Mississippi Land Prices per Acre, by County

Land Values in Mississippi: What to Know

Mississippi does not make land sale prices public, so the figures on this page are asking prices of land listed for sale, not what buyers paid. In recent market data the median asking price is $85,000, or about $30,000 per acre, with 7,236 listings. Land spent an average of 135 days on the market.

Asking prices are highest in the college towns, on the Gulf Coast and around Jackson. Oktibbeha County, home to Starkville, is at about $143,000 per acre. Harrison County, on the coast, is at about $117,900, and Rankin County, east of Jackson, at about $85,100. Rural timber and farm counties ask the least: Kemper County is at about $2,700 per acre, and Tallahatchie and Calhoun counties are at about $2,800.

Why small lots cost more per acre

The size table for Mississippi uses asking prices only. A lot under 1 acre lists for a median of $35,000. Parcels of 5 to 10 acres list for about $106,000, and 20 to 50 acres for $195,000. A 20 acre tract has at least 20 times the land of a small lot but asks less than 6 times the price. Small lots near towns carry a premium for roads and utilities. Large tracts are valued for timber, farming or hunting, so each extra acre adds much less.

How to estimate what your land is worth

Look at recent sales of land like yours in the same area, and pick parcels of a similar size. A county median is only a midpoint. Your own price moves up or down with road access, utilities at or near the land, the slope and soil, and any flood zone on the parcel. Land you cannot reach by a legal road is the hardest to sell. Since sale prices are not public in Mississippi, ask a local agent or title company what similar land actually sold for. For timber land, the age and type of the trees also change the price.

Our free land value estimator uses the same market data to give a first estimate. County pages such as Harrison County, Rankin County and Kemper County show local medians.