Market Pulse
Where Pulaski 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 | — | $8,117 5 parcels |
| 10–20 ac | $14,963 ⚠ 1 | — |
| 20–50 ac | $19,248 ⚠ 2 | $5,989 9 parcels |
| 50–100 ac | $13,468 4 parcels | $7,102 3 parcels |
| 100+ ac | $10,401 ⚠ 2 | $4,000 4 parcels |
| Acreage | 🏚 Improved | 🌲 Unimproved |
|---|---|---|
| 5–10 ac | $8,347 ⚠ 1 | $8,568 23 parcels |
| 10–20 ac | $4,473 3 parcels | $10,000 27 parcels |
| 20–50 ac | $5,537 13 parcels | $5,385 31 parcels |
| 50–100 ac | $6,935 6 parcels | $3,747 6 parcels |
| 100+ ac | $5,115 4 parcels | $2,853 3 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 30 active parcels and six months of supply, you've got room to be selective — and the median sold price dropping to $78,000 means there's real negotiating room right now. Days on market stretched to nearly 158, so sellers are increasingly willing to talk, especially on ground that's been sitting. Focus on parcels that combine timber, water access, and some open pasture — that mix holds value and hunting potential in this Ozark terrain. With list-to-sale ratios down to 87.9%, don't be afraid to make an offer below ask on anything that's lingered.
The math has shifted — median $/acre sitting at $5,769 and sale prices down over 50% from last month means pricing needs to be realistic, not aspirational. Buyers here, including a strong contingent of active-duty and veteran purchasers from the Fort Leonard Wood corridor, know exactly what they want: usable acreage with good road access, a water source, and a mix of timber and cleared ground for building or livestock. If your property checks those boxes, lead with that in your listing — habitat and utility are selling harder than acreage alone right now. Expect longer marketing time in this balanced market, so price it right at listing rather than banking on a quick offer.
Month-Over-Month
August 2026 vs. prior month — Land & Farm
| Metric | August 2026 | July 2026 | Change |
|---|---|---|---|
| Median Sold Price | $78,000 | $158,600 | ▼ 50.8% |
| Median List Price | $292,750 | $292,750 | ▲ 0% |
| Median $/Acre (Sold) | $5,769/ac | — | — |
| Avg Days on Market | 158 days | 68 days | ▼ Slower by 90 days |
| Active Parcels | 30 | 34 | ▼ 4 |
| Parcels Sold | 5 | 6 | ▼ 1 |
| Months of Supply | 6.00 mo. | 5.67 mo. | ▼ Loosening |
Featured Parcels
Selected active land & farm listings in Pulaski County
Activity by Area
Active parcel distribution across communities in Pulaski County
| Area | Active | Land / Farm | Median Ask | Median Acres |
|---|---|---|---|---|
| Dixon | 9 | 6 L / 3 F | $300K | 90.7 ac |
| St. Robert | 6 | 5 L / 1 F | $200K | 21.6 ac |
| Waynesville | 6 | 4 L / 2 F | $220K | 41.4 ac |
| Richland | 4 | 1 L / 3 F | $1.17M | 62.5 ac |
| Crocker | 3 | 3 L | $425K | 59.8 ac |
| Laquey | 2 | 2 L | $238K | 32.5 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.
# Pulaski County Rural Land & Farm Market Report — August 2026 Inventory tightened again this month, down to 30 active parcels from 34 in July, while five new listings came on and five closed. That's a market working through what's available rather than getting flooded with fresh ground — and it shows in the numbers. Months of supply sits at 6.00, which puts us in balanced territory, but the median sold price dropped hard to $78,000, down over 50% from last month. Don't read too much into that swing on its own — with only five closings, one or two smaller acreage tracts or bare land parcels without structures can pull that median way down fast. The median $/acre on sold ground held more steady at $5,769, still a full dollar under what active listings are asking per acre ($6,797), which tells you sellers with realistic pricing are the ones getting deals done. The list-to-sale ratio slipping to 87.9% and average days on market stretching to nearly 158 days both point the same direction: buyers are negotiating, and they've got time to do it. What's sitting on the market right now leans heavily recreational and rural-lifestyle. Almost two-thirds of active listings mention hunting habitat, and two-thirds describe timber or wooded acreage — solid numbers for a county built on creek-bottom draws and ridge timber that hold deer and turkey well. Over half the inventory has water access and over half comes with a cabin, lodge, or outbuildings already in place. That's the profile Fort Leonard Wood-area buyers and retiring service members keep asking for — buildable ground with some cover, a water source, and enough infrastructure to not start from scratch. What's scarce is straight pasture and hay ground, at just 10% of listings, so if you're running cattle or need tillable acreage, expect fewer choices and more competition for what's out there. By area, Dixon leads in volume with 9 active parcels and the biggest median acreage at over 90 acres, while Richland's small four-parcel pool is skewing luxury with a $1.17M median ask — mostly farm-type listings with more scale attached. For sellers, this is a market that rewards patience and honest pricing — 158 days on market is a long haul, and if your parcel doesn't check the boxes buyers here are trained to look for (water, timber, road access, room to build), expect it to sit. For buyers, especially those looking ahead to firearms deer season or planning fall land improvements, six months of supply and a softening list-to-sale ratio means there's room to negotiate, particularly on properties that have been sitting past the average. Ground with a mix of open pasture and timber, plus a dependable creek or pond, is still going to move faster and closer to asking — that combination remains the most competitive slice of this market, and it's worth paying fair money for when you find it