Free toolUSDA 2026 data, 48 states
Land Value Calculator: What Is My Land Worth?
Estimate a land value range using USDA state averages and your parcel's access, power and usable acreage before comparing offers.
Land type
Public-data benchmark
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Built from USDA's 2026 state averages for pasture. It is a starting point, not an appraisal or an offer.
See what buyers offerHow to read your estimate
Your result is a benchmark, not an appraisal or an offer. State averages combine land with different locations and land uses across the state.
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Your parcel's road access, water, timber, usable ground and nearby demand can put its value outside the calculated range. A state average cannot describe the ground you own. Land beside a maintained road differs from acreage reached across a neighbor's property. Water, timber and the shape of usable ground also affect what a buyer can do with it. The calculator adjusts for selected features, but it does not inspect the parcel, examine the title or establish what local buyers will pay.
Use the result to organize your next questions. Compare recent nearby sales with similar land, and check what each sale included. A farm with buildings is not directly comparable to a vacant tract. An appraisal examines the particular property and relevant evidence. Written offers show what buyers will pay under stated terms. Read those terms alongside the price before you decide to sell.
At a glance
- Read the range as a starting point for your parcel research.
- Compare nearby land with similar access, acreage and permitted uses.
- Use written offers or an appraisal to test the estimate.
How the calculator works
The calculation starts with a USDA state average for your selected land type, then applies access, power and usable acreage adjustments. The table below shows the assumptions.
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These adjustments describe the model; they are not measured discounts from local sales. Choose the land type that matches the property as it stands. Pasture and grazing land use the state pasture series. Cropland uses the cropland series. Mixed farms and ranches use farm real estate, as do rural homesites and lots. Wooded, timber and hunting land start from pasture values because this USDA release has no woodland series. That starting point does not measure standing timber or establish a building lot's market value.
Access and power settings adjust the starting range according to the table below. Legal road access matters separately from a visible track or driveway. The usable acreage setting also changes the result: the unusable share counts at 35% of the usable value. This is a modeling rule, not a claim about the resale value of wetlands, steep ground or other restricted areas. Change uncertain inputs to see how much the estimate moves.
At a glance
- Pasture and cropland selections start with their matching USDA state averages.
- Mixed farms and rural homesites start with farm real estate averages.
- Wooded land starts with pasture because USDA has no woodland series.
Land type: which USDA series we start from
| Pasture or grazing | State pasture value per acre |
|---|---|
| Cropland | State cropland value per acre |
| Mixed farm or ranch | State farm real estate value per acre (land and buildings) |
| Wooded, timber or hunting | State pasture value per acre (USDA has no woodland series; timber volume is valued on top) |
| Rural homesite or lot | State farm real estate value per acre |
Road access adjustment
| Paved road frontage | x 1.00 to 1.15 |
|---|---|
| County gravel or dirt road | x 0.90 to 1.05 |
| Easement only (shared drive) | x 0.75 to 0.90 |
| No legal road access | x 0.40 to 0.65 |
Power adjustment
| Power at the property | x 1.00 to 1.10 |
|---|---|
| Power nearby (within about a quarter mile) | x 0.95 to 1.05 |
| No power nearby | x 0.85 to 0.95 |
Usable share: the unusable part counts at 35% of the usable value. These adjustments are our own rules of thumb for a first estimate, not USDA figures.
Second tool
Cash offer vs. listing: what would you keep?
Compare what you keep after costs, rather than comparing prices alone. Enter your listing assumptions and a cash offer, then review the difference and break-even cash amount.
Change every number to match your land. Defaults are placeholders, not market figures.
What you would keep
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Why cash offers come in below listing prices
A cash buyer's offer is usually below a retail listing price because the buyer budgets for holding costs, resale expenses and uncertainty. A listing price is an asking amount.
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Compare the written offer with realistic listing proceeds after costs and time. A buyer taking land for cash weighs expenses before setting a price. Those expenses can include taxes, upkeep, title work and later resale costs. Uncertain access or usable acreage can add risk. In many deals the buyer pays for title work, but the contract controls that allocation. A cash sale skips buyer financing, listing and showings. Closing still depends on the buyer, the contract and completion of title work.
Replace the comparison tool's placeholder defaults with your own assumptions. Enter the listing price, commission, seller closing costs, expected months to sell, annual taxes and upkeep. Then enter the cash offer and its closing costs. The outputs compare what you keep, show the difference and identify a break-even cash offer under those inputs. They do not predict the final listing sale price or tell you which contract to accept.
At a glance
- Account for property taxes and upkeep while a listing remains unsold.
- Read who pays closing expenses instead of assuming the buyer does.
- Compare contingencies, title requirements and your proceeds alongside the price.
Land value questions
Still unsure? Send us a question and we will answer it in plain words.
How much is my land worth?
Your land's value depends on its location, usable acreage, access and permitted uses. Start with the calculator's USDA benchmark, then compare nearby sales and written offers. Water, timber, utilities and title issues can change the result. An appraisal provides a parcel-specific valuation rather than a state-based estimate.
Is this land value calculator an appraisal?
No. The calculator applies stated assumptions to USDA state averages. It does not inspect your property, review title or analyze all local sales. Use the range to prepare questions and compare possible outcomes. Obtain an appraisal when you need a valuation based on the particular parcel.
Which USDA value does the calculator use?
The starting value depends on your land type. Pasture and cropland use their matching state averages. Mixed farms, ranches and rural homesites use farm real estate averages. Wooded and hunting land start with pasture values because USDA has no woodland series in this release. These are USDA's 2026 averages.
How does the calculator handle unusable acres?
The model counts the unusable share at 35% of the usable value. That assumption keeps those acres in the calculation at a reduced weight. It does not establish what a buyer will pay for restricted ground. Check your acreage estimate against the parcel's actual terrain and intended use.
Why is a cash offer lower than my listing price?
A cash buyer budgets for holding costs, resale expenses and risk, while your listing price is an asking amount. Compare proceeds after taxes, upkeep, commissions and closing costs rather than prices alone. Read each offer's conditions, since an attractive price can still depend on unresolved title or property checks.
How do I get an offer for my land?
Submit the land request form with your parcel details. Buyers in our network who buy in your county review it and contact you with offers. Compare the price, costs and contract terms. You can accept an offer or decline them all; a title company or closing attorney handles the closing.
Ready for real numbers?
An estimate is a start. Offers from land buyers in our network tell you what your land will sell for today.