Top Virginia Counties to Buy Land in 2026

Virginia continues to attract land buyers who want room to build, farm, hunt, or simply hold acreage as a long-term asset. The opportunity is real—but so are today’s market pressures, from tightening inventory to farmland conversion and higher financing costs. If you’re deciding where to buy, it helps to understand both the statewide land-value picture and the local dynamics that make certain counties stand out.

Virginia Land Market Snapshot (What the Latest Data Says)

Land remains a cornerstone asset in U.S. agriculture. In 2024, farm real estate accounted for 84% of total U.S. farm sector assets, according to the USDA ERS. That context matters in Virginia, where many buyers evaluate land not only for lifestyle value, but also for asset stability and long-range upside.

Virginia pricing is holding strong, even as market activity cools. In 2023:

• Virginia agricultural land sold for an average of $5,464 per acre, and transaction volume fell to 1,461 transactions from 2,159, per Virginia Cooperative Extension.
• The statewide estimate of the price of agricultural land was $5,434 per acre, according to Virginia Cooperative Extension.
• Total acres sold in Virginia decreased by 49,870 acres, per Virginia Cooperative Extension.

Nationally, values continue to climb. Farmland values reached a record high, rising 4.7% over 2024, according to the American Farm Bureau Federation. For Virginia buyers, that trend reinforces the importance of buying in counties with durable demand drivers: proximity to jobs, strong recreation/tourism appeal, productive soils, or development constraints that protect open land.

Why County Choice Matters More Than Ever

Virginia’s land story is also a land-conversion story. Between 2012 and 2022, more than 7,000 Virginia farms comprising over 992,000 acres of farmland were converted to other, non-agricultural uses, according to the USDA 2022 Agricultural Census via Virginia Conservation Network. That shift can tighten supply, change rural character, and influence zoning decisions county by county.

At the same time, many farms operate at smaller revenue levels. In 2024, 48.1% of all farms had less than $10,000 in sales, and 78.9% had less than $100,000 in sales, according to the USDA Farms and Land in Farms 2024 Summary. For buyers, this underscores a practical reality: many “farm” properties are lifestyle operations or part-time ventures, so access, utilities, buildability, and permitted uses often matter just as much as soil quality.

Virginia agriculture also benefits from significant federal support. The U.S. Department of Agriculture has provided more than $3.4 billion in subsidies to Virginia farmers since 1995, as reported by the Virginia Center for Investigative Journalism citing USDA. If you plan to farm, lease to farmers, or invest in income-producing land, understanding program eligibility and local farm economics can materially affect long-term returns.

Loudoun County: Where Data Centers Meet Pastureland

Loudoun County sits at the intersection of rural Virginia and the D.C. metro economy. It’s known for fast growth, major infrastructure investment, and highly sought-after countryside—an unusual combination that can support both lifestyle purchases and long-term land value.

Why buyers target Loudoun

1. Job-driven demand nearby. Proximity to Northern Virginia’s employment base can support resale and rental demand.
2. Scenic, usable land. You can find a mix of open fields, equestrian properties, and vineyard-friendly terrain.
3. Access matters. Roads, services, and proximity to D.C. make weekend property visits and commuting more realistic than in more remote counties.

Watch-outs before you buy

• Higher entry prices. Competition and location often push land costs up.
• Stricter zoning and overlays. Confirm permitted uses (subdivision, agritourism, additional dwellings, short-term rentals) before closing.

Albemarle County: Culture, Conservation, and Long-Term Demand

Albemarle blends Charlottesville’s cultural energy with protected landscapes, estate tracts, and strong conservation priorities. If you want land that holds its appeal across market cycles, this county often stays on short lists.

Why buyers choose Albemarle

1. Stable regional draw. The UVA/Charlottesville area supports year-round demand.
2. Wine and agritourism potential. The county’s reputation fits vineyards, tasting-room concepts, and farm-stay style uses—where allowed.
3. Prestige and preservation. Historic and scenic protections can help maintain rural character over time.

Watch-outs before you buy

• Preservation-focused rules. Review comprehensive plans, conservation easements, and any development restrictions.
• Carrying costs. Taxes and improvements can add up quickly, especially on higher-value tracts.

Frederick County: Shenandoah Gateway with Room to Grow

Frederick County offers Shenandoah Valley access with a pricing profile that can be more approachable than the immediate D.C. exurbs. It’s a strong fit for buyers seeking space, views, and practical land use—without giving up connectivity.

Why it stands out

1. Better value potential. You may find more acreage per dollar compared to closer-in counties.
2. Farm-friendly terrain. Many parcels support traditional agricultural use and rural residences.
3. Outdoor recreation nearby. Proximity to public lands and mountain recreation can support personal use and some tourism-oriented strategies.

Watch-outs before you buy

• Growth pressure. As demand expands, land use can shift—evaluate adjacency risks and future road plans.
• Connectivity gaps. Verify broadband and cell coverage if you plan to work from the property.

Rockingham County: Productive Valley Land and Strong Farm Identity

Rockingham County is a Shenandoah Valley anchor with deep agricultural roots and broad stretches of working land. Buyers who want scale, productivity, and a strong rural community often find it here.

Why buyers buy here

1. Agricultural backbone. The county supports row crops, livestock, and diversified farm operations.
2. Mountain views and recreation. The Blue Ridge and Massanutten backdrops keep the lifestyle value high.
3. Community networks. Rural service providers and agricultural support systems tend to be well established.

Watch-outs before you buy

• Fewer urban amenities. If nightlife and dense retail matter, this may feel quieter than expected.
• Land-use tensions. As Virginia continues to lose farmland to non-ag uses, local debates about growth and preservation can shape permitting and future value.

Bedford County: Blue Ridge Views with Versatile Use Cases

Bedford County delivers a mix of mountain scenery, lake access, and rural tracts that can work for homesteads, recreation parcels, or small-scale tourism concepts.

Why it’s worth a look

1. Potentially lower cost basis. Many buyers find more approachable pricing than in the most competitive metro-adjacent counties.
2. High lifestyle value. Blue Ridge scenery and Smith Mountain Lake access support everything from cabins to family compounds.
3. Tourism angles. Outdoor recreation demand can support permitted short-term rentals or small hospitality concepts.

Watch-outs before you buy

• Terrain and build costs. Steep slopes, septic suitability, and driveway/roadwork can change the economics quickly.
• Car dependence. Plan for driving—especially if you need consistent access to services or employment hubs.

Virginia Agriculture Is Still a Powerful Economic Signal

If you’re buying with farming in mind—either to operate yourself or to lease—watch what’s producing value in-state. In 2024, Virginia farmers harvested approximately 4,700 acres of pumpkins, with fresh market production valued at $14.7 million, according to the U.S. Department of Agriculture’s National Agricultural Statistics Service. That kind of crop-specific data highlights why location, soils, water, and local market access can turn “pretty land” into productive land.

Final Thoughts

Virginia offers multiple paths for land buyers: a long-term hold aligned with national farmland appreciation, a rural lifestyle purchase, or a property with agricultural and tourism upside. The market is also becoming more selective—2023 saw fewer transactions and fewer acres sold statewide, even as per-acre pricing stayed elevated, per Virginia Cooperative Extension. That combination rewards buyers who do deeper diligence and move decisively when the right tract appears.

Also keep your timeline realistic. Vacant land typically takes longer to resell than a home, so plan for a longer hold if you’re buying as an investment.

Frequently Asked Questions (FAQs)

What should I check before buying land in Virginia?

Start with zoning and permitted uses, then confirm road access, survey boundaries, utilities, and water (well, public water availability, or feasibility). If you plan to build, verify septic suitability and review any floodplain, easement, or conservation restrictions. If you plan to farm, consider a soil test and evaluate local markets for viable crops or leases.

How long does it usually take to sell vacant land?

Vacant land often takes longer to sell than a typical residential property because the buyer pool is smaller and due diligence is heavier. Many sellers should plan on a longer timeline rather than expecting a quick flip.

Are there tax advantages to owning land in Virginia?

Depending on use and eligibility, Virginia’s Land Use Taxation program may reduce property taxes for qualifying agricultural, horticultural, forest, or open-space uses. Conservation easements can also offer potential tax benefits, but they permanently limit certain development rights—review terms carefully.

Do I need a real estate agent to buy land?

You can buy land without an agent, but an experienced land agent can help you interpret zoning, identify access and title issues, estimate improvement costs, and negotiate. If you go without representation, consider hiring a real estate attorney and specialized inspectors (well/septic/soil) to protect your interests.

What’s the difference between buying raw land vs. land with a home or buildings?

Raw land offers flexibility but typically requires more due diligence and up-front planning for access, utilities, septic, and site work. Land with buildings can be easier to finance and use immediately, but you may inherit maintenance issues and face constraints from existing structures or nonconforming uses.