Trying to price acreage in Lycoming County can feel tricky. No two parcels are alike, and the right number depends on access, terrain, utilities, and what a buyer can actually do with the land. If you are weighing a sale or making an offer, you want a clear, practical way to come up with a credible price range. This guide breaks down the key value drivers, shows you how to use local comps, and gives you a simple worksheet you can print and use today. Let’s dive in.
Key value drivers in Lycoming County
Lycoming County covers towns, farms, and forested ridgelines, so parcel value shifts by location and use. Pricing is not just total acreage. It is about access, usable acres, utilities, and any constraints that limit development. Start with these drivers.
Access and frontage
- Frontage on a state or county road increases marketability because driveway permits are simpler and maintenance is predictable. Private or seasonal roads narrow your buyer pool.
- Recorded, legal access matters. Parcels with only an unrecorded right-of-way often see price discounts and limited financing options.
- Note surface type and condition. Paved is easier for year-round access, while long gravel lanes can add cost for buyers.
Topography, soils, and drainage
- Slope influences usable acres. Steep sidehills, hollows, or ridgelines can limit building sites and septic locations.
- Soils affect septic feasibility, farming potential, and timber productivity. Review your soil map on the USDA NRCS Web Soil Survey to flag hydric soils and septic concerns.
- Floodplain and wetlands reduce buildable acreage and may require permits. Check the FEMA Flood Map Service Center to confirm any mapped flood areas.
Utilities and on-site systems
- In much of rural Lycoming County, public water and sewer are uncommon. Expect well and septic for most parcels.
- Proximity to electricity, natural gas, and broadband affects value. Long utility extensions or off-site easements add cost and time.
- If utilities are far away, estimate extension costs and reflect them as a discount from value.
Timber, recreation, and natural amenities
- Merchantable timber can add value, but you need a forester’s estimate of volume and stumpage prices to know the net. Penn State Extension offers useful timber valuation resources.
- Streams, ponds, trail access, and privacy are attractive for recreational buyers. These features can support a premium if access and buildability also align.
- Water features can also bring use limits such as riparian buffers.
Legal and regulatory constraints
- Zoning, subdivision rules, and minimum lot sizes shape what you can build or split. Conservation easements and recorded covenants can reduce development potential.
- Mineral rights, recorded easements, and title issues affect value and insurability.
- Expect possible tax reassessment if you subdivide or develop.
Decide the highest-and-best-use
Your price should match what the market will most likely do with the land. Ask which path offers the strongest value and buyer demand:
- Residential homesite or multiple lots
- Recreational or second-home retreat
- Agricultural or hobby farm use
- Timber and long-term land holding
Pick the use that fits the parcel’s access, soils, utilities, and location. Then select comps and a valuation method that match that use.
How to use comps the right way
Local comparable sales are your anchor. Focus on recent acreage sales in the same township or nearby areas with similar access and terrain. If sales are thin, expand the radius to adjacent municipalities and the timeframe while noting your adjustments.
- Convert comps to a price per acre or per buildable acre if steep slopes or wetlands are significant.
- Adjust upward for paved or state road frontage and downward for private or seasonal access.
- Discount for utility extension costs and for encumbrances like conservation easements or no legal access.
- Use a range instead of a single number. A low, typical, and high estimate helps set expectations.
Valuation methods that work here
Comparable-sales approach
Use several recent vacant land sales, adjust for access, usable acres, utilities, timber, and encumbrances, and present a range. This is the most common method for acreage.
Price-per-acre method
Useful when parcels are similar. Expect larger tracts to sell for a lower per-acre price. For irregular terrain, calculate by usable acres.
Cost-to-develop or subdivision residual
If the parcel could be split into lots, estimate lot yield and finished lot prices, then subtract development costs and a developer’s profit to back into land value. This is helpful for developers and investors.
Income or timber-based methods
For timber-forward properties or leased uses, capitalize net income. For timber, a forester’s cruise and local stumpage pricing drive the estimate. Penn State Extension is a practical place to start.
Step-by-step pricing workflow
Follow this checklist to build a clear CMA or buyer offer range.
1) Gather parcel documents
- Deed, tax record, parcel ID, any survey
- Any recorded easements, covenants, or conservation documents
2) Map and environmental screening
- Use county GIS to view parcel lines, roads, elevation, and hydrology
- Review the FEMA Flood Map Service Center for mapped floodplain
- Check the USDA NRCS Web Soil Survey for soil types and hydric soils
- Contact the local conservation district or PA Department of Environmental Protection for wetland guidance
3) Field visit
- Confirm access type and road conditions
- Walk the likely building areas, note slope and drainage
- Look for streams, wetlands, and timber quality; take photos
4) Comparable search
- Pull sales from the last 6 to 18 months with similar access, terrain, and utilities
- If needed, expand to neighboring townships with similar market dynamics
5) Adjust comps
- Quantify differences for access, utilities, slope, wetlands, timber, and encumbrances
- Use vendor quotes where possible for utility extension and septic costs
6) Calculate a price range
- Provide low, typical, and high scenarios
- Show per-acre and total price, and per-buildable-acre when appropriate
7) Disclose assumptions
- Note septic feasibility assumptions, utility availability, timber estimates, and any pending surveys or permits
Red flags that reduce value
- No recorded legal access
- Extensive wetlands or mapped floodplain on key build areas
- Predominantly steep slopes with limited usable acreage
- Conservation easements, restrictive covenants, or severed mineral rights
- Known contamination or past industrial use
- Limited financing options due to access or condition
Simple printable worksheet
Copy, print, and fill this out during your research and site visit.
Parcel identification
- Parcel ID / Tax Map No.:
- Municipality:
- Total recorded acreage:
Site characteristics
- Road frontage type (state/county/township/private): ____
- Paved (Y/N): ____
- Legal recorded access (Y/N): ____
- Estimated usable/buildable acreage: ____ %
Environmental and utilities
- Floodplain present (Y/N): ____
- Wetlands indicated (Y/N): ____
- Public water available (Y/N): ____
- Public sewer available (Y/N): ____
- Electric at roadside (Y/N): ____
- Broadband available (Y/N): ____
Timber and recreation
- Timber present (Y/N): ____
- Forester estimate needed (Y/N): ____
- Recreational features (streams, ponds, views, trails, privacy):
Comparable sales summary (up to 4)
For each comp: Sale date | Location (mi to subject) | Acres | Sale price | $/acre | Key differences
- Comp 1:
- Comp 2:
- Comp 3:
- Comp 4:
Adjustment grid
- Start with comp $/acre: $ ____
- Access/frontage adjustment: +/- $ ____ per acre (or %)
- Usable acreage adjustment: apply usable percent or subtract non-usable acres
- Utilities adjustment: +/- $ ____ total (divide by acres for $/acre)
- Timber adjustment: +/- $ ____ total
- Easements/mineral issues: +/- $ ____ total
Calculation example
- Adjusted $/acre = comp $/acre + sum of per-acre adjustments
- Subject price per acre range = average of adjusted comp $/acre values (low/typical/high)
- Subject total price = subject price per acre × total acres (or buildable acres)
Notes and assumptions
- Septic feasibility:
- Utility extension quotes:
- Timber valuation method:
- Pending approvals or surveys:
Due diligence checklist
- Confirm legal access in the deed
- Order a recent survey if boundaries are unclear
- Schedule a perc test or confirm with county health office
- Get a forester’s timber cruise if you are claiming timber value
- Obtain floodplain or wetland delineation if suspected
- Request utility extension quotes
- Review zoning and subdivision rules for your intended use
Local data sources
- Lycoming County Assessment Office and Recorder of Deeds for tax records, deeds, and easements
- Lycoming County GIS and Planning for parcel maps, elevation, roads, and flood overlays
- Use the FEMA Flood Map Service Center to confirm floodplain boundaries
- Review soils and septic clues on the USDA NRCS Web Soil Survey
- Penn State Extension for timber, septic, and land management resources
- Pennsylvania Department of Environmental Protection for wetlands, streams, and permitting guidance
Ready for a parcel-specific price range?
Want a parcel-specific estimate for your Lycoming County acreage? Request a comparative market analysis tailored to your property. Provide your parcel ID or address, recorded acreage, and any known restrictions or features such as easements, conservation easements, utility access, or timber claims. To get started, contact Michelle Strange and ask for a land CMA. You will receive a price range, comp set, and plain-English assumptions you can review and share.
If you want help working through the worksheet or arranging a field visit, reach out to Michelle Strange.
FAQs
How does paved road frontage affect land value?
- There is no fixed premium, but paved state or county road frontage tends to attract more buyers and reduces risk, which often supports a higher adjusted price versus private or seasonal access.
Should I price by total acres or buildable acres?
- Use buildable or usable acres when steep slopes, wetlands, or floodplain remove meaningful development area, and disclose both total and usable acreage to keep buyers informed.
How do I value timber on my property in Lycoming County?
- Hire a forester for a cruise, multiply merchantable volumes by regional stumpage prices, then subtract harvest and haul costs to reach a net value; Penn State Extension provides practical guidance.
How big is the discount for a landlocked parcel?
- Parcels without recorded legal access usually sell for much less and have a smaller buyer pool; the actual discount depends on the likelihood of securing legal access and financing.
Do conservation easements always reduce price?
- Usually yes, since they limit development and other uses; the size of the discount depends on the specific restrictions and buyer demand for protected land.
What if there are very few comparable sales near my parcel?
- Expand your search to adjacent municipalities or a longer timeframe, then make clear, documented adjustments for access, terrain, utilities, and encumbrances to support your pricing range.
