Market Pulse
Where Phelps 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 | $12,671 ⚠ 2 | $32,143 9 parcels |
| 10–20 ac | $59,125 4 parcels | $10,000 5 parcels |
| 20–50 ac | $9,650 12 parcels | $7,476 14 parcels |
| 50–100 ac | $5,708 3 parcels | $8,098 5 parcels |
| 100+ ac | $16,050 7 parcels | $11,718 ⚠ 2 |
| Acreage | 🏚 Improved | 🌲 Unimproved |
|---|---|---|
| 5–10 ac | $9,073 ⚠ 2 | $8,691 12 parcels |
| 10–20 ac | $9,804 8 parcels | $7,962 17 parcels |
| 20–50 ac | $9,636 17 parcels | $4,691 18 parcels |
| 50–100 ac | $4,125 7 parcels | $3,482 9 parcels |
| 100+ ac | $9,353 3 parcels | $3,488 6 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
Phelps County remains firmly in buyers' territory, with 10.5 months of supply and 63 active parcels giving you real room to negotiate. With timber and water access on the majority of listings — 58% and 63% respectively — there's no shortage of hunting and creek-bottom ground to choose from, so don't feel pressured into the first tract you walk. That said, the jump in median sold price to $177,000 and the tighter list-to-sale ratio (94.7%) suggest sellers are starting to hold firmer on price, so move decisively once you find frontage on the Gasconade or a well-timbered ridge with good road access.
The spike in average days on market to over 700 reflects a backlog of long-sitting listings finally clearing, not a slowdown in genuine interest — six parcels closed this period at a median $6,660/acre, and the list-to-sale ratio climbed nearly 9 points, meaning buyers are paying closer to asking. If your ground has creek or river frontage, usable timber, or solid hunting habitat, price it with confidence — that's exactly what's moving right now. With inventory still climbing, this is the window to get positioned ahead of fall hunting season demand rather than compete with a growing stack of interior, water-less tracts.
Month-Over-Month
August 2026 vs. prior month — Land & Farm
| Metric | August 2026 | July 2026 | Change |
|---|---|---|---|
| Median Sold Price | $177,000 | $150,000 | ▲ 18% |
| Median List Price | $325,000 | $329,000 | ▼ 1.2% |
| Median $/Acre (Sold) | $6,660/ac | — | — |
| Avg Days on Market | 711 days | 79 days | ▼ Slower by 633 days |
| Active Parcels | 63 | 55 | ▲ 8 |
| Parcels Sold | 6 | 5 | ▲ 1 |
| Months of Supply | 10.50 mo. | 11.00 mo. | ▲ Tightening |
Featured Parcels
Selected active land & farm listings in Phelps County
Activity by Area
Active parcel distribution across communities in Phelps County
| Area | Active | Land / Farm | Median Ask | Median Acres |
|---|---|---|---|---|
| Rolla | 22 | 16 L / 6 F | $510K | 35.1 ac |
| St. James | 17 | 8 L / 9 F | $699K | 32.5 ac |
| Newburg | 16 | 8 L / 8 F | $262K | 42.5 ac |
| Edgar Springs | 5 | 3 L / 2 F | $275K | 23.8 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.
# Phelps County Rural Land & Farm Market Report — August 2026 Phelps County land is firmly in buyers' territory right now, and the numbers back it up. With 63 active parcels against just 6 sales this month, we're sitting at 10.50 months of supply — that's a lot of ground for sale relative to what's actually closing. Sellers added only 4 new listings in August, so this isn't a flood of fresh inventory; it's ground that's been sitting. That shows up starkly in the average days on market, which jumped to 711 days. Translation: the parcels moving right now are the exception, not the rule, and a good chunk of what's active has been priced wrong for a long stretch. If you're a buyer with patience and cash, this is a market where you can take your time, ask hard questions, and negotiate. If you're a seller, the list-to-sale ratio ticking up to 94.7% and median sold price jumping 18% to $177,000 is a decent sign — but don't read too much into six closed deals. Small sample, real movement, but not a trend yet. The character of what's on the market tells you who this county is built for. Over half of active listings — 58% — mention hunting habitat or wildlife, and the same share touch creek, river, or pond access. Sixty-three percent carry timber. This is Gasconade River corridor country, and that water and timber combination is exactly what pulls premium dollars — active asking runs $9,606/acre against a sold median of $6,660/acre, and that gap is wider on river and creek frontage tracts than on interior ground. St. James is leading that price story right now at a $699,000 median ask on 32.5 acres, reflecting the farm-heavy mix there (9 of 17 listings), while Newburg offers the most acreage for the dollar at a $262,237 median on 42.5 acres — worth a look if you want more dirt and less premium attached to water frontage. Rolla's pool remains active and diverse with 22 listings, likely still benefiting from the steady stream of S&T-connected buyers looking to put money into land rather than just a house. As we move toward archery season and turkey and deer activity picks back up on people's minds, expect recreational buyer interest to sharpen — it typically does this time of year, and with 58% of inventory already marketed toward hunting ground, sellers holding timbered or creek-bottom tracts should see more foot traffic in the coming weeks. But don't expect that interest to erase 10.5 months of supply overnight. For buyers, this is a rare window to walk creek bottoms, check timber stands, and verify road access and water sources before making an offer — with this much inventory sitting, there's no reason to rush a decision on a parcel that isn't right. For sellers, the message is equally direct: if your tract has been sitting nine months