land suitable for housing (and permitted by zoning) can outprice comparable acreage restricted to agriculture or conservation.
• Commercial corridors: High-traffic visibility and utility capacity can push land values higher for retail, office, or mixed-use.
• Industrial suitability: Sites near interstates, rail, ports, and distribution routes may attract premium offers when properly zoned.

3) The land’s physical characteristics

• Topography: Flat, buildable ground usually appraises higher than steep or heavily constrained acreage.
• Soil and drainage: Productive soils can support stronger farm economics and can influence septic feasibility for homesites.
• Water features: Creeks, ponds, and lake frontage can increase value for recreation, aesthetics, and livestock use.
• Timber and vegetation: Mature timber may add value through harvest potential or privacy appeal.

4) Utilities and modern connectivity

• Power, water, sewer/septic: Improved access typically reduces development costs and supports higher valuations.
• Broadband and cell coverage: Strong connectivity increasingly affects buyer demand—especially for rural homes, remote work, and short-term rentals.

5) Market conditions and economic momentum

Macro trends shape what buyers can pay and how aggressive they become. For example, regional growth rates vary year to year: the Southern Plains posted the highest increase in farm real estate values at 5.9% in 2025, according to USDA NASS Land Values and Cash Rents 2025. Even when that’s not South Carolina, it signals how quickly farmland pricing can move when demand and income expectations rise.

A Tale of Three South Carolinas: How Prices Vary by Region

South Carolina doesn’t have one land market—it has several. Your “per-acre” number depends heavily on what you’re buying and where.

Coastal markets (premium pricing)

Coastal counties and barrier island areas tend to lead the state on price per acre. Charleston-area parcels, Myrtle Beach development tracts, and Hilton Head Island property can range from expensive to extraordinary depending on zoning, flood constraints, and proximity to water.

Major metros and fast-growing suburbs (demand-driven)

In and around Columbia, Greenville, Spartanburg, and Rock Hill, land pricing often reflects housing demand, school zones, and infrastructure. Buildable acreage can trade at prices that far exceed agricultural benchmarks.

Rural regions (value, flexibility, and acreage)

Many buyers still find comparatively affordable land in rural South Carolina—especially for hunting tracts, timberland, small farms, and long-term holds. Here, per-acre values tend to track land quality, access, and improvements more than “city proximity.”

South Carolina vs. Nearby States: Why Neighbor Benchmarks Matter

South Carolina land values don’t exist in a vacuum. Buyers compare options across state lines, especially for pasture and recreational acreage.

• North Carolina pasture averaged $6,050 per acre in 2025, according to USDA NASS Land Values and Cash Rents 2025.
• Florida pasture averaged $7,400 per acre in 2025, according to USDA NASS Land Values and Cash Rents 2025.

Those figures help explain why well-located pasture or mixed-use acreage in South Carolina can attract strong demand—especially when it offers access, fencing, water, or future subdivision potential.

How to Estimate a Fair Per-Acre Price in South Carolina

1. Start with comparable sales: Look for recent closed land sales with similar zoning, road frontage, and utility access.
2. Separate “raw land” from “improved land”: Fencing, wells, septic permits, driveways, and cleared homesites can materially change value.
3. Confirm constraints early: Check flood maps, wetlands, easements, access legality, and soil suitability before you price the parcel as buildable.
4. Match the comps to the highest-and-best use: Farm comps do not price beachfront lots, and residential comps do not price timber tracts.
5. Use local experts: A land-focused agent, surveyor, appraiser, or soil consultant can uncover costs (or value) you won’t see in an online listing.

Selling Land in South Carolina: Options and Tradeoffs

Traditional listings can maximize exposure, while auctions can accelerate timelines in certain markets. Some sellers also explore direct buyers. For example, Land Boss markets cash land purchases and notes they have 5 years in business and have completed over 100 land deals. That speed and certainty can help in situations like inherited property, tax burdens, or parcels that need cleanup—though convenience often trades off against top-of-market pricing.

Final Thoughts

One acre in South Carolina can be worth “a little” or “a lot,” and the difference usually comes down to location, legal use, and real-world buildability. Use national and regional benchmarks to ground your expectations, then rely on local comps and due diligence to dial in the real number for your specific parcel.

If you’re weighing South Carolina as a long-term play, it helps to read broader investment angles too, including whether South Carolina land is a good investment. The right acre isn’t just priced correctly—it fits your plan, your timeline, and your tolerance for development work.

Frequently Asked Questions (FAQs)

Is it cheaper to buy land in South Carolina compared to neighboring states?

It depends on the submarket. Coastal and metro-adjacent acres can be expensive, while rural tracts may be more affordable. Regional pasture benchmarks show how competitive the broader Southeast can be: pastureland in the Southeastern region averaged $5,510 per acre in 2024, according to LandApp (citing USDA Land Values 2024 Summary). Neighboring state pasture averages can run higher—like $6,050 per acre in North Carolina and $7,400 per acre in Florida in 2025, per USDA NASS Land Values and Cash Rents 2025.

How much should I expect to pay for an acre of land near Charleston?

Near Charleston, values can range widely based on proximity to the peninsula, barriers to development (floodplain/wetlands), utilities, and zoning. In premium locations, prices can reach six figures per acre or more, and in rare cases much higher for highly developable or waterfront tracts.

Are there hidden costs when buying land in South Carolina?

Yes. Common “surprise” costs include surveys, title work, driveway/culvert installation, clearing, utility extensions, well and septic, impact fees, and flood insurance in coastal areas. Always verify access and zoning before you assume a parcel is buildable.

How long does it typically take to sell land in South Carolina?

Timelines vary by parcel type and price. Desirable, buildable lots in strong markets can move quickly, while rural tracts with limited access or unclear use can take much longer. If speed matters more than maximizing price, some sellers consider direct-sale options such as Land Boss.