What would you think a scrub 40 acre plot of land that just got cutover this year in rural Mississippi would cost? Just an average price per acre. I have no details other than that.

$40,000-$50,000

Yea, I was hoping < $1k/acre...obviously. I figured there was a floor price of maybe less than that. It's all about what the landowner values it at i guess. We'll see. Just trying to get an idea. Thanks

Also, I have no idea what I'm talking about when it comes to land for sale. I don't even know if there's public road access to it.

If you can find land for $1000 an acre you better jump on it. It's rare to find it less than $1500 an acre for smaller tracts these days.

Have you priced it lately?? I can buy a LOT for $1300/acre or less in Autauga Co. Very rural. This would be 30 acre tracts and up. Now there are some still asking old prices but it ain't selling. Personally, right now I wouldn't pay over $900/acre plus timber value depending on other variables(water, access, etc.) I'm in negotiations on 39 acres right now that all I will say will be a GOOD deal if it happens.

Way too many variables for anyone to give an accurate answer. I wouldn't know anything about Miss. anyway.

What county? Water, electricity, road frontage all is going to play into that. Soil type, terrain, etc. lots of variables. I would say that $1K is a good starting point and can be +\- a couple hundred from there.

Small tracts of land are hard to come across that aren't really overpriced. You usually get a discount on multiple acres once you reach a couple hundred acres. With lease prices what they are now, leasing land is a pretty good income if you want to go that route. I ran a 45 acre tract I own in TN for lease last year on TNdeer and finally had to just start deleting messages I got so many.

Most folks can afford a tract that is about 50 acres in size and can use that as an investment for their future; that is if they can get it for around a thousand an acre. Most folks won't make the move to purchase land thinking they cannot afford it. I was told by my father years ago that I couldn't afford not to buy land. His statement has held true on all properties I have ever bought. Enjoying the land is an investment in itself whether you hunt on it or hike on it!

Great statement there!! Several times on here before I have tried to encourage people to make the leap. Most people the $$ is the hold up. We have discussed ways on here how to make it work. Now if someone just looks at a few tracts and say its not affordable, it probably won't be. It takes work and time. Don't look at just what is listed but call land owners you don't even know and ask. Don't try to buy what you want but what you can MAKE IT what you want. Even 20 acres can be great. Not too far from home so you can get full use of it. When retirement hits you will spend MANY hours piddling and enjoying it. Quite possibly extending your life.

Very true. Now is a buyers market. I bought land during the boom about 8 years ago. Had a great time on it but when I sold, I lost money. The economy has a LOT to do with what you can get for land. Just be wise in your investment.

If I can ever get back in a position to own another tract, I'm gonna keep it to no more than 50 acres and closer to home.

Dr. B

^^^This^^^

Road frontage or deeded access to it is a big factor... banks won't loan for properties without frontage or deeded access. But, if you have the means to pay cash, you can get these "landlocked" properties at much lower rates per acre.

This is great info guys. I really appreciate it.

I haven't seen $1000 acre land in a long time around here. Ten acres of mostly swamp land behind my land went for for $3000 and acre and the twenty acres beside it which is 90% fields is on the market for $6000 an acre. There is no road frontage and the only access is private dirt roads that go around my property. It amazes me how much people will pay for land these days....

I was actually just looking at the Al.Land Co site. If you find land for less than 2k an acre, it's must be a steal, and you should jump on it.
I've been trying to find something between Lee County and Montgomery Alabama in the 20 to 40 acre range to have my own dove field.
The lowest I found was 3680 an acre. There is scrub A$$ land in Lee county for over 4k an acre, and land with nothing but sweet gums and turd trees north of there for 4700.

Another thing to consider, the interest rate is very good right now and I think the feds will stat increasing it in the next couple of years.

I do a lot in land sales and finding land under $2000 an acre is hard, unless it is over 300 acres.

Around here ag land goes for $2500-3500 per acre. Undeveloped land with roaad frontage and utilities, $2000-2500 per acre. Recreational land with limited dirt road access and NO utilities $1500-$2000.
And even then its HARD to find.

I made a buyer a good deal on a big 500 piece in Colbert county. It had limited access through an eavesment, and the buyer paid cash with a 2 week close and it still went for $1350 per acre.

Let me put this out there to ya'll in Autauga county pending they haven't already been sold:

240 acres - $1300/acre Some old timber, some young, food plots
120 acres - $1300/acre Medium aged timber, probably 7 acres in field, THIS ONE IS SOLD PENDING FUNDS.
116 acres - $1300/acre Don't know, I've never been on it
40 acres - $900/acre Clear cut last year, Creek with SMZs
28 acres - $1700/acre Young natural pines, foodplot, shooting house.

I can assure you of these prices..maybe better. Some of these properties are mine, some are a friends.

Okay. Got some details.
40 acres surrounded by big company land. No public road access but there will be an access road to it after the logging is done. It will all be dirt also. No utilities. I'd need to buy and plant ASAP I'd imagine. I hear $80/acre to plant pines on smaller tracts is going rate?

Your in Miss. so I don't know the laws. A road means NOTHING!! IT HAS TO BE A DEEDED ACCESS!!! You do NOT want to replant immediately. You want a full summer growth on it. Spray late summer, burn mid winter, and replant in Jan. - Feb. I plan on $200/acre for all of this. There has been cost share programs for this.