Market Pulse
Where Camden County stands — September 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 | — | $90,909 5 parcels |
| 10–20 ac | $6,556 ⚠ 1 | $5,292 ⚠ 1 |
| 20–50 ac | — | $4,900 7 parcels |
| 50–100 ac | $16,127 3 parcels | $5,199 ⚠ 1 |
| 100+ ac | $5,564 5 parcels | $9,804 ⚠ 1 |
| Acreage | 🏚 Improved | 🌲 Unimproved |
|---|---|---|
| 5–10 ac | $4,676 ⚠ 2 | $3,800 7 parcels |
| 10–20 ac | — | $7,006 5 parcels |
| 20–50 ac | $1,469 ⚠ 1 | $4,237 13 parcels |
| 50–100 ac | — | $4,820 4 parcels |
| 100+ ac | — | $2,941 ⚠ 2 |
⚠ 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
Camden County remains firmly in buyers' territory with 12 months of supply and 24 parcels to choose from, most offering real hunting value — 83% carry habitat and 96% have water access. The jump in median sold price to $212,500 reflects a couple of larger or higher-end tracts closing, not a broad price shift, so don't anchor to that number alone — check your target parcel's price per acre against the $4,237 median. With deals still closing around 90.6% of list price and days on market easing to 200, there's room to negotiate, but well-positioned timber and water tracts won't sit forever.
Only two parcels sold this period against 24 active listings, so pricing realistically from the start matters more than ever — list-to-sale ratio sitting at 90.6% tells buyers are negotiating, but they're closing when the number is right. If your land has strong road access, usable water, or hunting habitat, lean into those details in your listing since that's what's moving inventory in this county. With 12 months of supply on the market, overpriced parcels will simply add to the backlog, so price to the land's actual utility, not last year's comps.
Month-Over-Month
September 2026 vs. prior month — Land & Farm
| Metric | September 2026 | August 2026 | Change |
|---|---|---|---|
| Median Sold Price | $212,500 | $82,500 | ▲ 157.6% |
| Median List Price | $424,700 | $319,680 | ▲ 32.9% |
| Median $/Acre (Sold) | $4,237/ac | — | — |
| Avg Days on Market | 200 days | 229 days | ▲ Faster by 29 days |
| Active Parcels | 24 | 23 | ▲ 1 |
| Parcels Sold | 2 | 3 | ▼ 1 |
| Months of Supply | 12.00 mo. | 7.67 mo. | ▼ Loosening |
Featured Parcels
Selected active land & farm listings in Camden County
Activity by Area
Active parcel distribution across communities in Camden County
| Area | Active | Land / Farm | Median Ask | Median Acres |
|---|---|---|---|---|
| Macks Creek | 8 | 7 L / 1 F | $208K | 40.0 ac |
| Climax Springs | 3 | 2 L / 1 F | $64K | 12.0 ac |
| Richland | 3 | 3 F | $1.65M | 120.0 ac |
| Edwards | 2 | 2 L | $125K | 17.5 ac |
| Osage Beach | 2 | 2 L | $8.00M | 6.8 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.
# Camden County Rural Land & Farm Market Report — September 2026 Camden County's land market is sitting firmly in buyer's territory this month, and the numbers back it up. With 24 active parcels and only two closing, we're looking at 12 months of supply — that's a lot of ground for serious buyers to work with and not much urgency pushing prices. No new listings came on this month, which tells you sellers who were going to list for fall already have, and what's left on the market has had time to simmer. Average days on market dropped to 200, down 29 days from August, but that's still better than six months for a buyer to negotiate from a position of strength. The list-to-sale ratio of 90.6% confirms it — sellers are leaving roughly a dime on the dollar to get deals done, and that gap tells serious buyers there's room to talk numbers. The spread between asking and sold price per acre is the real story here: active listings are asking a median $5,998/acre, but the two parcels that actually closed went for $4,237/acre. That's nearly a 30% gap, and it reflects a market where sellers are still pricing for 2024-2025 conditions while buyers are holding the line. If you're selling timber or recreational ground, price it where the comps actually closed, not where the listing portal says it's worth — overpriced parcels are exactly why inventory is piling up. If you're buying, this is the kind of market where patience pays: with archery season opening and firearms deer season on the horizon, motivated sellers who missed their fall hunting-lease income may be more willing to deal before winter. Look at what's actually moving through the pipeline — this inventory is built for hunters and recreational buyers, not row-crop operations. Ninety-six percent of active listings tout water access and 83% mention hunting habitat, while only 17% have real pasture or tillable ground. That skew matters: if you're looking for a working farm with hay ground, you're competing for a thin slice of this market, particularly in Richland where the three active farm listings carry a $1,649,000 median ask on 120-acre tracts — serious money for serious acreage. On the other end, Macks Creek offers the most volume at 8 active parcels and a far more approachable $208,000 median on 40 acres, making it the spot to watch if you want timber, water, and hunting ground without competing in the luxury tier that Osage Beach's $8 million listings represent. Bottom line: inventory is sitting, sellers are negotiating, and buyers who do their homework on per-acre value have the upper hand heading into the colder months.