What Does an Acre of Land Cost in Mississippi in 2026?

One acre of land in Mississippi can be worth a few thousand dollars—or far more—depending on what you can do with it. Soil quality, water access, zoning, infrastructure, and proximity to jobs and transportation corridors all push land values up or down. If you’re buying to farm, build, or hold for long-term appreciation, current sales and rental benchmarks can help you price an acre realistically.

Current Mississippi Land Values: What One Acre Costs Today

Mississippi land prices vary by region and intended use, so it helps to look at multiple “market snapshots” rather than relying on a single statewide average.

Farmland (Cropland) Benchmarks

Mississippi cropland values have remained competitive with national pricing. Mississippi cropland value rose 3.3 percent to $5,790 per acre in 2025, according to RFD-TV (citing USDA data). For context, the U.S. average cropland value increased to $5,830 per acre in 2025, per the USDA Economic Research Service.

Market Listings (All Land Types)

Public listing data can reflect a wider mix of property types—timberland, hunting tracts, small residential lots, and farm acreage. The median price per acre for land listings in Mississippi is $5,425, according to Land.com. Listings can be influenced by improvements, access, and seller expectations, so they’re best used alongside verified sales and rent data.

What Drives Per-Acre Pricing in Mississippi

Even when two parcels have the same acreage, they rarely have the same value. Buyers typically price Mississippi land based on location, utility, and the cost to make the property usable for its highest and best use.

1) Development and Improvement Costs

Land that needs major work usually sells at a discount. Drainage upgrades, site clearing, road construction, utility extensions, surveys, and rezoning can quickly change the true cost per acre. A “cheaper” tract can become expensive after you budget for permitting and infrastructure.

2) Agricultural Productivity (Including Irrigation)

For farm buyers, crop potential and water access are core value drivers. Verified Mississippi sales data shows a clear pricing difference between irrigated and non-irrigated cropland:

• Irrigated cropland sold at an average price of $5,754 per acre across 1,572 acres, with a range of $4,200 to $7,225 during 2023–25, according to Mississippi State University Extension.
• Non-irrigated cropland sold at an average price of $4,628 per acre across 718 acres, with a range of $3,000 to $7,225 during 2023–25, per Mississippi State University Extension.

In practice, irrigation can support more consistent yields and reduce weather risk, which often strengthens long-term income potential and resale appeal.

3) Proximity to Transportation and Employment Centers

Access matters for both farm and non-farm uses. Parcels near major highways and distribution routes can command higher pricing because they reduce hauling time for commodities and improve feasibility for industrial, warehousing, or service-oriented development.

Mississippi Land Rental Rates: What One Acre Can Earn

If you’re evaluating land as an investment, rents help you estimate cash-flow potential. Rental rates also provide a reality check on purchase price when buyers compare income to acquisition cost.

Statewide Averages (Cropland and Pasture)

• The statewide average rental price for cropland is $141.47 per acre, with a range of $30 to $260, according to Mississippi State University Extension.
• The statewide average rental price for pastureland is $25.23 per acre, with a range of $12 to $55, per Mississippi State University Extension.

Irrigated vs. Non-Irrigated Cropland Rents

Water access shows up in rental markets, too:

• The average rental price for irrigated cropland is $177.78 per acre across 24,246 acres, with a range of $75 to $250, according to Mississippi State University Extension.
• The average rental price for non-irrigated cropland is $88.33 per acre across 2,787 acres, with a range of $50 to $125, per Mississippi State University Extension.

These rent differences help explain why irrigated tracts often sell at a premium: stronger revenue potential can support a higher purchase price.

Development Potential: The “Ceiling” on What an Acre Can Be Worth

In many Mississippi markets, agricultural value creates the baseline. Zoning and infrastructure determine the upside.

Land inside or near municipal growth areas can climb well beyond farm pricing when zoning allows higher-intensity uses—such as subdivisions, commercial pads, storage, mixed-use, or industrial facilities. By contrast, rural acreage without utilities or road frontage may stay closer to its productive (or recreational) value unless an investor funds major improvements.

County planning rules, floodplain considerations, and access to water/sewer typically set the development ceiling. Buyers who evaluate these constraints early avoid overpaying for acres that look promising on a map but face expensive feasibility hurdles.

Benefits of Buying Land in Mississippi

1) Cropland Demand Anchors Value

Mississippi’s agricultural footprint supports ongoing demand for productive acres. When you buy well-located cropland—especially with irrigation potential—you’re tying value to measurable output and lease demand, not just speculation.

2) Strong Logistics Positioning Supports Non-Farm Uses

Sites with efficient access to key transportation corridors can attract industrial and distribution activity, which can raise land values over time as utilities and supporting services expand outward from established hubs.

3) Recreation and Coastal Interest Can Lift Select Markets

Mississippi’s hunting land, timber tracts, and coastal-adjacent parcels can benefit from lifestyle migration and tourism-driven demand. While pricing varies widely by parcel characteristics, investors often watch these pockets for infrastructure improvements and zoning changes that can increase an acre’s utility.

Final Thoughts

One acre of land in Mississippi is worth what it can reliably produce or become. Use verified cropland sales, rental rates, and listing medians to anchor your expectations, then adjust for the realities of each tract—water, access, improvements, zoning, and long-term demand drivers. When you match price to feasible use, you protect your downside and give your investment room to grow.

Frequently Asked Questions (FAQs)

What factors most influence the value of one acre in Mississippi?

Location, access (roads and utilities), zoning/development potential, soil quality, water availability (including irrigation), and the cost of improvements typically drive per-acre pricing.

How much is cropland worth in Mississippi compared to the U.S. average?

Mississippi cropland value reached $5,790 per acre in 2025 per RFD-TV (citing USDA data), while the U.S. average cropland value was $5,830 per acre in 2025 according to the USDA Economic Research Service.

How do irrigated and non-irrigated cropland prices compare in Mississippi?

During 2023–25, irrigated cropland averaged $5,754 per acre (1,572 acres; range $4,200 to $7,225) while non-irrigated cropland averaged $4,628 per acre (718 acres; range $3,000 to $7,225), per Mississippi State University Extension.

What are typical rental rates per acre in Mississippi?

The statewide average cropland rent is $141.47 per acre (range $30 to $260) and the statewide average pasture rent is $25.23 per acre (range $12 to $55), according to Mississippi State University Extension.

How much more does irrigated cropland rent for than non-irrigated cropland?

The average irrigated cropland rent is $177.78 per acre (24,246 acres; range $75 to $250) versus $88.33 per acre for non-irrigated cropland (2,787 acres; range $50 to $125), per Mississippi State University Extension.

What does listing data suggest about per-acre pricing in Mississippi?

The median price per acre for land listings in Mississippi is $5,425, according to Land.com. Listing medians can reflect a mix of property types and improvements, so compare them with local comps and intended use.