Top Connecticut Counties to Buy Land in 2026

Connecticut packs a lot of opportunity into a small footprint—scenic hill towns, working farms, timberland, and shoreline communities spread across 8 counties and just 4,845 square miles. For land buyers, that mix creates multiple “best” counties depending on your goal: building a home, buying a small farm, holding timberland, or banking on long-term appreciation. The key is to match county-level fundamentals—demand, zoning, buildability, and inventory—to your strategy.

Connecticut land market snapshot (2025): why buyers are watching inventory and prices

Land values in Connecticut tend to follow housing demand, and the state’s 2025 housing numbers show why many buyers are looking harder at acreage and buildable lots.

• Sales activity rose in 2025: Connecticut home sales increased 2.4% from 33,584 in 2024 to 34,387 in 2025, according to LaMacchia Realty.
• Prices climbed broadly: average prices for closed sales in Connecticut increased 7.4% in 2025, per LaMacchia Realty.
• More listings, but not a flood: the number of homes listed in Connecticut increased 4.8% in 2025, according to LaMacchia Realty.
• Single-family homes led price growth: single family home prices rose 8.4% in 2025, from $607,755 in 2024 to $658,938, per LaMacchia Realty.
• Condos also moved up: condo prices increased 4.9% in 2025, from $351,436 in 2024 to $368,605, according to LaMacchia Realty.
• Price gains were statewide: average prices increased across all Connecticut counties in 2025, with gains ranging from 3.6% to 10.6%, per LaMacchia Realty.
• By early fall, the market still looked tight: in September 2025, Connecticut’s median home price hit $461,800 (up 7.4% year over year), according to Burke Mortgage.
• Supply remained constrained: Connecticut had just two months of housing supply in September 2025, per Burke Mortgage.
• End-of-year inventory was still limited: in December 2025 there were 8,357 homes for sale in Connecticut, down 0.84% year over year, according to Redfin.
• Prices held up into winter: in December 2025, Connecticut home prices were up 1.7% year-over-year, with a median price of $442,300, per Redfin.

When resale inventory stays tight and prices trend upward, buyers often pivot to land—especially in counties where zoning allows practical building paths and where demand drivers (employment nodes, commuting routes, lifestyle migration, second-home interest) remain durable.

Longer-term forces shaping Connecticut land demand

Beyond the 2025 housing cycle, several structural trends continue to influence how much land is available—and what kinds of parcels are most valuable.

• Working acreage is still in demand. Connecticut saw over $1.3 billion in farms and farmland sales from 2017–2020, according to USDA census data. That kind of transaction volume signals sustained interest in usable acreage, not just finished homes.
• Forestland has real economic utility. With about 60% forest coverage, timber harvesting supports a roughly $1.3 billion state industry—one reason wooded parcels can work as strategic long-hold assets.
• Preservation reduces buildable supply. Conservation efforts have now preserved over 130,000 acres of Connecticut open space, which can tighten developable inventory in certain towns and push buyers toward the remaining buildable corridors.

Best counties to buy land in Connecticut (top picks)

The strongest counties for land buyers typically balance four fundamentals: (1) realistic buildability under local zoning, (2) access to jobs and infrastructure, (3) lifestyle demand (recreation, shoreline, village centers), and (4) enough inventory to find a parcel that matches your use case.

Litchfield County

Litchfield County anchors Connecticut’s northwest and delivers the classic New England “land buyer” profile: rolling hills, forest, river valleys, and smaller towns where privacy and views command a premium. It spans about 920 square miles and borders both Massachusetts and New York, which helps support second-home demand and weekend traffic into town centers.

Why land buyers like Litchfield:

• Strong lifestyle appeal with room to build. Many towns maintain rural character while still allowing modest-density residential development in designated zones—valuable if you want to build now or entitle later.
• Plenty of timber and recreational parcels. Given Connecticut’s heavy forest coverage and timber economy, wooded Litchfield tracts can appeal to buyers seeking privacy, hunting, trail access, or long-term resource value.
• Scarcity supports prices over time. With preserved open space limiting new supply in parts of the state, well-located buildable lots in Litchfield can become harder to replace—especially near villages, lakes, and major routes.

New London County

New London County sits on Connecticut’s eastern edge, bordering Rhode Island and stretching from coastal marshes and beaches to inland woodlands and the Thames River corridor. At just over 1,000 square miles, it offers a broad menu of land types: residential lots, small farms, timber parcels, and higher-end waterfront holdings.

Why land buyers like New London:

• Coastal and river access with infrastructure nearby. The county blends shoreline demand with practical access to employment centers, highways, utilities, and established town services.
• Wide price spread for different strategies. Buyers can target budget-friendly wooded acreage, pursue farm tracts, or pay a premium for Soundfront and riverfront parcels depending on their end goal.
• Established zoning “rules of the road.” Many towns have long-standing buildable zoning frameworks, which can make due diligence more predictable than in areas where regulations are shifting.

Other Connecticut counties worth considering (depending on your goals)

Fairfield County

Fairfield County—Connecticut’s “Gold Coast”—sits closest to New York City and compresses intense demand into a smaller land base (about 637 square miles). That scarcity can support higher land pricing, particularly for buildable lots near commuter rail, downtown hubs, and established neighborhoods. If your strategy centers on premium end-users and long-term resilience, Fairfield can fit—but expect more competition and fewer “bargain” parcels.

Hartford County

Hartford County combines employment centers, highways, and airport access (via Bradley International Airport) with suburban and semi-rural towns that still offer buildable inventory. Across roughly 751 square miles, buyers can find everything from infill opportunities to small-acreage builds. If you want demand tied to jobs, schools, and infrastructure, Hartford County often checks the box.

Middlesex County

Middlesex County spans about 387 square miles through the Connecticut River Valley, from towns like Middletown down toward shoreline-adjacent communities. That geography creates diverse options—wooded parcels, small farms, and residential lots that can serve both primary-home and lifestyle markets.

Smart strategies for buying land in Connecticut (what to do before you close)

Connecticut rewards prepared buyers. Zoning is local, parcels vary widely in usability, and “vacant” does not always mean “buildable.” Use these steps to reduce risk and improve your odds of buying a parcel that performs.

1) Start with growth and demand indicators

Look beyond the listing and evaluate the drivers that support future value: employer stability, planned infrastructure, school quality, commuting patterns, and town-level development plans. Connecticut’s 2025 statewide price gains across all counties (3.6% to 10.6%) reported by LaMacchia Realty reinforce that demand has been broad, not isolated—so your best edge comes from picking the right micro-location within a county.

2) Confirm zoning, frontage, and allowable use—early

Zoning determines what the land can become. In Connecticut, the same 10 acres can carry dramatically different value depending on whether the town allows subdivision, accessory dwellings, higher density, or only a single residence. Before you negotiate hard, verify minimum lot size, frontage requirements, setbacks, wetlands rules, and any overlays (historic, coastal, aquifer protection).

3) Treat due diligence like a build plan, not a paperwork step

Order the inspections and records that match your intended use. Check for easements, deed restrictions, wetlands, flood zones, soil limitations, and access issues. A parcel can look perfect on a map and still fail septic/percolation or require expensive engineering.

4) Map utilities and realistic development costs

Utility access often makes or breaks a “deal.” Confirm electric availability, road access, well feasibility, septic options, and proximity to public water/sewer where relevant. Even if you plan to hold long-term, parcels near expanding infrastructure can offer stronger resale liquidity later.

5) Build a local team

Connecticut’s town-by-town regulation makes local expertise valuable. A land-savvy agent, attorney, surveyor, and environmental/septic professional can spot issues early—before you sink money into a parcel that cannot support your plan.

How to choose the right county for your land-buying goal

• Build a primary residence: Prioritize predictable zoning, utilities, and commuting access. Hartford and parts of Middlesex can be strong fits; select town-by-town.
• Buy lifestyle acreage (privacy, recreation, views): Litchfield often leads for wooded tracts, trails, and scenic settings.
• Target coastal or water-influenced value: New London brings shoreline and river corridors with a range of parcel types.
• Invest for scarcity and premium buyers: Fairfield can perform well, but entry costs and competition tend to be higher.

Final thoughts

If you want two counties that consistently balance demand, land variety, and long-term appeal, start with Litchfield and New London. Litchfield offers a timeless rural Connecticut feel with strong lifestyle pull and substantial wooded inventory. New London pairs coastal demand with infrastructure access and diverse land types. Fairfield, Hartford, and Middlesex can also be excellent—especially when you match a specific town’s zoning and utilities to your intended use.

Given Connecticut’s tight housing supply signals in 2025—two months of supply in September per Burke Mortgage and 8,357 homes for sale in December per Redfin—land buyers who do careful zoning and buildability diligence often put themselves in a stronger position for the next cycle.

Frequently asked questions

Which counties are best to buy land in Connecticut right now?

Litchfield County and New London County often rank highly because they combine strong lifestyle demand, diverse parcel types, and practical development pathways in many towns. The “best” county still depends on your goals (build now, farm, recreation, waterfront, or long-term hold).

Are Connecticut land prices influenced by the housing market?

Yes. Land values often track housing demand because builders and end-buyers compete for buildable lots when resale inventory is tight. Connecticut’s 2025 home sales and price gains reported by LaMacchia Realty and the low supply reported by Burke Mortgage help explain why buildable land can become more competitive.

What land categories tend to be most sought-after in Connecticut?

Buildable residential lots, small farms, and quality wooded parcels typically lead demand. Connecticut also has meaningful interest in working farmland—over $1.3 billion in farms and farmland sales from 2017–2020 per USDA census data—as well as recreational timberland tied to the state’s forest economy.

What should I verify before buying vacant land in Connecticut?

Confirm zoning and allowable use, road access, survey boundaries, wetlands/flood constraints, septic and well feasibility, and utilities. In Connecticut, these variables can change dramatically town to town and can affect both buildability and resale value.