Top Delaware Counties to Buy Land in 2026

Buying raw land in Delaware looks simple on a map—three counties, one small state—but pricing, zoning, and future upside vary sharply from north to south. Land values also sit in a bigger national context: U.S. agriculture continues to consolidate, with fewer farms operating on slightly larger average footprints. These trends, plus today’s tighter residential lot pipeline, are reshaping what “good land” means for buyers who want a build site, a long-term hold, or a strategic development play.

At the state level, farmland pricing highlights Delaware’s premium position. Delaware farm real estate averaged $14,400 per acre in 2025, a 0.7% increase from 2024, according to the USDA National Agricultural Statistics Service (NASS). Nationally, the average value of U.S. farm real estate was $4,350 per acre in 2025, up from $4,170 in 2024, per Statista / USDA Economic Research Service. In other words: Delaware land tends to trade at a substantial premium, so county selection and parcel-level due diligence matter even more.

Delaware Land Market Snapshot: Why County Choice Matters

Land supply and demand pressures don’t happen in a vacuum. Across the U.S., the number of farms has declined while land remains a finite asset class. There were 1.88 million U.S. farms in 2024, down 8% from 2.04 million in the 2017 Census of Agriculture, according to the USDA Economic Research Service. The average farm size reached 466 acres in 2024, only slightly higher than 440 acres in the early 1970s, per the USDA Economic Research Service. Meanwhile, total U.S. land in farms totaled 876 million acres in 2024, down 3% from 900 million acres in 2017, also reported by the USDA Economic Research Service.

For Delaware buyers, these broader trends reinforce a practical takeaway: the best county isn’t just the cheapest per acre—it’s the one where local growth, infrastructure, and permissible land use align with your goal (build now, entitle later, or hold long term).

New Castle County: Proximity, Jobs, and Infill Upside

New Castle County anchors northern Delaware and includes Wilmington plus fast-growing areas like Newark and Middletown. Buyers prioritize New Castle when they want access to major employment centers, commuter routes, universities, and established utilities—factors that often reduce development friction compared to more rural tracts.

New Castle tends to reward well-located parcels, especially those with road frontage and near existing water/sewer service. In practical terms, the county can offer faster paths to resale or redevelopment than purely agricultural ground—provided you can manage higher entry pricing and tighter competition for buildable lots.

Sussex County: Coastal Demand, Lifestyle Land, and Premium Pricing

Sussex County drives Delaware’s beach-and-recreation brand, with towns like Rehoboth Beach and Lewes pulling sustained demand for second homes and leisure-driven land purchases. Resort adjacency often pushes per-acre pricing upward, while inland Sussex can still offer larger parcels and more variety—wooded acreage, hobby farm potential, and longer-term appreciation plays that don’t rely solely on beachfront proximity.

Sussex is a strong fit when your plan centers on lifestyle value (near parks, water, and seasonal tourism) or when you want to target high-demand micro-markets where scarcity supports pricing. The tradeoff is simple: the closer you get to the coast, the more you pay for the same acreage.

Kent County: Delaware’s Best Balance of Price, Access, and Future Growth

Positioned between New Castle and Sussex, Kent County often gives land buyers the most balanced opportunity set: central access, improving demand, and pricing that can stay more approachable than the northern and coastal corridors. Dover—Delaware’s capital—adds stability through government, legal, and healthcare employment, while State Routes 1, 13, and 113 keep the county connected to the rest of the state.

Kent can be especially compelling for buyers who want buildable potential without paying peak coastal premiums, or for investors seeking a buy-and-hold strategy where gradual development and infrastructure expansion may lift values over time. If your priority is return on investment rather than immediate beach access, Kent typically offers a stronger value proposition.

Development Signals to Watch in 2025–2026

Two forces are shaping near-term land strategy: where planners see “strong market” development potential and how quickly finished residential lots may come to market.

1) High-value market areas flagged for development investment

Delaware’s housing development framework provides a useful map for targeting demand. Delaware’s 2025–2026 Qualified Allocation Plan identifies Market Areas A, B, and C as strong, high-value markets with high performing schools suitable for development investment, according to the Delaware State Housing Authority (DSHA). For land buyers, this matters because school performance and “market strength” frequently correlate with absorption, resale velocity, and builder interest.

2) A tighter pipeline for new residential lots

National lot supply dynamics can influence builder behavior and, indirectly, the value of well-located, buildable parcels. Total upcoming residential lots in Q3 2025 decreased 4.4% year-over-year and were down 13% from the 2022 peak, according to the Zonda New Home Lot Supply Index. At the same time, lots in the excavation stage totaled nearly 385,000 in Q3 2025, with expected delivery between Q2 2026 and Q3 2026, per the Zonda New Home Lot Supply Index.

For Delaware buyers evaluating infill parcels, small subdivisions, or land positioned near utilities, a tighter lot pipeline can support demand for “ready-to-build” opportunities—especially in areas already recognized as strong markets.

Key Buying Considerations (What to Verify Before You Close)

• Accessibility: Favor parcels near established roads and growth corridors. Remote land can cost more to improve than it’s worth.
• Utilities: Confirm water, electric, and sewer/septic feasibility early. Utility extensions can materially change your total cost.
• Zoning and permitted uses: Verify what you can build (and what you can’t) before you buy. Restrictions can limit resale and financing.
• Surrounding growth: Track nearby subdivisions, school demand, and commercial expansion—these factors often pull land values upward.
• Road frontage and access: Parcels with clean frontage typically outperform landlocked tracts dependent on easements.
• Site readiness: Clearing, drainage, grading, and past surveys can reduce timelines and raise buyer appeal.
• Purchase strategy: If you’re trying to buy below retail, consider direct-to-seller and off-market channels in addition to listed inventory.

Final Thoughts

New Castle County delivers proximity and infill upside, Sussex County captures coastal lifestyle demand, and Kent County often offers the strongest blend of affordability, access, and runway for growth. Delaware’s premium farmland values—$14,400 per acre in 2025—underscore why smart buyers focus less on “cheap acres” and more on utility access, zoning flexibility, and market momentum, as documented by the USDA National Agricultural Statistics Service (NASS).

Use county strengths to match your plan, then validate the parcel details that actually drive returns: buildability, infrastructure, and demand indicators like DSHA’s strong Market Areas and the evolving lot pipeline tracked by Zonda. With disciplined due diligence, Delaware land can still offer durable long-term value—especially when you buy in the right county for the right purpose.

Frequently Asked Questions (FAQs)

What are the main factors to consider when buying land in Delaware?

Focus on zoning and permitted uses, road frontage and legal access, utility availability, wetlands and drainage constraints, and nearby development activity. Then match the parcel to your timeline—build now vs. hold for appreciation—because the “best” land looks different for each strategy.

Which Delaware county is the most expensive for land?

Pricing varies by micro-location, but New Castle and coastal Sussex typically command higher premiums due to job access, infrastructure, and resort-driven demand. Comparing parcels using buildability and utility proximity often explains price differences better than county averages alone.

Is Kent County or Sussex County better for affordable land?

Kent County often provides a stronger balance of price and infrastructure, while inland Sussex can still offer lower entry points than the coast with lifestyle upside. Your best choice depends on whether you value central access (Kent) or proximity to beach-driven demand (Sussex).

How do national farm trends affect Delaware land buyers?

They highlight scarcity and consolidation. The USDA Economic Research Service reports 1.88 million U.S. farms in 2024 (down 8% from 2017), an average farm size of 466 acres in 2024, and 876 million acres of land in farms in 2024 (down 3% from 2017). These pressures can support long-term land value—especially for parcels with clear build potential and infrastructure access.

What signals should buyers watch for development demand in 2025–2026?

Pay attention to DSHA’s mapped strong markets and the national lot pipeline. The Delaware State Housing Authority (DSHA) identifies Market Areas A, B, and C as strong, high-value markets with high performing schools suitable for development investment. Meanwhile, the Zonda New Home Lot Supply Index reports upcoming residential lots fell 4.4% YoY in Q3 2025 and were down 13% from the 2022 peak, with nearly 385,000 excavated lots expected to deliver between Q2 2026 and Q3 2026.