## Texas County Rural Land & Farm Market Report — August 2026 Texas County remains a buyer's market, and the numbers back it up. With 53 active parcels against just four closings this month, we're sitting at 13.25 months of supply — up better than four months from July. That kind of inventory buildup means sellers need to be realistic about pricing, and buyers who've been sitting on the fence have room to be patient and particular. The median sold price of $158,000 looks like a steep drop from last month (down 42%), but that's more a reflection of which tracts closed than any wholesale collapse in land values — smaller acreage traded this period, pulling the median down. The per-acre numbers tell the truer story: sold ground moved at $4,725/acre against active asking of $5,500/acre, and the 88.9% list-to-sale ratio (up 6.6 points) shows sellers who price their ground correctly are still getting close to full value. Days on market dropped 16 days to 103.5, which suggests the properties that are moving are moving with a bit more confidence than they were a month ago. The character of this inventory hasn't changed — this is still hunting and water country first, working ground second. Eighty-one percent of listings lean on hunting habitat or wildlife in their pitch, and 74% tout a creek, river, or pond, which lines up with what we'd expect given the Big Piney corridor's pull on buyers. Just over half the active listings include a cabin or retreat structure, telling you plainly that a good chunk of this market is recreational and lifestyle-driven rather than strictly agricultural. Only 26% mention pasture or tillable ground, so serious cattle operators shopping here should expect to hunt harder for the right combination of open ground and timber, or plan on clearing. With archery season and firearms deer season both on the horizon, expect renewed buyer interest in tracts with strong hunting history and established food plots — sellers sitting on that kind of ground should have their listings sharp and their trail cam data ready to show. Locally, Licking continues to anchor the market with the most active listings (13) and the largest median tract size at 80 acres, asking $399,900 — solid middle-ground pricing for buyers wanting real acreage without the premium price tag. Raymondville is the value play right now, with an $250,700 median ask on 40-acre parcels, making it worth a look for buyers who don't need the scale of Licking or Cabool. Bucyrus stands apart with only farm-type listings and the highest median ask in the county at $539,000, reflecting more developed or improved properties on smaller acreage (25 acres median). Cabool's three active listings carry the largest median tract size at 88 acres and a $484,770 ask, fitting the pattern of buyers here wanting bigger, more remote

OAKHAUS  ·  Missouri Land Specialists