If you’ve been looking at land in Franklin County for any length of time, you’ve probably noticed something confusing. The price per acre can be wildly different from one listing to the next.
A common question from buyers is, “Why is this 20-acre parcel cheaper per acre than that 10 acre one?”
The short answer is simple. Land doesn’t price like houses do. In Franklin County especially, value depends far more on what the land can be used for than how many acres it has.
The First Mistake Buyers Make. Focusing Only on Price Per Acre. Price per acre can be a helpful comparison tool, but it should never be the deciding factor by itself. Two properties with the same acreage can be priced very differently, and both can be priced correctly.
What matters most is land type, intended use, location and access, and improvements or lack of them. Once buyers understand that the numbers start to make sense.
A large portion of Franklin County land is wooded, and wooded acreage often comes in at a lower price per acre, especially on larger tracts. These properties tend to attract buyers looking for hunting or recreational land, privacy and seclusion, and a long-term hold rather than immediate use
Lower per acre pricing does not mean it is a bad buy. It usually reflects limited infrastructure, topography, or the fact that it is not immediately build ready.
Cleared land and pasture ground often price differently than wooded tracts, but not always higher. In fact, larger agricultural parcels frequently have lower per acre prices because buyers are focused on total usable acreage.
These buyers care about soil quality, zoning and agricultural use, water access and fencing. The value is in how the land works, not how close it is to town or how scenic it looks.
One thing that surprises buyers the most is that smaller parcels often cost more per acre. That is because they appeal to more buyers, are easier to finance and are more likely to have road frontage, utilities, or build potential.
A five- or ten-acre parcel near Washington, Union, Pacific, or Gray Summit will often carry a higher per acre price than a much larger tract farther out. That is normal for this market.
Instead of asking, “Is this a good price per acre?”, buyers should be asking:
- Can I actually use this land the way I want to?
- What will it cost me after purchase to make it usable?
- Is the pricing in line with similar land of the same type?
That is where local guidance matters. Online listings do not always tell the full story, especially with land.
The bottom line is that In Franklin County, land value is not about finding the cheapest acre. It is about finding the right land for your purpose, priced appropriately for what it is and what it is not. If you are considering buying land and want a second set of eyes on pricing, use, or long-term value, that is a conversation worth having before you write an offer.
If you would like experienced, local insight before you write an offer, feel free to reach out. I am happy to review listings with you, discuss zoning and usability, and help you determine whether the price aligns with the land type and your long-term plans.You can BET ON LIRETTE!
Cathy Lirette
🏢 MORE, REALTORS®
🌐 STLCathy.com
📧 Cathy.Lirette@STLRE.com
📞 314.730.1302
About the Author:
Cathy is knowledgeable in real estate and can answer her client's questions. She can also help them find a great house to purchase and/or help sell their current home for the best price possible.
