Market Pulse
Where Laclede County stands — August 2026
What's Available
Feature breakdown of active parcels — based on listing descriptions
Land Value Metrics
Improved parcels vs. raw ground — asking prices vs. 12-month closed sales
With Structures
Land Only
| Acreage | 🏚 Improved | 🌲 Unimproved |
|---|---|---|
| 5–10 ac | — | $9,500 11 parcels |
| 10–20 ac | $98,187 ⚠ 1 | $12,482 9 parcels |
| 20–50 ac | $19,115 5 parcels | $7,498 12 parcels |
| 50–100 ac | $18,438 ⚠ 1 | $15,000 ⚠ 1 |
| 100+ ac | $3,319 ⚠ 1 | — |
| Acreage | 🏚 Improved | 🌲 Unimproved |
|---|---|---|
| 5–10 ac | $16,212 ⚠ 2 | $7,825 18 parcels |
| 10–20 ac | $42,759 3 parcels | $10,828 10 parcels |
| 20–50 ac | $12,000 9 parcels | $6,000 14 parcels |
| 50–100 ac | $5,000 11 parcels | $4,491 4 parcels |
| 100+ ac | $3,458 5 parcels | — |
⚠ Low Data = fewer than 3 parcels in band. Median may not be statistically representative.
Inventory Distribution
Where is active supply concentrated right now?
What This Means For You
With 20.5 months of supply and 41 active parcels to choose from, you've got room to be selective and time isn't working against you. That said, only two parcels sold this period, and the ones that closed went at a median $6,931 per acre — proof that priced-right properties with real utility, especially anything touching the Niangua River or its tributaries, still move. Take your time on the general inventory, but don't sit on a tract with genuine water access or strong timber and hunting value, because those are the properties buyers keep asking about.
This is a buyer's market, and 149.5 average days on market — nearly double last month — confirms it: overpriced or feature-light parcels are sitting. The bright spot is the 96.8% list-to-sale ratio, which tells you that well-priced land is closing near asking, so accurate pricing matters more than patience right now. If your property has creek or river frontage, usable timber, or real hunting habitat, lead with that in your listing — it's what's separating the two sales this period from the 39 parcels still waiting.
Month-Over-Month
August 2026 vs. prior month — Land & Farm
| Metric | August 2026 | July 2026 | Change |
|---|---|---|---|
| Median Sold Price | $317,000 | $250,000 | ▲ 26.8% |
| Median List Price | $189,900 | $189,900 | ▲ 0% |
| Median $/Acre (Sold) | $6,931/ac | — | — |
| Avg Days on Market | 150 days | 54 days | ▼ Slower by 96 days |
| Active Parcels | 41 | 43 | ▼ 2 |
| Parcels Sold | 2 | 3 | ▼ 1 |
| Months of Supply | 20.50 mo. | 14.33 mo. | ▼ Loosening |
Featured Parcels
Selected active land & farm listings in Laclede County
Activity by Area
Active parcel distribution across communities in Laclede County
| Area | Active | Land / Farm | Median Ask | Median Acres |
|---|---|---|---|---|
| Lebanon | 31 | 25 L / 6 F | $199K | 14.5 ac |
| Stoutland | 3 | 3 L | $170K | 40.0 ac |
| Phillipsburg | 2 | 2 L | $197K | 9.0 ac |
| Richland | 2 | 2 F | $512K | 109.8 ac |
Market Commentary
Our team knows this market — the creeks, the timber, the hunting ground, and the farm soil. Whether you're buying your first tract or selling the family farm, we're here to guide you.
# Laclede County Rural Land & Farm Market Report — August 2026 Laclede County land moved slower and priced higher this month, and those two things are connected. Only two parcels closed in August, but the median sold price jumped to $317,000, up nearly 27% from July — a swing driven more by which properties happened to close than any broad repricing of the market. With just 41 active parcels and 8 pending, this remains a thin market where a single high-value sale, especially one of the larger Richland farms, can move the median significantly. Don't read too much into one month's price action here; watch the $/acre numbers instead. Sold parcels are trading at a median of $6,931/acre against active asking prices of $9,662/acre — a real gap that tells you sellers are still pricing for the water-access, timber, and recreational premium this county commands, while buyers are negotiating hard before they close. The 96.8% list-to-sale ratio backs that up: serious offers are landing close to ask, but only on the right properties. The bigger story is time and supply. Average days on market jumped to 149.5, up 96 days from July, and months of supply now sits at 20.5 — solidly buyer's market territory. That's not a signal to panic if you're selling, but it does mean overpriced or generic acreage will sit. What's not sitting: land with river or creek frontage. With 46% of current listings touting water access and the Niangua River system still the strongest demand driver in the county, buyers should expect competition on anything with real frontage, and sellers holding that kind of ground have leverage even in a slow month. Timber and wooded acreage show up in 41% of listings and hunting habitat in 32% — with archery season and firearms deer season both approaching, expect more traffic on wooded, water-adjacent tracts over the next couple months, even if closings lag behind the interest. Geographically, Lebanon remains the volume market — 31 of the county's 41 active parcels, median ask $199,000 on a median 14.5 acres, and a healthy mix of small hobby-farm and homesite tracts. Stoutland offers more acreage for less money (median $170,000 for 40 acres), a good option for buyers prioritizing size over structures — only 34% of active listings countywide include a barn or shop, so don't assume infrastructure comes standard. Richland is the outlier worth noting: two farm listings averaging nearly 110 acres and a $512,000 median ask, reflecting genuine working-farm scale rather than recreational tracts. For buyers, this is a good window — 20 months of supply and rising days-on-market mean patience pays. For sellers, the data says price to your land's actual utility, not the county average, and lean into water access, timber, and hunting habitat if you have it. That's what's still pulling buyers off the fence.