Top Georgia Counties to Buy Land in 2026

Georgia land still offers a rare mix of lifestyle value and investable upside—from cabin-ready ridgelines in the Blue Ridge to productive South Georgia soils and the marsh-fringed Golden Isles. Pricing is also easier to benchmark today thanks to fresh national and state-level data: Georgia farm real estate value averaged $2,970 per acre in 2025, up 6.1% from 2024, according to the USDA NASS Farm Real Estate Value by State Map. That statewide context helps buyers compare counties based on what you can actually do with the land—not just what it costs on day one.

At the national level, land values continue to climb. The average value of land and buildings on farms in the U.S. increased to $4,350 per acre in 2025, a 4.3% rise from 2024, according to the USDA Land Values Report. The same American Farm Bureau Federation summary also reports the U.S. average farm real estate value reached $4,350 per acre in 2025, up 4.3% from 2024. In other words: buyers are operating in a market where “waiting for cheaper” isn’t a strategy—buying the right county is.

The North Georgia Mountains

North Georgia’s mountain counties appeal to buyers who want scenery, privacy, and year-round recreation—but they also tend to benefit from persistent demand for cabins, short-term rentals, and second homes. While these tracts often cost more per acre than South Georgia farmland, they can deliver outsized lifestyle utility (views, water features, trail access) that supports long-term resale and rental demand.

Target counties

• Rabun County — National-forest-adjacent land, waterfalls, and elevation-driven views make Rabun a go-to for buyers who want “mountain town + outdoor access.” Clayton’s dining and arts scene helps keep the area vibrant beyond peak seasons.
• Union County — Valley pasture, lakefront options (including Lake Nottely), and a quieter pace attract buyers who want North Georgia’s beauty without the feel of a major resort corridor.
• Fannin County — Blue Ridge Lake, fall color tourism, and a steady calendar of festivals and craft events support both personal use and potential rental demand near Blue Ridge.

South Georgia Farmlands

South Georgia remains one of the best regions to prioritize if your goals include agriculture, timber, hunting land, or a rural homesite with more acreage for the money. It’s also a region where recent data shows meaningful movement: Georgia cropland averaged $5,830 per acre in 2025, up 4.4% from 2024, according to the USDA National Agricultural Statistics Service (NASS). That cropland figure signals ongoing demand for productive acres—even as buyers continue to search for undervalued tracts that can be improved over time.

For broader perspective, U.S. benchmarks help you sanity-check local “deals.” In 2025, U.S. cropland averaged $5,830 per acre, a 4.7% increase from 2024, according to the USDA Land Values Report. And U.S. pastureland averaged $1,920 per acre in 2025, up 4.9% from 2024, also reported by the USDA Land Values Report. These numbers matter in Georgia because many rural tracts are mixed-use—some cropland, some pasture, some timber—so understanding each component can sharpen your offer strategy.

Regionally, Georgia isn’t lagging. Georgia farm real estate values rose 4.4% in the Southeast region in 2025, according to the USDA Land Values Report. That trend supports the case for buying land that can cash-flow (lease, timber rotation, hunting) or appreciate through scarcity and improvements (clearing, access roads, utilities).

Target counties

• Brooks County — If you want real-world pricing evidence, Brooks delivers: a 170-acre farm sold at auction for $782,000 ($4,600 per acre) in 2025, according to DTN Progressive Farmer / Merit Auctions. That type of sale can help buyers benchmark comparable tracts when evaluating cropland, row-crop potential, or rural improvements.
• Colquitt County — Plantation-country history, small-town character, and large-tract availability make Colquitt a fit for buyers who want a blend of heritage, space, and working-land potential.
• Cook County — Buyers focused on low entry pricing and long-term upside often watch Cook for wooded tracts suitable for hunting, homesites, or gradual improvement (roads, clearing, utilities) over time.

Coastal Barrier Island Golden Isles

Coastal Georgia tends to command higher prices than inland markets, but it offers something few places can replicate: barrier-island access, salt marsh views, boating and fishing culture, and strong lifestyle-driven demand. For patient buyers, coastal land can reward a longer hold—especially when you align the parcel with what the market consistently pays for (privacy, water proximity, buildable elevation, and reliable access).

Target counties

• Glynn County — St. Simons and Sea Island influence values, but buyers can still find opportunities by targeting parcels with clear build feasibility, access, and proximity to coastal amenities.
• McIntosh County — Quieter coastal tracts, birding corridors, and classic shrimping-town character attract buyers who want “Old Georgia coast” energy with less development pressure.

How to Choose the Right Georgia County (What Actually Drives Value)

County selection should reflect both your lifestyle priorities and your risk tolerance. Start with the numbers, then validate the land’s real-world usability:

• Anchor your expectations with credible benchmarks. Georgia averaged $2,970 per acre for farm real estate in 2025 (+6.1% YoY) per the USDA NASS Farm Real Estate Value by State Map, while U.S. farm real estate averaged $4,350 per acre in 2025 (+4.3% YoY) per the USDA Land Values Report.
• Understand what the market may do next. Rural land prices nationally are predicted to hold steady or increase 0% to +3% in 2026, according to the UCLandForSale Rural Land Sales Prediction. That outlook reinforces a practical approach: buy properties that work even if appreciation slows.
• Match the land type to your plan. If you need productive acres, consider cropland benchmarks like $5,830 per acre (Georgia cropland, +4.4% YoY) per USDA NASS. If your parcel is more grazing/hunting-oriented, the $1,920 per acre U.S. pastureland benchmark (+4.9% YoY) from the USDA Land Values Report helps frame value expectations.

Best Practices While Buying Land in Georgia

Verify full usage freedom before you close

Attractive photos and acreage counts don’t guarantee you can build, subdivide, or use the land as intended. Confirm zoning, setbacks, environmental restrictions, access, and any HOA covenants in writing. Treat “can I do this?” as a pre-offer question, not a post-closing surprise.

Inspect parcels in person (and walk the boundaries)

Digital maps can’t show everything. Visiting the property helps you verify slope and drainage, soil conditions, easements, encroachments, access quality, and any signs of dumping or hazardous materials. If the tract is large, budget for a day-long walk or an ATV tour with a knowledgeable local.

Get a clean title strategy (title search + title insurance)

A title search reduces risk, but it doesn’t eliminate it. Title insurance can protect you from issues that surface later—such as undisclosed heirs, recording errors, or survey conflicts—after you’ve already invested time and money into the land.

Use local legal expertise for contracts, zoning, and closing

Georgia land transactions can involve specialized issues (access, timber rights, ag exemptions, wetlands, and local ordinances). A local real estate attorney can interpret title work, strengthen contingencies, and keep closing documentation compliant and enforceable.

Final Thoughts

Georgia offers meaningful land-buying opportunities across three distinct “value profiles”: high-demand mountain lifestyle markets, scalable South Georgia working lands, and premium coastal holdings built around scarcity and amenities. Use current benchmarks—like Georgia’s $2,970 per-acre farm real estate average in 2025 (USDA NASS Farm Real Estate Value by State Map) and the U.S. $4,350 per-acre average in 2025 (USDA Land Values Report)—to ground your decision, then let usability determine the best county for your goals. When you verify build rights, walk the land, and protect title, you turn a “cheap acre” into a property that actually holds—and grows—value.

Frequently Asked Questions (FAQs)

What is the most important document when buying Georgia land?

The deed and a thorough title report matter most because they confirm the seller’s legal right to transfer ownership and reveal liens, easements, and other encumbrances that can affect your use of the property.

What details should I confirm in person before buying land?

Confirm access conditions, boundary clarity, drainage patterns, flood risk indicators, soil quality, easements/encroachments, and any on-site red flags (trash dumping, debris, or signs of contamination) that photos may hide.

Why should I review county zoning and land-use codes before I buy?

Zoning and local ordinances determine whether you can build a home, place a mobile home, run a business, subdivide, or add improvements. Reviewing the rules upfront reduces the risk of permit denial or costly compliance issues later.

What warranty typically accompanies a Georgia land deed transfer?

Many transactions use a general warranty deed, where the seller warrants clear title against claims. Your attorney can confirm the correct deed type for your deal and risk tolerance.

How can I estimate development costs before buying land?

Request quotes based on the actual site conditions: driveway and roadwork, clearing, grading, septic feasibility, well depth estimates, utility extensions, and any required drainage or permitting. Use a survey and (when needed) soil testing to reduce guesswork.

When should I involve a real estate attorney in a Georgia land purchase?

Bring an attorney in early—before you remove contingencies—so they can review zoning risks, draft or revise contract protections, interpret title exceptions, and ensure the closing process protects your intended use of the land.