Is Buying Land in Virginia a Smart Move in 2026?

Virginia land continues to attract investors who want a blend of long-term appreciation potential and real-asset stability. Recent pricing data shows a market that’s both competitive and highly localized: statewide averages can look reasonable, while Northern Virginia pricing can move into a different universe entirely. Below is a current, data-backed framework to help you evaluate whether Virginia land is a good investment for your goals, timeline, and risk tolerance.

Virginia Land Values in 2023–2025: What the Latest Data Signals

Across Virginia, agricultural and farm-related land values have remained resilient, even as transaction activity cooled in some segments:

• Virginia agricultural land sold in 2023 averaged $5,464 per acre, and transaction volume fell to 1,461 transactions from 2,159 the prior period, according to Mossy Oak Properties.
• Recent statewide data puts the average agricultural land value at approximately $5,850 per acre, according to Mossy Oak Properties.
• Farm real estate values in Virginia increased 10.4% from 2023 to 2024, according to Morning Ag Clips.
• For national context, U.S. farm real estate value averaged $4,350 per acre for 2025—up $180 per acre (4.3%) from 2024—according to USDA National Agricultural Statistics Service (NASS).

These benchmarks help investors sanity-check deals: if a parcel is priced well above typical agricultural averages, you’ll want a clear reason—such as zoning upside, utility access, proximity to major metros, or near-term development demand.

Why Virginia Land Pricing Varies So Much by County

Virginia is not a single land market—it’s a collection of micro-markets shaped by proximity to Washington, D.C., regional job centers, infrastructure, and development constraints. That’s why per-acre pricing can swing dramatically.

Northern Virginia: Premium Pricing Near the D.C. Economy

Northern Virginia can command some of the highest land prices in the state, reflecting intense demand and limited developable supply:

• In Loudoun County, average land values are around $110,782 per acre, according to Mossy Oak Properties.
• In Fairfax County, the median price per acre reached $728,417, according to Mossy Oak Properties.

At these price levels, buyers typically aren’t underwriting the deal like traditional farmland. They’re valuing entitlement potential, infill scarcity, and proximity to major employment corridors.

Regional Agricultural Pricing: Central and Western District Benchmarks

If you’re underwriting land primarily for agricultural value (or rural lifestyle/recreation with limited development expectations), district-level pricing offers a more comparable baseline:

• The Central District averaged $6,283 per acre for agricultural land in 2023, according to Mossy Oak Properties.
• The Western District averaged $5,957 per acre for agricultural land in 2023, according to Mossy Oak Properties.

Virginia’s Economy and Growth Poles: Where Land Demand концентrates

Virginia’s real estate demand tends to cluster around three major engines:

• Northern Virginia: Driven by federal government, defense contractors, and large-scale tech and data-center activity that radiates into surrounding counties.
• Richmond metro: A diversified economy with state government, finance, education, and steady in-migration supporting suburban expansion.
• Hampton Roads: Anchored by military installations, port logistics, and coastal tourism, with ongoing demand for housing and services.

For land investors, these growth poles matter because they influence the two biggest drivers of appreciation: (1) end-buyer demand and (2) the probability that a parcel becomes more developable over time.

Demand Drivers That Move Virginia Land Values

When you evaluate land in Virginia—whether rural acreage or a metro-adjacent tract—focus on measurable demand drivers that tend to show up in pricing:

• Population and household formation: More residents typically increase demand for housing, retail, and supporting services.
• In-migration patterns: Movement along the I-95 corridor and spillover from D.C. can lift values well beyond agricultural baselines.
• Employment growth: Job creation increases housing absorption and raises the odds of rezoning or subdivision demand.
• Infrastructure investment: Roads, transit, and utility expansions can turn “future land” into “next land.”
• Local business climate and permitting environment: Timelines, community sentiment, and zoning flexibility often determine whether upside is real or theoretical.

Key Factors to Evaluate Before Buying Land in Virginia

Strong land investing starts with deal-level diligence. Use these criteria to assess risk, liquidity, and upside:

• Location relative to growth: Parcels near expanding metro areas typically attract more buyers and enjoy stronger long-term demand.
• Access and frontage: Road frontage, visibility, and multiple points of access often increase development flexibility and resale appeal.
• Zoning and entitlements: Zoning drives highest-and-best-use. Confirm what you can build today—and what could realistically be approved later.
• Utilities: Proximity to water/sewer/electric can separate a buildable investment from a long-term hold with limited exit options.
• Environmental constraints: Flood risk, wetlands, and watershed rules can reduce usable acreage and complicate permitting.
• Comparable inventory: Too many similar parcels nearby can cap appreciation and lengthen time-to-sale.

Hot vs. Cold Areas for Virginia Land Investing (Practical Takeaways)

Hotter Demand Areas (Generally)

• Loudoun County: High-income demand and metro spillover, reflected in premium pricing.
• Henrico County: Suburban growth adjacent to Richmond supports steady absorption.
• Arlington/Alexandria: Infill scarcity and strong buyer depth where developable land is limited.
• Virginia Beach: Ongoing residential and mixed-use demand tied to the region’s economy and lifestyle appeal.

Colder or Higher-Risk Areas (Generally)

• Parts of Southside/Southwest Virginia: Some localities face weaker growth dynamics, which can reduce liquidity and appreciation.
• Chesapeake Bay-adjacent constraints: Environmental and watershed regulations can materially limit development options.
• Lower-catalyst rural corridors: Areas without clear job, infrastructure, or population tailwinds often require a longer hold and conservative underwriting.

Ownership and Policy Considerations: Privately Held Acres and Foreign Ownership

Supply, ownership patterns, and regulation all shape long-term land dynamics. Virginia reports a large base of privately held agricultural land:

• As of December 31, 2023, Virginia has 18,789,439 acres of privately-held agricultural land, and 270,405 acres (1.44%) are foreign-held, according to the Virginia Department of Agriculture and Consumer Services.

For investors, this type of data matters because it informs long-term supply conditions, policy discussions, and public scrutiny—especially in areas where development pressure and land preservation priorities collide.

Strategies to Improve Returns on Virginia Land

• Buy where demand is structural: Target metro-adjacent areas with durable job and population drivers.
• Prioritize “path of growth” parcels: Focus on corridors likely to see utilities and road improvements.
• Underwrite zoning realistically: Pay for what the land is today; treat rezoning upside as optionality unless you have a clear path.
• Use a medium-term hold: Many investors plan multi-year holds to let local cycles and infrastructure catch up to the thesis.
• Create interim income when possible: Consider agricultural leases, hunting leases, or ground leases where appropriate to offset carrying costs.
• Build a local team: Surveyors, land-use attorneys, and brokers who specialize in land can reduce costly mistakes.

Risks That Can Temper Virginia Land Appreciation

• Market liquidity: As shown by the drop to 1,461 agricultural land transactions in 2023 from 2,159, fewer sales can mean longer exit timelines and wider bid-ask spreads, according to Mossy Oak Properties.
• Congestion and infrastructure constraints: In high-demand Northern Virginia, traffic and capacity limits can slow approvals and shape where growth can realistically occur.
• Environmental and watershed limitations: Restrictions can reduce buildable area and raise permitting costs.
• Community opposition to density: Rezoning and higher-density projects can face delays or denials.
• Overpaying for speculative upside: Premium counties can be rewarding, but pricing (for example, Fairfax’s $728,417 median per acre) leaves little room for entitlement surprises, per Mossy Oak Properties.

Exit Planning: How to Sell Virginia Land More Effectively

• Price with true comps: Land pricing is hyper-local; use recent, nearby comparables and adjust for utilities, zoning, and access.
• Market beyond the MLS: Reach builders, farmers, timber/recreation buyers, and developer networks depending on the parcel type.
• Consider seller financing selectively: For rural parcels, financing can expand the buyer pool and support a higher price.
• Plan for time-to-sale: Vacant land often takes longer to sell than homes, especially outside fast-growth corridors.

Final Thoughts

Virginia can be a strong land investment—if you match the parcel to the right thesis. Statewide agricultural pricing in the mid-$5,000s per acre range can look attractive relative to premium metro counties, while recent growth signals (including a 10.4% increase in Virginia farm real estate values from 2023 to 2024) show ongoing momentum, according to Morning Ag Clips. The best opportunities typically come from disciplined deal selection: prioritize access, utilities, zoning clarity, and proximity to durable demand—then build an exit plan before you buy.

Frequently Asked Questions (FAQs)

Is Virginia land still a good investment in today’s market?

It can be, especially in metro-adjacent areas with strong buyer depth. The key is underwriting to realistic use today while treating rezoning or development upside as a bonus unless you have a proven approval path.

What’s a “normal” per-acre price for Virginia land?

It depends on use and location. Recent statewide agricultural averages have been reported around $5,850 per acre, while Northern Virginia counties can be dramatically higher (for example, Loudoun around $110,782 per acre and Fairfax with a median of $728,417 per acre), according to Mossy Oak Properties.

How does Virginia compare to U.S. farm real estate values?

Nationally, U.S. farm real estate averaged $4,350 per acre for 2025, up 4.3% from 2024, according to USDA National Agricultural Statistics Service (NASS). Virginia’s agricultural averages often price above that national figure, reflecting regional demand and proximity to major metros.

Does foreign ownership meaningfully affect Virginia’s land market?

Virginia reports that 1.44% of its privately held agricultural land is foreign-held (270,405 of 18,789,439 acres), according to the Virginia Department of Agriculture and Consumer Services. The market impact varies by region, but the data is relevant for investors tracking policy risk and long-term supply dynamics.

What’s one red flag investors overlook with land deals?

Paying a development price for land without confirmed utilities, access, and zoning certainty. A parcel can look cheap per acre until you price out the cost—and timeline—required to make it buildable.