Buying land in the United States can be a great investment, whether you plan to live on it yourself or leverage it for profit. It all depends on where you look. Some places offer low upfront costs, particularly for buyers who are willing to buy in less developed regions.

However, finding a cheap piece of land isn't always easy, and sometimes aspects like utility access and infrastructure can justify a higher price. Understanding these legal, logistical, and environmental factors is what will make or break a land deal.

Why Buy Land in the U.S.

People often restrict themselves to already-developed real estate like rental homes, offices, or apartment buildings. However, buying land has many overlooked benefits, including:

Lower Upfront Costs

Vacant lots typically cost significantly less than developed properties. You aren't paying for a building's value or renovations. Many times, developers incur massive costs from tearing down existing structures before rebuilding.

Build When You're Ready

Raw land is frequently taxed more leniently than developed land. Some states even offer benefits for leaving plots unused for a specified number of years. The lower property taxes allow people to buy in favorable locations without being financially or logistically prepared to build on them immediately.

Minimal Maintenance

Commercial and residential properties incur continuous and frequent maintenance costs, such as plumbing, utility upkeep, and structural repairs. In contrast, vacant land has fewer recurring costs aside from basic cleaning.

Long-Term Investment

Land can be a reliable long-term investment due to its low maintenance costs. Cities are quickly swallowing up rural areas, and today's cheap land could command a high price in the future. Many land speculators purchase rural land, hoping for high appreciation.

Privacy and Open Space

Rural areas are generally less crowded than cities, which delivers a more serene and spacious atmosphere. There are also fewer neighbors and building restrictions if you decide to develop the land.

Cautions to Keep in Mind

When learning how to buy land, it is important to understand the built-in threats. Complexities surrounding local zoning laws could prohibit you from using the land according to plan. Other parcels can be landlocked or lack access to water, sewer, or electrical hookups. These potential problems are why buyers should have a clear intent for their land.

Top 5 Cheapest States to Buy Land in 2025

Land isn't valued the same in every state. Rural areas on the outskirts of fast-developing cities are better prospective investments, incurring higher prices. People leaning toward affordability should start their searches in the following states:

Arizona

• Average Cost per Acre: $4000
• Popular & Cheap Counties & Regions: Mohave County (Kingman and Havasu)
• Common Land Types: Juniper & Pine Forests, Grand Canyon, and Desert
• Why it’s Affordable: Large selection of BLM offerings and remote mountain plots

Arizona is an affordable state with many rural regions and diverse landscapes, such as Canyon Country and the Sonoran Desert. The state has few zoning restrictions, and even smaller cities are rapidly developing, driving land interest.

Cities like Phoenix and Tucson are rapidly expanding due to the influx of finance and technology companies escaping California. This growth makes nearby rural plots a good place to look for long-term investments.

New Mexico

• Average Cost per Acre: $700
• Popular & Cheap Counties & Regions: San Juan and Curry County
• Common Land Types: Mountains, Basins, and the Great Plains
• Why it’s Affordable: Dwindling rural populations driving land prices down

The "Land of Enchantment" is an attractive place to purchase land, including sites like Carlsbad Caverns and the White Sands National Park. However, aside from a few highly populated centers, New Mexico is largely desert, similar to Arizona.

New Mexico's rural farmland regions average roughly $700 per acre, and in some counties, the price can fall much lower. With a 0.61 percent property tax rate, New Mexico isn't the lowest in the U.S., but it is still in the bottom third.

Colorado

• Average Cost per Acre: $2200
• Popular & Cheap Counties & Regions: San Luis Valley
• Common Land Types: Rocky Mountains, Plateaus, and Plains
• Why it’s Affordable: Harsher climates decreasing interest in The Valley

At an average of $2,200 an acre, Colorado is one of the cheapest states to buy land, and prices can drop precipitously near its mountainous regions. Most unclaimed land is in the southwestern portions of the state, with particular interest in the San Luis Valley.

Better known as "The Valley," this area is an underdeveloped and high-latitude desert. Colorado is constantly expanding urban areas to accommodate new growth. However, the state has some extreme environments, and land buyers should be aware of the weather conditions in each season.

Mississippi

• Average Cost per Acre: $3490
• Popular & Cheap Counties & Regions: Adams, Wilkinson, and Jefferson Counties
• Common Land Types: Hills, Marshes, and Prairies
• Why it’s Affordable: Low property demand despite rich farming conditions

Mississippi has the fifteenth-lowest property tax rates in the country and relatively low prices per acre. The state also has a moderate climate, fertile soil, and a low cost of living, making it one of the best "off-the-grid" locations for people interested in homesteading.

Popular regions for land deals include Adams, Wilkinson, and Jefferson counties, which offer many farmland and wooded lots. A lack of property demand drives the low prices, as Mississippi does not have many famous attractions that bring people to the state.

Arkansas

• Average Cost per Acre: $4110
• Popular & Cheap Counties & Regions: Searcy and Clay Counties
• Common Land Types: Mountains, Forests, and Bayous
• Why it’s Affordable: Low economic power and centralized populations decreasing demand in other areas.

Arkansas’ average price per acre tops our list and 2024’s prices were a historic high for the state. However, non-irrigated croplands and pastureland both average significantly lower in cost at $2,710 and $3,270 per acre, respectively.

Arkansas is also perfect for homesteaders or retirees looking for independent resource production. The state has good soil and temperatures suited for long growing seasons, assisting ranches and agricultural production.

However, deals outside of Bentonville, Fayetteville, and Conway are more in demand due to educational facilities and nearby attractions.

Where to Find Cheap Land Listings

Thanks to online listings, there are many ways to find affordable land prices. While you should use a variety of tools, several platforms specialize in more rural or prospective listings.

Zillow

Millions use Zillow to find their next apartment or dream home. However, one of its filters allows users to search for land and lots. This tool has advanced filters and requires multiple photos, allowing you to get information on the acreage, condition, and whether the land is already developed.

Lands (formerly Lands of America)

Land.com is a U.S. listing site that includes farms, ranches, and recreational properties. It is typically used to buy large acreage properties or already developed rural facilities. However, users can set price filters to find more affordable listings.

LandWatch

LandWatch shows thousands of land listings across the U.S., including undeveloped and developed regions. In addition to advanced filters, the site has interactive maps that allow users to view properties more intimately.

Land & Farm

Land & Farm is a great platform for searching for agriculturally or residentially focused land listings. It is beneficial for people searching for farms, hunting ranges, or rural residences. Many listings are created by real estate agents, which may lead to higher costs.

Facebook Marketplace

People who want to contact the landowner directly can search Facebook Marketplace. Landowners sometimes post on social media to enhance the visibility of their listings and are reasonably quick to respond to inquiries.

County Websites or Tax Auctions

Repossessed land and properties are often seized to cover unpaid taxes or complete probate processes. Buyers can sometimes find land offered at huge discounts because the county doesn't want to spend the resources on offloading.

Tips for Buying Cheap Land Safely

Buying land is not a simple process, causing many people to fall for scams along the way. Skipping key steps may also leave you with an unusable money pit. Here are some of the best practices to protect yourself:

Pre-Verify Zoning and Land Use

Zoning laws dictate what can be built on a land parcel. Some areas don't allow residential units, while others are earmarked for environmentally conscious development. Always contact the county zoning office to confirm the legality of your plans for the land.

Check Utilities and Access

If you are planning to develop, you should confirm whether the plot has access to electricity, water, roads, and sewage. Installing these services can be extremely costly, but forgoing them can ruin your plans. Ask the seller for utility status documents.

Perform a Title Search

Running a title search lets you know if there are ownership conflicts, such as liens, back taxes, or probate complications. A reputable title company or real estate attorney should perform this task.

Hire a Local Surveyor

A land surveyor confirms property boundaries and features using specialized tools. They ensure the listing details are accurate and that buyers are not scammed. Their help is indispensable in undeveloped parcel purchases.

Don't Skip Due Diligence

Do your research. Call the county land office to confirm the listing information personally. However, county information can be outdated. Buyers should also walk the land and confirm its condition.

Beware Overly Cheap Land

As with everything worth having, "You get what you pay for." The listed states have some of the lowest price-per-acre offerings in America, but there are reasons for that. Negative aspects like harsh climates or a lack of basic utility hookups harm interest.

People who want to purchase land in these areas must consider whether they can afford the renovations required to develop the land. They must also consider that rural areas have longer sell-by dates if the land fails to meet their expectations.

Tax Liens and Government Auctions: Hidden Opportunities

Likely, the most heavily discounted land deals require out-of-the-box thinking and extra effort. Some opportunities to watch out for include:

County Tax Lien Sales

Unpaid taxes can force the county to seize and auction a property to cover the debt. Buyers searching for a cheaper deal can acquire this land by paying the owed taxes and assuming the land debt. This reduces the initial cost barrier blocking many people from investing.

Foreclosure Auctions

Foreclosed land can be an incredible chance to buy parcels whose owners have defaulted on a loan or mortgage. These auctions are more common in economically depressed areas and are often sold at below-market rates.

Each county maintains different methods for auctioning off parcels. However, in Arkansas, the Commissioner of State Lands typically handles this process. Buyers interested in this method can also find bank-owned foreclosures on national listing sites like Zillow or Lands.com.

Bureau of Land Management (BLM) Land Sales

The BLM and US Forest Service occasionally sell parcels to the public. These lands are classified as "excess" and unsuited for the department's mission. These sales are rare and most commonly occur in the Western United States.

Government Real Estate Sales

Some federal agencies sell real estate or partner with third-party platforms to do so. The U.S. Department of Agriculture sells rural properties such as farms and ranches by auction and sometimes accepts private offers.

Some surplus properties are also sold. Examples include unused and undeveloped land, discarded office buildings, and old warehouses. Buyers can purchase the property and parcels.

Know Where to Buy and What You’re Buying

Picking up affordable land in the U.S. can be a profitable investment or a satisfying life choice. States like Arizona and New Mexico offer different experiences but are also going through market changes that could significantly increase land value.

However, even within each state, you have to know where to look. Land in large population centers is unlikely to have bargain parcels. The best prices are in primarily rural and undeveloped areas, and these plots are less likely to have access to basic utilities.

So, investors must beware the additional costs of renovating the land, and personal buyers should know exactly what they plan to do with it after the purchase. With the right approach, you can find a great deal that fits your goals and budget.