Guide · Data
Land prices per acre, parish by parish.
Ranges from public sold-land records for St. Tammany, Tangipahoa, Washington and two neighboring markets, by parcel size, with what moves a parcel from the low end of its range to the high end.
By Harry AsnienUpdated 2026-10-308-minute read
The short answer
There is no single price per acre for a parish, but public sales put honest brackets around it. Over the past two years, the middle half of 5–20 acre parcels sold for about $6,100–$10,900 an acre in Washington Parish, $8,600–$16,800 in Tangipahoa Parish, and $13,400–$23,600 in St. Tammany Parish. Parcels of 1–5 acres brought more per acre in every parish; tracts over 20 acres brought less.
Inside any range, the parcel decides where it lands: road frontage, legal access, flood zone and wetlands, utilities at the road, standing timber, and whether the title is current. These figures are on-market sales reported through the MLS, not appraisals and not an offer. For your own parcel, the real answer is the recorded sales closest to it. These numbers come from publicly available sales data. Off-market transactions often trade at different price ranges.
The data
What does land sell for per acre in each parish?
The table below is built from public sold-land records: vacant parcels that closed in the past 24 months, each sale’s price divided by its acreage. We show the middle half of sales for each parcel size, not an average, because an average of a creek-bottom timber tract and a homesite on a paved road describes no parcel that actually exists.
| Parish / county | 1–5 acres | 5–20 acres | 20+ acres |
|---|---|---|---|
| St. Tammany Parish, LA | $20,400–$65,300 (224) | $13,400–$23,600 (107) | $4,900–$13,500 (39) |
| Tangipahoa Parish, LA | $15,500–$35,000 (133) | $8,600–$16,800 (140) | $4,600–$7,200 (57) |
| Washington Parish, LA | $10,300–$23,800 (64) | $6,100–$10,900 (64) | $3,300–$5,600 (47) |
| St. Martin Parish, LA | $17,200–$40,400 (70) | $8,400–$15,000 (19) | $2,000–$5,100 (15) |
| Jackson County, MS | $16,600–$44,200 (100) | $9,200–$17,900 (62) | $3,000–$7,400 (28) |
These numbers come from publicly available sales data. Off-market transactions often trade at different price ranges.
Two patterns hold everywhere in the table, and they are the two most useful things to know about land pricing.
Size moves the per-acre price more than people expect. In every parish, the smaller the parcel, the higher the price per acre. A 40-acre tract and a 3-acre homesite in the same parish are different products with different buyers.
Location moves it again. Parcels of the same size sold for roughly twice as much per acre in St. Tammany as in Washington Parish, one parish to the north. The buyer pool near the I-12 corridor and the North Shore towns is simply deeper.
The ranges are wide on purpose. A quarter of sales fell below each range and a quarter above it. Where your parcel lands depends on the factors in each parish section below, and What is my land worth? walks through each one in plain language.
St. Tammany Parish
What is land worth in St. Tammany Parish?
| Parcel size | Price per acre | Sales |
|---|---|---|
| 1–5 acres | $20,400–$65,300 | 224 |
| 5–20 acres | $13,400–$23,600 | 107 |
| 20+ acres | $4,900–$13,500 | 39 |
These numbers come from publicly available sales data. Off-market transactions often trade at different price ranges.
St. Tammany has the highest land prices of the parishes we track, and the widest spread. The top of the 1–5 acre range is homesite parcels around Mandeville, Madisonville and Covington. The low end is parcels a builder can’t easily use.
- Flood zone and wetlands. Much of the southern and eastern parish sits near Lake Pontchartrain, the Pearl River and the bayous. A parcel mostly in a FEMA special flood hazard area, or with mapped wetlands that need a permit to fill, sells to a smaller pool at the bottom of its range. Small parcels around Slidell sold mostly below the parish’s 1–5 acre range.
- Water, sewer and power. Parcels that can tie into a water or sewer system bring more than parcels that need a well and an individual treatment system.
- Frontage and access. Paved parish-road frontage brings more than a gravel road, and a gravel road more than a private servitude of passage.
- Subdivision potential. Larger tracts near growth, with frontage and ground that drains, can sell well above the 20+ acre range to buyers who plan to divide them.
- Town vs. country. For 1–5 acre parcels, sales around Mandeville, Madisonville and Covington ran well above sales around Bush, Folsom and Pearl River. For 5–20 acre tracts, that gap mostly closed.
Your parcel’s assessment, acreage and ownership history are on the St. Tammany Parish Assessor’s site, which also links a GIS parcel viewer. The assessed value is not the market value, but it is a good place to confirm what you own.
Tangipahoa Parish
What is land worth in Tangipahoa Parish?
| Parcel size | Price per acre | Sales |
|---|---|---|
| 1–5 acres | $15,500–$35,000 | 133 |
| 5–20 acres | $8,600–$16,800 | 140 |
| 20+ acres | $4,600–$7,200 | 57 |
These numbers come from publicly available sales data. Off-market transactions often trade at different price ranges.
Tangipahoa had more 5–20 acre sales than either of the other two parishes. Prices step down as you move north: 5–20 acre tracts around Hammond, Ponchatoula and Loranger generally sold for more per acre than tracts around Amite, Roseland and Kentwood.
- Distance to I-55 and I-12. Parcels within an easy drive of Hammond, Ponchatoula and the interstates draw commuters and builders and sit higher in the range.
- Flood zone. The Tangipahoa, Tickfaw and Natalbany river bottoms and the low ground toward Manchac carry flood-zone and wetland limits that pull a parcel toward the low end.
- Frontage and utilities. Highway or paved frontage with power and water at the road is the difference between a homesite buyer and a hunting or timber buyer.
- Timber and pasture. In the northern half of the parish, merchantable pine or clean, fenced pasture can lift a larger tract within its range.
- Room to divide. A 10- or 20-acre tract with long road frontage can be split into homesites, and some buyers pay for that potential.
Look up your parcel on the Tangipahoa Parish Assessor’s site, which offers an assessment search with ownership and assessed values.
Washington Parish
What is land worth in Washington Parish?
| Parcel size | Price per acre | Sales |
|---|---|---|
| 1–5 acres | $10,300–$23,800 | 64 |
| 5–20 acres | $6,100–$10,900 | 64 |
| 20+ acres | $3,300–$5,600 | 47 |
These numbers come from publicly available sales data. Off-market transactions often trade at different price ranges.
Washington Parish is timber and pasture country around Franklinton and Bogalusa, and its per-acre prices are the lowest of the three parishes. Fewer sales also means each parcel’s details matter more.
- Timber. Standing pine can be worth a meaningful share of a tract’s value. A recently cut tract sells lower than the same land with merchantable timber on it, so it pays to know what’s standing before you price.
- Road frontage. Frontage on a state highway or paved parish road brings more than a gravel road. A parcel reached only by a servitude of passage, or with no legal access at all, sits at the bottom of the range.
- Flood zone. Land along the Pearl River, the Bogue Chitto and their creeks often carries flood-zone limits. It still sells for hunting and timber, but to fewer buyers.
- Power. Homesite buyers want electric service at the road; the distance to the nearest line shows up in the price.
- Size. Small homesite parcels near town bring the highest per-acre prices; large timber tracts bring the lowest.
The Washington Parish Assessor’s site has an assessment search with ownership, assessed values and legal descriptions.
Reading the brackets
How should you use these numbers for your own parcel?
Start with the range for your parish and parcel size, then be honest about where your parcel sits inside it. A parcel with paved frontage, power at the road, no flood zone and current title belongs near the top. A landlocked parcel, a parcel mostly in wetlands, or one with an unopened succession belongs near the bottom until that work is done.
Three cautions. These are on-market sales, made by listing with an agent and waiting for a buyer, so they are before commission and closing costs. They are a range for the market, not a price for your parcel. And they move: we refresh this page from new public sales every quarter.
If you’d like a real read on your parcel, from the recorded sales closest to it with every comp shown, ask us. Harry will walk you through it, and it’s yours to use whether or not you ever sell to us. How buyers of every kind arrive at their numbers is worth a look before you weigh any offer.
Questions & answers
Asked by nearly every family we work with.
Why do smaller parcels sell for more per acre?
More buyers can afford them. A five-acre homesite has a deep pool of possible buyers; a hundred-acre tract has few. In every parish in the tables, 1–5 acre parcels sold for more per acre than 5–20 acre parcels, and those sold for more per acre than tracts over 20 acres.
Where do these numbers come from?
Redfin's sold-land records for each parish or county: closed sales of vacant land reported through the local MLS over the past 24 months, pulled October 30, 2026. Each sale's price is divided by its lot size. Parcels under one acre are left out, because they sell by the lot rather than by the acre. We show the middle half of sales (the 25th to 75th percentile), so a quarter of sales fell below each range and a quarter above it.
Why not Zillow or Realtor.com?
We checked both on October 30, 2026. For sold land in these parishes, both showed the sales but not the prices ("price unavailable"), so neither could be used for per-acre figures.
Is this what someone will pay for my land?
No. A range describes a market, not your parcel, and these are sales made by listing with an agent, before commission and closing costs. An honest offer on your land should be built from the sales closest to it, and the buyer should show you those sales. We show ours with every offer.
How long does it take to sell land?
Listed land can take months to find the right buyer. A direct sale with clean title usually closes in one to three weeks. If the title needs work, such as an unopened succession or missing heirs, the timeline depends on that work.
My parish isn't listed. What's land worth there?
The honest answer is recorded sales in your parish. Ask us and Harry will pull what he can see for your specific parcel and share it, whether or not you sell to us. The factors on this page apply everywhere: access, size, flood zone, timber, title.
Sources & method: Redfin sold-land records (vacant land, closed sales reported through the local MLS) for St. Tammany, Tangipahoa, Washington and St. Martin Parishes, LA, and Jackson County, MS, sold October 31, 2024 – October 30, 2026; pulled October 30, 2026. Per-acre figure = sold price ÷ lot size; parcels under 1 acre excluded; ranges are the 25th–75th percentile, rounded to the nearest $100. Zillow and Realtor.com sold-land pages checked October 30, 2026; neither displayed sold prices for land in these parishes. Assessor sites: stpao.org, tangiassessor.com, washingtonparishassessor.org (checked October 30, 2026). General information, not an appraisal. Published August 2026 · Updated October 2026.
Harry has spent 12 years buying and selling land, and leads Driftless Land Co. from Mandeville, Louisiana. A large share of the company’s purchases involve successions and heirs’ property — the paperwork in this guide is the paperwork he works through with families every month.
Your parcel, your comps
Ask about selling your land.
Tell us where the land is. Harry will pull the recorded sales closest to your parcel and walk you through where it sits in the range, whether or not you ever sell to us.