Land remains one of the most valuable longterm investments you can make, but affordability varies significantly across the U.S. In 2024, several regions offer attractive opportunities for buying inexpensive land, whether for development, offgrid living, or investment purposes. This guide outlines the cheapest areas to buy land, why certain states like Arizona, Texas, and Nevada have such low land prices, and where you’ll find the lowest land taxes in the U.S.

1. West Texas
   Average Price per Acre: $400  $2,000
   Why It’s Cheap: Vast expanses of desert land, remote locations, and slow population growth.
   Ideal For: Ranching, offgrid living, and future investment.

West Texas offers some of the most affordable land in the U.S., with large tracts of desert land available for as little as $400 an acre in places like Hudspeth County. The low population density and rugged terrain contribute to low demand, keeping prices down. For investors, this region represents an excellent opportunity for future value appreciation as cities like El Paso continue to expand.

2. Northern Arizona
   Average Price per Acre: $500  $3,000
   Why It’s Cheap: Arid climate, limited water resources, and slowpaced development.
   Ideal For: Recreational use, offgrid living, and longterm investment.

Northern Arizona, particularly in areas like Holbrook and the outskirts of Flagstaff, offers some of the cheapest land in the western U.S. Due to the state’s dry climate and limited water supply, this land is often considered less desirable for traditional residential development. However, it is a great choice for those seeking recreational land, cabins, or future speculation. Land values may increase as demand for alternative housing grows.

3. Nevada
   Average Price per Acre: $600  $2,500
   Why It’s Cheap: Harsh desert conditions, sparse population, and remote areas.
   Ideal For: Offgrid living, renewable energy projects, and longterm investments.

Nevada’s affordable land is found in counties like Nye and Elko, where desert landscapes dominate. The harsh climate, lack of water, and isolation make it less appealing for residential development, contributing to the low prices. However, the state’s abundant sunshine makes it a prime location for renewable energy projects, particularly solar farms. Nevada land is ideal for investors who are looking for longterm growth as Las Vegas and Reno continue to expand.

 Why is Land in Arizona, Texas, and Nevada So Cheap?

Land prices in Arizona, Texas, and Nevada are significantly lower compared to other regions due to several key factors:

1. Desert and Arid Conditions
   All three states have large areas of desert or arid climates, which limit the potential for traditional agriculture or residential development. The scarcity of water resources, particularly in Arizona and Nevada, makes it harder to sustain large populations and productive farms, reducing the demand for land. This drives down prices, especially in more remote areas.
2. Remoteness and Lack of Infrastructure
   Many of the cheapest areas in these states are far from major urban centers, with little to no infrastructure like paved roads, electricity, or water lines. In regions like West Texas and Northern Arizona, the isolation deters many buyers looking for land they can immediately develop or live on.
3. Limited Economic Development
   Outside of the main urban centers like Phoenix, Las Vegas, and Houston, these states have vast tracts of undeveloped land with limited job opportunities or economic activity. The slower pace of development in rural areas keeps land prices low. However, for investors who are patient, these regions may present opportunities as the population grows and infrastructure gradually improves.
4. Arkansas
   Average Price per Acre: $1,000  $3,500
   Why It’s Cheap: Abundant rural land and slow economic growth.
   Ideal For: Homesteading, farming, and investment.

Arkansas offers affordable land, especially in rural regions like the Ozarks. The state’s fertile soil and lower population density make it an excellent choice for farming or those looking for a homestead. Land prices remain low due to lower demand and less aggressive urban expansion compared to neighboring states like Texas or Tennessee.

5. New Mexico
   Average Price per Acre: $700  $2,500
   Why It’s Cheap: Remote desert locations and arid conditions.
   Ideal For: Offgrid living, recreational use, and speculative investments.

New Mexico’s expansive landscapes and arid climate make it one of the cheapest places to buy land in 2024. Regions like Luna County offer large plots of land at rockbottom prices. The state’s growing interest in ecofriendly and offgrid living is driving demand, but buyers should be mindful of limited infrastructure and water access.

6. Maine
   Average Price per Acre: $1,000  $4,000
   Why It’s Cheap: Distance from major cities and harsh winters.
   Ideal For: Timberland, remote living, and recreational use.

Maine is a hidden gem for those looking for affordable land in the Northeast. The state’s cold climate and rural nature keep land prices low, especially in counties like Aroostook. This land is ideal for those seeking privacy, timberland investment, or recreational opportunities like hunting or snowmobiling.

 Cheapest Land Taxes in the US

In addition to purchasing affordable land, property taxes are an important consideration for longterm investment. Some states have particularly low property tax rates, making them even more attractive for land buyers:

 Hawaii: With an average property tax rate of 0.28%, Hawaii has the lowest property tax in the U.S., despite its higher land values in urban areas. In rural parts, this can make longterm landholding very affordable.

Alabama: Known for its low property taxes, Alabama has an average rate of 0.40%. This makes it a great option for land buyers seeking to minimize their annual costs, especially in rural counties.

 Louisiana: With an average property tax rate of 0.53%, Louisiana offers affordability, particularly in rural regions where land prices are also low.

 West Virginia: At 0.59%, West Virginia combines affordable land with low property taxes, making it one of the best states for those looking to invest in rural real estate.

 Colorado: Colorado has a property tax rate of around 0.55%, making southern parts of the state—where land is already cheap—a prime area for longterm investment without high annual costs.

 Key Factors to Consider When Buying Cheap Land
While the appeal of inexpensive land is clear, it’s important to evaluate certain key factors before purchasing:

 Access to Utilities: Cheap land often lacks basic infrastructure like water, electricity, and sewage. Factor in the cost of building this infrastructure.
Zoning and Development Restrictions: Research local zoning laws to ensure the land can be used for your intended purpose.
Climate and Environment: Harsh climates (arid deserts or cold winters) can impact the usability of the land, especially for farming or residential purposes.
Resale and Appreciation Potential: Some remote areas may not appreciate in value as quickly as urban or suburban land, so consider your investment timeline.

Best Places to Buy Cheap Land in 2024

In 2024, the best places to buy cheap land in the U.S. include West Texas, Northern Arizona, and Nevada, where arid conditions and remote locations keep prices low. Arkansas and New Mexico also offer affordable options, particularly for those looking for rural retreats or offgrid living. States like Hawaii and Alabama, with their low property taxes, further enhance longterm affordability for landowners. Whether you’re looking for investment, recreation, or a place to call home, these regions provide some of the most attractive opportunities for cheap land in the U.S. today.