Our Wisconsin land market insights reveal a state where opportunity varies dramatically by region, with northern counties outperforming urban areas for investment potential. While Adams County leads with affordability and 245% turnover, Waukesha and Dane counties command premium prices approaching $380,000 per acre. Understanding these patterns can help you find the perfect property match.
Key Takeaways:
- Northern recreational counties offer the best investment metrics with high liquidity and strong appreciation rates.
- Days on market varies from just 40 days in Pepin County to a staggering 557 days in Chippewa County.
- The ideal investment counties combine affordability under $40,000 per acre with turnover rates exceeding 150% annually.
Data Source: All land pricing data in this article was compiled from multiple real estate sources including Redfin, Zillow, and local MLS listings, with data subject to change based on market conditions.
Wisconsin's Hottest Land Markets for 2025
Understanding Turnover Ratio: A Key Market Indicator
The chart above reveals Wisconsin's most active land markets based on turnover ratio – the percentage of active listings sold within 365 days. Higher ratios indicate markets where demand outpaces supply.
Key Findings:
- Iron County leads dramatically with a 345% turnover ratio, meaning properties sell at nearly 3.5x the rate of active inventory.
- Northern counties dominate the top spots, with Kewaunee (310%), Rusk (288.89%), and Washburn (252.08%) showing exceptional activity.
- Vacation and recreational areas perform strongly with Langlade (208.57%), Lincoln (198%), and Vilas (197.78%) counties demonstrating robust demand.
- Door County (179.38%) continues to thrive as a premium destination market with impressive turnover despite higher price points.
- Geographic diversity is notable, with hot markets distributed throughout Wisconsin's northern and central regions.
What This Means For You:
- Sellers: These counties offer the fastest potential sales timelines for property owners selling land in Wisconsin
- Buyers: Expect competition; be prepared to act quickly with financing in place.
- Investors: Focus on these regions for potential fix-and-flip or buy-and-hold strategies.
- Land Developers: Consider these high-demand counties for your next project to maximize return on investment.
Wisconsin's Slowest Land Markets: Buyer's Opportunity Zones
Understanding Low Turnover Markets: Where Patience Meets Potential
The chart above highlights Wisconsin counties with the lowest turnover ratios – areas where land moves more slowly through the market, creating potential opportunities for strategic buyers.
Key Insights:
- Calumet County leads as Wisconsin's slowest market with just a 32.35% turnover ratio, meaning only about one-third of the active inventory sells within a year.
- Urban-adjacent counties dominate the slow-moving markets, with Sheboygan (40.39%), Brown (51.23%), and Fond du Lac (53.38%) showing limited market velocity despite their economic significance.
- Price point correlation is significant – most slow-moving counties have median per-acre prices above the state average, suggesting affordability challenges.
- Sauk County (49.33%) presents an interesting anomaly as a popular recreational area with surprisingly low turnover.
- Industrial centers like Winnebago (95%) and Manitowoc (93.65%) show modest activity despite strong economic foundations.
What This Means For Buyers:
- Negotiating leverage is stronger in these counties, with sellers potentially more motivated after longer listing periods.
- Less competition allows for more thorough due diligence without the pressure of competing offers.
- Value opportunities exist for patient investors willing to wait for the right property.
- Favorable financing terms may be available as sellers seek to close deals in slower markets.
These slower markets often represent hidden opportunities where strategic buyers can acquire land at favorable terms while sellers may be more willing to negotiate on price and conditions.
Land Appreciation Hotspots Across Wisconsin
Regional Performance & Standout Counties
This chart displays average land appreciation rates across Wisconsin's major regions, providing context to how land values are growing throughout the state, with highlighted standout counties showing exceptional growth far above their regional averages.
Key Insights:
- Rock County dominates with an astonishing 27.9% annual appreciation rate, nearly 4 times the Southeastern region's already strong 6.9% average, making it Wisconsin's premier growth market.
- Menominee County (17.6%) stands out as a surprising performer in the Northeastern region, where values typically appreciate at just 3.1% annually, suggesting unique factors driving demand in this smaller market.
- Bayfield County (11.1%) in Northern Wisconsin shows remarkable strength at more than double its regional average (4.5%), likely driven by increased interest in recreational and vacation properties.
- The Southeastern region leads Wisconsin with a 6.9% regional appreciation rate, benefiting from proximity to major economic centers and out-of-state buyers from Illinois.
- Northeastern Wisconsin offers value opportunities with the lowest regional appreciation (3.1%), except for the Menominee County anomaly.
What This Means For Investors:
- Diversification opportunity exists across Wisconsin's varied regional markets
- Long-term value potentially strongest in Rock and Menominee counties
- Emerging markets like Polk County (7.8%) show strong appreciation without premium entry prices
- Risk-adjusted returns may favor St. Croix County (6.7%) with its balance of growth and stability
- Northern Wisconsin continues to strengthen as remote work drives recreational property demand
Understanding these regional variations allows investors to strategically position their land portfolios for optimal growth based on their risk tolerance and investment timeline, which can significantly impact how you engage with land buyers in Wisconsin.
The Urban-Rural Price Divide in Wisconsin Land Markets
Understanding Wisconsin's Land Value Geography
The chart above illustrates the dramatic price disparities between urban, suburban, and rural land markets across Wisconsin, revealing how location fundamentally shapes land values in the state.
Key Insights:
- Urban premium is substantial with metro areas commanding an average of $182,772 per acre – nearly 10 times higher than rural counties ($19,421). Dane County leads with an extraordinary $379,453 per acre, reflecting the intense demand in the Madison area.
- Location premium follows a clear gradient with suburban/developing counties showing median prices ($68,957) that fall approximately 62% below urban areas but still 255% above rural markets.
- Rural land remains remarkably affordable despite national pricing pressures, with counties like Florence ($9,815), Ashland ($8,982), and Douglas ($10,766) offering entry points below $11,000 per acre.
- Price-to-opportunity ratio varies significantly with some rural recreational counties like Menominee ($57,693) commanding premium prices despite their distance from major population centers, highlighting the value of unique recreational assets.
- Urban-adjacent counties show the widest price variations, with Washington ($93,685) and Ozaukee ($126,190) demonstrating how proximity to Milwaukee dramatically influences land values.
Strategic Implications:
- Value investors should target rural counties within 90 minutes of urban centers for the best appreciation potential with reasonable entry points
- Urban land remains scarce and likely to maintain premium pricing despite high interest rates
- Rural recreational properties continue outperforming purely agricultural land, reflecting shifting lifestyle preferences
- The urban-rural divide creates arbitrage opportunities for investors willing to bet on development expansion in strategic corridors
This price disparity underscores both challenges and opportunities in Wisconsin's diverse land market, allowing strategic investors to position themselves based on budget constraints and risk tolerance.
Wisconsin's Land Market Speed: Where Properties Fly vs. Where They Sit
The chart above provides a comprehensive view of Wisconsin's land market dynamics across 30+ counties, organized by Days on Market (DOM) - a critical metric, often used when comping land values, that reveals how quickly properties are selling in each region.
Key Insights:
Fastest Markets (Green)
- Pepin County leads all Wisconsin counties with properties selling in just 40.5 days on average
- Menominee County (54 days) and Vilas County (67 days) follow closely behind
- Polk, Door, Oconto, and Monroe counties all show strong market activity with properties selling in under 100 days
- St. Croix and Pierce counties round out the top performers with DOM just over 100 days
Average Performers (Blue)
- The middle tier includes counties like Racine and Langlade (122 days)
- Forest, Sawyer, and Vernon counties hover around the 120-125 day mark
- Florence County stands out as a potential up-and-comer at 77 days
- Buffalo, Washington, and Iron counties represent the higher end of average performers
Slowest Markets (Red)
- Chippewa County has Wisconsin's slowest land market with an extraordinary 557 days on market
- Richland County (501 days) and Wood County (470 days) also require extreme patience from sellers
- Trempealeau County (434.5 days) and Brown County (323 days) complete the bottom five
- Several other counties including Winnebago, Dane, and Sheboygan all require 280+ days to sell
This analysis provides crucial market intelligence for land buyers, sellers, and investors in Wisconsin. The dramatic difference between the fastest county (Pepin at 40.5 days) and the slowest (Chippewa at 557 days) highlights the importance of understanding local market conditions when making land investment decisions.
Wisconsin's Most Active Land Markets: Supply vs. Demand
The chart above provides a comprehensive look at Wisconsin's 25 most active rural land markets, comparing current inventory levels (blue) with annual transaction volume (orange).
Key Insights:
Highest Total Activity Counties
- Dane County leads Wisconsin with the highest overall market activity (764 total properties), featuring both substantial inventory (429 active listings) and strong annual sales (335 properties sold)
- Waukesha County follows with 538 total properties in its market ecosystem
- Sauk County ranks third with significant inventory but proportionally fewer sales
Supply-Heavy Markets
- Brown County has the third-highest current inventory (285 listings) but comparatively modest sales, suggesting potential oversupply
- Chippewa County shows similar supply-demand imbalance with more listings than annual sales
- Sheboygan County demonstrates one of the most significant imbalances with 203 active listings but only 82 annual sales
Demand-Driven Markets
- Adams County shows strong demand with 280 annual sales against only 114 active listings
- Door County sold 174 properties against 97 active listings, indicating consistent buyer interest
- Vilas County demonstrates similarly strong demand relative to supply
Balanced Markets
- Burnett County demonstrates near-perfect market balance with 117 active listings and 183 annual sales
- St. Croix County shows healthy activity with 138 listings and 159 annual sales
- Winnebago County maintains a relatively balanced market with 100 listings and 95 sales
This analysis provides valuable context for landowners, investors, and real estate professionals operating in Wisconsin's rural land markets. Understanding the supply-demand dynamics can inform pricing strategies, investment decisions, and market timing for both buyers and sellers.
Finding Your Sweet Spot: Land Pricing Patterns in Wisconsin
The scatter plot above reveals the fascinating relationship between land pricing and market activity across Wisconsin's diverse counties, providing valuable insights for buyers, sellers, and investors in the rural land market.
Key Insights:
Urban/Suburban Counties (Blue)
- Premium Pricing Territory: These counties command the highest prices per acre, with Dane and Waukesha Counties approaching $380,000 per acre
- Moderate Market Activity: Despite high prices, these areas maintain steady turnover ratios between 50-100%
- Brown County demonstrates strong pricing ($156,000/acre) even with lower relative market activity
- These markets are driven by development potential and proximity to metropolitan areas
Recreational/Vacation Counties (Green)
- High Activity, Lower Prices: These counties show some of the highest market activity (140-250% turnover) but at more accessible price points
- Door County stands out with both high market activity (179%) and relatively strong pricing ($55,168/acre)
- Vilas County demonstrates exceptional market activity (197.8%) with moderate pricing ($21,856/acre)
- These markets are influenced by seasonal demand and recreational appeal
Agricultural Counties (Yellow)
- Variable Activity & Pricing: Agricultural counties show wide variation in both price and activity
- Adams County demonstrates extraordinary market activity (245.6%) with mid-tier pricing ($36,212/acre)
- Jefferson County commands premium agricultural pricing ($91,667/acre) with strong activity (153.3%)
- These counties' values are influenced by soil quality, crop productivity, and agricultural infrastructure
Rural Mixed-Use Counties (Purple)
- Value Opportunities: These counties typically offer lower prices with moderate to high activity, and offer land subdivide opportunities
- Langlade County shows exceptional market activity (208.6%) at an affordable $20,583/acre
- St. Croix County represents a higher-priced rural area ($69,445/acre) with strong activity (115.2%)
- These markets often provide the best balance of affordability and liquidity
Market Implications:
This visualization highlights Wisconsin's diverse land market dynamics and reveals potential opportunities:
- Investment Potential: Counties with high activity but moderate pricing (upper-left quadrant) may represent growth opportunities
- Value Holdings: Low-priced counties with moderate activity offer affordable entry points
- Premium Markets: Urban/suburban counties command premium prices but provide stability and potential appreciation
For land buyers, understanding where a property falls on this spectrum can help determine if the asking price aligns with broader market patterns based on location and county type.
Wisconsin's Top Land Investment Opportunities for 2025
The chart above showcases Wisconsin's counties with the highest land investment potential based on our proprietary Investment Opportunity Index. This comprehensive analysis combines three critical factors that matter most to land investors: affordability (price per acre), growth potential (appreciation rate), and liquidity (market turnover).
Understanding the Index
Our Investment Opportunity Score evaluates counties on a scale of 0-100 by analyzing:
- Affordability: Lower median price per acre (weighted 35%)
- Growth Potential: Higher average land appreciation rate (weighted 35%)
- Market Liquidity: Higher turnover ratio (annual sales as percentage of active listings) (weighted 30%)
Top Investment Opportunities
Premium Opportunity Counties (Dark Green, 80+ Score)
- Adams County (87.4): Leads the pack with an exceptional combination of affordability ($36,212/acre), strong appreciation (7.1%), and remarkable market activity (245.6% turnover)
- Vilas County (85.2): Offers accessible pricing ($21,856/acre) with outstanding market liquidity (197.8% turnover)
- Washburn County (83.6): Features affordable land ($20,297/acre) with extraordinary turnover (252.1%)
- Iron County (82.9): Combines extremely affordable pricing ($13,880/acre) with excellent liquidity (345% turnover)
- Rusk County (81.5): One of the most affordable opportunities ($20,497/acre) with exceptional turnover (288.9%)
- Burnett County (80.8): Offers a strong balance of affordability ($13,326/acre) and consistent market activity (156.4% turnover)
Strong Opportunity Counties (Light Green, 70-80 Score)
- Door County (76.5): Higher price point ($55,168/acre) but compensated by strong appreciation (2.8%) and excellent market activity (179.4%)
- Polk County (75.9): Combines affordable pricing ($22,337/acre) with impressive appreciation (7.8%)
- Langlade County (74.8): Features strong market activity (208.6%) at an accessible price point ($20,583/acre)
- Oneida County (73.5): Offers solid value with consistent market demand
- Lincoln County (72.7) and Forest County (71.9): Both provide excellent affordability with strong market activity
Good Opportunity Counties (Yellow-Green, 65-70 Score)
- Walworth County (71.6): Higher price point ($83,873/acre) but excellent appreciation (8.4%)
- Waukesha County (69.8): Despite premium pricing ($377,480/acre), offers strong appreciation (3.2%) and consistent market activity
- St. Croix County (66.9): Combines moderate pricing with strong appreciation (6.7%) and good market activity
Investment Implications
This analysis reveals several key takeaways for land investors:
- Northern Wisconsin Dominance: The northern counties offer the most favorable investment metrics with affordable entry points and strong market activity
- Recreational Land Value: Counties with high recreational appeal (lakes, forests) show particularly strong metrics
- Balance is Key: The highest-ranking counties excel across all three metrics rather than dominating in just one area
For investors looking to maximize their return potential while managing risk, these counties represent Wisconsin's most promising land investment opportunities for 2025, based on current market data.
Investment Opportunity Conclusion
Wisconsin's land market offers diverse investment opportunities, with northern counties like Adams, Vilas, and Washburn providing the optimal balance of affordability, appreciation, and market activity. For maximum ROI potential in 2025, focus on counties scoring 75+ on our investment opportunity index, where your investment dollars work hardest in terms of both growth and liquidity.
For additional regional market insights, we recommend exploring our comprehensive Ohio land market analysis and data, Michigan land market data, and our detailed North Carolina rural property trends to diversify your land investment portfolio across high-opportunity regions.
