Top Massachusetts Counties to Buy Land in 2026

Massachusetts remains one of the most competitive land-buying states in the U.S., thanks to high-value job centers around Greater Boston, world-class education and healthcare anchors, and year-round lifestyle demand from the coast to the Berkshires. That demand is still expanding: the average home value in Massachusetts is $636,412, up 1.5% over the past year (through December 31, 2025), according to Zillow. For land buyers, that matters because rising home values often translate into stronger lot demand, tighter buildable-land supply, and more upside for well-located parcels.

Looking ahead, the market outlook supports long-term land strategy. Home prices in Massachusetts are forecast to appreciate 2–4% in 2026, according to Houzeo. On the demand side, new home sales are expected to increase by 5% in 2026, according to Norada Real Estate (citing the National Association of Realtors), and median home prices are projected to rise 4% in 2026, per Norada Real Estate (citing the National Association of Realtors). Even financing conditions appear more predictable: mortgage rates are projected to average 6.1% in 2026, according to Norada Real Estate (citing the National Association of Realtors).

Overview of Massachusetts Land Buyer Considerations

When you evaluate counties across Massachusetts for vacant acreage, buildable lots, or improved land, focus on factors that directly influence resale value, development feasibility, and holding costs:

• Regional growth trajectory — Track household formation, job creation, in-migration, and major employer expansion that can lift housing demand and land absorption.
• Infrastructure and access — Prioritize proximity to interstates, rail, ports, and major airports to support commuter demand, logistics, and higher-value commercial uses.
• Natural and lifestyle amenities — Lakes, rivers, trail networks, ski areas, and preserved open space often drive second-home demand and scarcity premiums.
• Supply, permitting, and valuation trends — Compare sale comps, build costs, and permitting patterns so you can distinguish “expensive” from “overpriced.”
• Municipal governance — Zoning flexibility, permit timelines, taxes, and local enforcement practices can make or break a project’s timeline and ROI.

Once you screen counties using these criteria, you can narrow down to towns and corridors where demand is durable and supply stays constrained.

Middlesex County

Middlesex County is the flagship choice for buyers who want land exposure tied to Greater Boston’s knowledge economy. The corridor from Cambridge through the MetroWest suburbs to towns like Concord combines exceptional school systems, deep employer density, and strong long-term pricing power.

• Demand is anchored by globally competitive employers and institutions. The area benefits from the spillover of universities, research, and innovation-driven hiring that keeps housing pressure elevated across cycles.
• High values can support higher land basis—when the lot is buildable. In counties like Middlesex, the win often comes from securing parcels with clear development paths (utilities, frontage, zoning compliance), not from betting on speculative rezoning.
• Transportation access reinforces liquidity. Major routes and commuter rail access help sustain buyer depth, which matters if you plan to exit quickly or sell to builders.

If you’re targeting Middlesex, underwrite conservatively: assume competitive acquisition, higher soft costs, and longer entitlement timelines—but also recognize that strong statewide pricing momentum supports the thesis. For example, Massachusetts home prices are forecast to appreciate 2–4% in 2026 per Houzeo, and the state’s median home prices are projected to rise 4% in 2026 per Norada Real Estate (citing the National Association of Realtors).

Worcester County

Worcester County has evolved into one of Massachusetts’ most compelling land markets for buyers who want runway without paying peak Boston-adjacent pricing. Central Mass offers a blend of workforce depth, improving amenities, and more realistic entry points for both small builders and long-term holders.

• Worcester is gaining momentum in projected transaction activity. Worcester, MA is projected to see 15.6% growth in existing-home sale counts year over year in 2026, according to Realtor.com. More transactions typically increase land liquidity—especially for buildable lots near employment nodes and commuter routes.
• Inventory constraints can keep pressure on prices and lot demand. Inventory in top markets such as Worcester remains 60% or more below pre-pandemic levels, according to Scotsman Guide (citing Realtor.com). When resale supply stays tight, builders often become more active—and developable land can reprice quickly.
• Recent “refuge metro” dynamics show price resilience. Prices in Northeast and Midwest “refuge metros” including Worcester have surged by an average of 16.3% compared to 2022, per Scotsman Guide (citing Realtor.com). That history doesn’t guarantee future returns, but it signals sustained demand for livable, accessible metros outside the highest-cost coastal cores.

Worcester County can also pencil better in a rate-sensitive environment. Mortgage rates are projected to average 6.1% in 2026, according to Norada Real Estate (citing the National Association of Realtors). When financing stays elevated, buyers often trade down on price, location, or lot size—making “value metros” and well-positioned infill lots more competitive.

Essex County

Essex County appeals to land buyers who want coastal and near-coastal demand drivers without being entirely dependent on downtown Boston pricing. From historic North Shore communities to commuter-friendly inland towns, Essex provides a mix of lifestyle demand, medical and educational employment influence, and strong access to the Boston metro sphere.

• Boston access plus lifestyle scarcity supports long-term value. Commuter rail and highway connections keep Essex linked to job centers, while coastline-adjacent character and tourism lift second-home and retirement interest.
• Stability comes from diverse employment drivers. Healthcare, education, and professional services provide resilience that can reduce volatility versus markets dependent on a single industry.
• Balanced risk profiles fit multiple strategies. Essex can work for buyers seeking small-lot infill, modest subdivisions, or longer holds on parcels with future improvement potential.

Essex also benefits from broader regional demand patterns along the Massachusetts-Rhode Island corridor. The Providence–Warwick, R.I.–Mass. metro is projected to see a 7.1% increase in existing-home sale counts and a 4.1% increase in median sale price year over year in 2026, according to Realtor.com. That projected activity can support land demand in nearby Massachusetts submarkets where buyers seek relative value and commutable alternatives.

Key Takeaways for Land Buyers Targeting Massachusetts

• Match county selection to your end use. A build-ready infill lot near employment centers calls for different screening than recreational acreage or a long-hold land bank.
• Underwrite with 2026 conditions in mind. Plan for mortgage rates averaging 6.1% in 2026 per Norada Real Estate (citing the National Association of Realtors), and use realistic demand assumptions informed by forecasts like a 5% increase in new home sales in 2026 per Norada Real Estate (citing the National Association of Realtors).
• Respect local regulation and entitlement timelines. Zoning, wetlands, frontage, septic suitability, and subdivision rules vary widely by town and can change the economics more than your purchase price.
• Let supply constraints guide your micro-location choices. In markets where inventory remains 60%+ below pre-pandemic levels—such as Worcester—per Scotsman Guide (citing Realtor.com), buildable lots and “ready-to-go” parcels often command outsized interest.

Massachusetts offers deep opportunity for land buyers, but the best outcomes usually come from aligning county-level demand with town-level feasibility. With the average home value at $636,412 and up 1.5% year over year (through December 31, 2025) per Zillow, plus expectations for continued appreciation in 2026 (2–4% forecast per Houzeo), strategic land acquisitions—grounded in permitting realities—can position you for long-term upside.

Frequently Asked Questions (FAQs)

What do Massachusetts pricing trends imply for land buyers heading into 2026?

They point to steady demand rather than a dramatic reset. Massachusetts home prices are forecast to appreciate 2–4% in 2026 per Houzeo, and median home prices are projected to rise 4% in 2026 per Norada Real Estate (citing the National Association of Realtors), which can support lot values—especially where buildable inventory is scarce.

How tight is housing supply in Worcester, and why does that matter for land?

Supply remains unusually constrained: inventory in top markets such as Worcester is still 60% or more below pre-pandemic levels, according to Scotsman Guide (citing Realtor.com). Tight resale inventory often pushes demand toward new construction, which can increase competition for developable lots.

Are there indicators that Worcester demand could rise further?

Yes. Worcester, MA is projected to grow existing-home sale counts by 15.6% year over year in 2026, according to Realtor.com. Higher projected transaction volume can improve land liquidity and builder appetite.

What regional metros should Massachusetts land buyers watch besides Boston?

The Providence–Warwick, R.I.–Mass. metro is projected to increase existing-home sale counts by 7.1% and median sale price by 4.1% year over year in 2026, according to Realtor.com. That forecast can matter for nearby Massachusetts communities where buyers seek commutable value.

What financing environment should buyers plan for in 2026?

Budget for mortgage rates averaging 6.1% in 2026, according to Norada Real Estate (citing the National Association of Realtors). Rates at that level often reward buyers who purchase parcels with clearer, faster build paths and stronger exit liquidity.

Is there evidence that “refuge metro” pricing has been strong around Worcester?

Yes. Prices in Northeast and Midwest “refuge metros” including Worcester have surged by an average of 16.3% compared to 2022, per Scotsman Guide (citing Realtor.com). Use that as context—then validate your specific town’s comps, zoning, and build costs before you buy.