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Want to flip land in 2025?
Here's the problem:
Most "best states" articles are based on opinion.
Not data.
That changes today.
I analyzed 300,000+ land sales across all 50 states.
I looked at sell-through rates. Days on market. Months of supply.
And the results might surprise you.
Some states that look "hot" are actually buyer markets where land sits for months.
Others fly under the radar—but sell land in weeks.
This guide reveals the best states for land flipping based on real market data.
Let's dive in.
What Is Land Flipping and Why Location Matters
Land flipping is buying raw land at a discount and reselling it for profit.
Simple concept.
But execution matters.
Here's the deal:
Location determines your success rate.
Buy in the wrong state?
Your land sits for 6+ months.
Buy in the right state?
It sells in 30-60 days.
The difference comes down to three key metrics:
- Sell-Through Rate: Percentage of listings that actually sell
- Days on Market: How long it takes to find a buyer
- Months of Supply: Indicator of seller vs buyer market
Here's what those numbers mean for you.
Key Land Flipping Metrics Explained
| Metric | What It Means | Good for Flippers |
|---|---|---|
| Sell-Through Rate | % of listings that sell | Above 5% is strong |
| Days on Market | Average time to sell | Under 60 days is ideal |
| Months of Supply | Inventory divided by sales | Under 12 = seller market |
| Market Type | Seller, Balanced, or Buyer | Seller markets are best |
Pro Tip: Focus on sell-through rate first. A 10% sell-through rate means 1 in 10 listings sell monthly—that's a hot market.
Top 10 Best States for Land Flipping (2025)
Based on real market data, here are the top 10 states ranked by sell-through rate:
| Rank | State | Sell-Through Rate | Avg Days to Sell | Market Type | Total Sold (12mo) |
|---|---|---|---|---|---|
| 1 | Rhode Island | 9.71% | 36 days | Balanced | 342 |
| 2 | Vermont | 9.60% | 97 days | Balanced | 1,106 |
| 3 | New Hampshire | 9.49% | 80 days | Balanced | 1,468 |
| 4 | Maine | 9.04% | 48 days | Balanced | 3,115 |
| 5 | Delaware | 7.98% | 68 days | Balanced | 663 |
| 6 | Ohio | 7.35% | 55 days | Balanced | 6,782 |
| 7 | Massachusetts | 6.77% | 102 days | Buyer | 1,234 |
| 8 | Connecticut | 6.75% | 62 days | Balanced | 1,133 |
| 9 | North Carolina | 6.51% | 72 days | Balanced | 25,941 |
| 10 | Maryland | 6.44% | 84 days | Buyer | 2,034 |
Wait.
Rhode Island? Vermont?
Hear me out.
These states have high sell-through rates because supply is limited.
Less competition = faster sales.
But here's the catch:
Small markets mean fewer deals.
For volume, look at Ohio and North Carolina.
Ohio sold 6,782 parcels last year with a 7.35% sell-through rate.
North Carolina sold 25,941 parcels at 6.51%.
That's the sweet spot.
Pro Tip: Ohio combines strong sell-through rates with high volume. It's arguably the #1 state for consistent land flipping.
States to Avoid for Land Flipping
Not all states are created equal.
Here are the worst states for land flipping (hardest to sell):
| State | Sell-Through Rate | Avg Days to Sell | Months of Supply | Market Type |
|---|---|---|---|---|
| Utah | 1.29% | 66 days | 60.1 months | Buyer |
| Idaho | 1.37% | 57 days | 49.6 months | Buyer |
| South Dakota | 1.64% | 140 days | 46.3 months | Buyer |
| Texas | 1.67% | 81 days | 47.3 months | Buyer |
| Wyoming | 1.83% | 86 days | 41.7 months | Buyer |
| Nebraska | 1.92% | 81 days | 43.6 months | Buyer |
See Texas on that list?
47.3 months of supply.
That means there's nearly 4 years of inventory on the market.
Texas is a buyer's market.
Great for buying cheap. Terrible for quick flips.
Best Counties for Land Flipping United States 2025
State-level data is helpful.
But counties tell the real story.
Here are the top 25 counties with the highest sell-through rates:
| Rank | County, State | Sell-Through Rate | Days to Sell | Months Supply | Sold (12mo) |
|---|---|---|---|---|---|
| 1 | Paulding, OH | 100.00% | 24 days | 0.0 | 20 |
| 2 | Rush, IN | 54.55% | 18 days | 1.5 | 14 |
| 3 | Prince George, VA | 50.00% | 6 days | 1.0 | 13 |
| 4 | Jay, IN | 50.00% | 44 days | 1.2 | 11 |
| 5 | Knox, MO | 50.00% | 107 days | 0.5 | 18 |
| 6 | Grant, WV | 36.36% | 153 days | 1.9 | 28 |
| 7 | Huntington, IN | 35.71% | 22 days | 2.7 | 32 |
| 8 | Clinton, IN | 33.33% | 5 days | 6.0 | 15 |
| 9 | Jackson, KS | 33.33% | 43 days | 1.9 | 34 |
| 10 | Amelia, VA | 30.77% | 11 days | 4.5 | 29 |
| 11 | Henry, OH | 29.17% | 337 days | 4.2 | 27 |
| 12 | Tuscarawas, OH | 28.95% | 36 days | 2.8 | 132 |
| 13 | White, TN | 28.79% | 57 days | 5.3 | 265 |
| 14 | Big Stone, MN | 28.57% | 113 days | 7.5 | 11 |
| 15 | Holmes, OH | 28.57% | 54 days | 1.7 | 46 |
| 16 | Keweenaw, MI | 28.57% | 11 days | 3.8 | 15 |
| 17 | Dade, MO | 28.00% | 47 days | 4.2 | 36 |
| 18 | Carroll, OH | 27.78% | 41 days | 2.8 | 44 |
| 19 | Clark, IL | 27.27% | 51 days | 3.0 | 22 |
| 20 | Adams, PA | 27.27% | 54 days | 3.1 | 212 |
| 21 | Fayette, OH | 26.67% | 22 days | 2.8 | 32 |
| 22 | Snyder, PA | 26.67% | 146 days | 4.7 | 40 |
| 23 | Warren, GA | 26.32% | 52 days | 4.7 | 17 |
| 24 | Meriwether, GA | 26.32% | 46 days | 6.0 | 63 |
| 25 | Talbot, GA | 25.00% | 42 days | 4.5 | 29 |
Notice a pattern?
Ohio dominates this list.
Paulding County, Ohio has a 100% sell-through rate.
That means every listing sells.
Why does this matter?
Because these aren't popular counties.
Low competition. High demand.
That's the land flipping formula.
Seller Markets vs Buyer Markets Explained
Understanding market types is crucial.
Here's the breakdown:
Seller Markets (Best for Flipping)
- Months of Supply: Under 6 months
- What It Means: Low inventory, high demand
- Result: Land sells fast at asking price (or above)
Balanced Markets
- Months of Supply: 6-12 months
- What It Means: Equal supply and demand
- Result: Fair prices, reasonable sale times
Buyer Markets (Harder to Flip)
- Months of Supply: Over 12 months
- What It Means: High inventory, low demand
- Result: Price reductions required, long hold times
| Market Type | Months of Supply | Best Strategy |
|---|---|---|
| Seller Market | Under 6 months | Buy and flip quickly |
| Balanced Market | 6-12 months | Price competitively |
| Buyer Market | 12+ months | Buy deep discounts only |
Pro Tip: In buyer markets, you need to buy at 50-60% of market value to flip profitably. In seller markets, 70-80% works fine.
Best Counties in Ohio for Land Flipping
Ohio is a land flipper's paradise.
Here's why:
- 7.35% sell-through rate (6th best nationally)
- 55 days average to sell
- 6,782 sales in 12 months (high volume)
Top Ohio Counties by Sell-Through Rate
| County | Sell-Through Rate | Days to Sell | Months Supply | Median $/Acre | Sold (12mo) |
|---|---|---|---|---|---|
| Paulding | 100.00% | 24 days | 0.0 | $19,630 | 20 |
| Henry | 29.17% | 337 days | 4.2 | $105,556 | 27 |
| Tuscarawas | 28.95% | 36 days | 2.8 | $20,867 | 132 |
| Holmes | 28.57% | 54 days | 1.7 | $33,565 | 46 |
| Carroll | 27.78% | 41 days | 2.8 | $13,830 | 44 |
| Fayette | 26.67% | 22 days | 2.8 | $822,695 | 32 |
| Greene | 19.05% | 37 days | 4.6 | $33,405 | 51 |
| Harrison | 18.75% | 30 days | 2.8 | $8,125 | 47 |
| Coshocton | 18.18% | 33 days | 5.2 | $13,383 | 78 |
| Union | 17.86% | 76 days | 6.3 | $39,130 | 52 |
Tuscarawas County is the sweet spot:
- 28.95% sell-through rate
- Only 36 days to sell
- 132 sales last year
- Affordable at $20,867/acre median
That's high volume with fast turnover.
Pro Tip: Focus on rural Ohio counties with Amish communities. They actively buy farmland and have cash on hand.
Best Counties in North Carolina for Land Flipping
North Carolina sold 25,941 parcels in the last 12 months.
That's more than any state except Florida.
But here's what matters:
NC has a 6.51% sell-through rate.
Florida? Just 4.66%.
More volume AND faster sales.
Top North Carolina Counties by Sell-Through Rate
| County | Sell-Through Rate | Days to Sell | Months Supply | Median $/Acre | Sold (12mo) |
|---|---|---|---|---|---|
| Gates | 23.08% | 52 days | 6.0 | $4,757 | 16 |
| Pasquotank | 21.43% | 115 days | 2.5 | $33,327 | 106 |
| Surry | 20.00% | 27 days | 4.0 | $11,753 | 410 |
| Scotland | 19.35% | 58 days | 4.1 | $19,738 | 172 |
| Jones | 19.05% | 34 days | 3.9 | $86,111 | 55 |
| Yadkin | 17.50% | 15 days | 2.2 | $16,046 | 223 |
| Brunswick | 17.41% | 75 days | 3.7 | $214,496 | 2,286 |
| Granville | 16.44% | 41 days | 4.6 | $18,317 | 203 |
| Harnett | 15.82% | 27 days | 4.3 | $462,661 | 534 |
| Pender | 13.79% | 64 days | 3.7 | $60,243 | 329 |
Surry County stands out:
- 20% sell-through rate
- Only 27 days to sell
- 410 sales annually
- Affordable at $11,753/acre
High volume. Fast sales. Low prices.
That's the triple crown for land flippers.
Pro Tip: Brunswick County has 2,286 annual sales—massive volume. But prices are high ($214K/acre). Better for experienced flippers with capital.
Best Counties in Tennessee for Land Flipping
Tennessee is underrated for land flipping.
- 5.74% sell-through rate
- 60 days average to sell
- 16,226 sales annually
Not the best state metrics.
But the counties tell a different story.
Top Tennessee Counties by Sell-Through Rate
| County | Sell-Through Rate | Days to Sell | Months Supply | Median $/Acre | Sold (12mo) |
|---|---|---|---|---|---|
| White | 28.79% | 57 days | 5.3 | $15,125 | 265 |
| Trousdale | 14.29% | 59 days | 2.6 | $22,319 | 59 |
| Hamilton | 13.68% | 57 days | 4.9 | $90,000 | 983 |
| Hickman | 13.59% | 80 days | 8.6 | $10,522 | 151 |
| Weakley | 12.16% | 80 days | 10.3 | $7,486 | 55 |
| Marshall | 11.96% | 61 days | 8.7 | $37,736 | 97 |
| Macon | 11.76% | 158 days | 4.8 | $30,000 | 176 |
| Loudon | 10.56% | 64 days | 7.7 | $135,122 | 440 |
| Fentress | 10.50% | 32 days | 9.9 | $11,434 | 182 |
| Bradley | 10.30% | 43 days | 7.5 | $74,627 | 262 |
White County crushes it:
- 28.79% sell-through rate (top in TN)
- 57 days to sell
- 265 annual sales
- $15,125/acre median
That's nearly 3x the state average sell-through rate.
Fentress County is a hidden gem:
- 10.50% sell-through
- Only 32 days to sell (fastest in TN)
- Cheap at $11,434/acre
Pro Tip: White and Fentress counties are near recreational areas. Land buyers want hunting and outdoor access—that's your target market.
Best Counties in Georgia for Land Flipping
Georgia has solid fundamentals:
- 4.12% sell-through rate
- 55 days average to sell
- 13,597 sales annually
Not a top-tier state.
But certain counties perform exceptionally well.
Top Georgia Counties by Sell-Through Rate
| County | Sell-Through Rate | Days to Sell | Months Supply | Median $/Acre | Sold (12mo) |
|---|---|---|---|---|---|
| Meriwether | 26.32% | 46 days | 6.0 | $11,290 | 63 |
| Warren | 26.32% | 52 days | 4.7 | $5,015 | 17 |
| Talbot | 25.00% | 42 days | 4.5 | $4,733 | 29 |
| Jenkins | 22.22% | 38 days | 4.2 | $7,513 | 25 |
| Johnson | 20.00% | 51 days | 4.8 | $3,304 | 18 |
| Taliaferro | 20.00% | 13 days | 12.0 | $4,545 | 10 |
| Terrell | 20.00% | 10 days | 12.0 | $3,850 | 6 |
| Dodge | 18.18% | 40 days | 5.4 | $5,050 | 38 |
| Madison | 17.46% | 55 days | 6.2 | $12,329 | 105 |
| Greene | 17.16% | 58 days | 4.4 | $222,222 | 283 |
Meriwether County is excellent:
- 26.32% sell-through rate
- 46 days to sell
- Affordable at $11,290/acre
- 63 annual sales
Warren County offers the lowest entry point:
- Same 26.32% sell-through
- Only $5,015/acre median
- Perfect for beginners with limited capital
Pro Tip: Rural Georgia counties have strong demand from hunters and timber investors. Focus on 10-50 acre parcels for fastest flips.
Best Counties in Texas for Land Flipping
Texas is tricky.
The state-level data is brutal:
- 1.67% sell-through rate (47th out of 50)
- 81 days average to sell
- 47.3 months of supply (nearly 4 years!)
But Texas is massive.
Some counties buck the trend.
Top Texas Counties by Sell-Through Rate
| County | Sell-Through Rate | Days to Sell | Months Supply | Sold (12mo) |
|---|---|---|---|---|
| Shackelford | 14.29% | 148 days | 4.5 | 20 |
| Archer | 14.29% | 59 days | 6.0 | 5 |
| Fisher | 11.11% | 101 days | 24.0 | 6 |
| Wilbarger | 11.11% | 179 days | 8.0 | 8 |
| Dimmit | 10.00% | 190 days | 13.5 | 8 |
| Marion | 9.18% | 117 days | 12.1 | 51 |
| Stephens | 7.41% | 94 days | 18.8 | 22 |
| Hale | 7.14% | 153 days | 11.1 | 11 |
| Lamar | 6.75% | 62 days | 15.7 | 149 |
| Falls | 6.00% | 91 days | 25.6 | 38 |
Here's the truth about Texas:
Even the "best" counties have long days on market.
Lamar County is your best bet:
- 6.75% sell-through (4x state average)
- 62 days to sell (below average)
- 149 annual sales (decent volume)
Texas Counties to Avoid
These counties have years of inventory:
| County | Months of Supply | Sell-Through Rate |
|---|---|---|
| Liberty | 3,837 months | 0.00% |
| Harris | 559.8 months | 0.04% |
| Brazoria | 2,649 months | 0.00% |
| Montgomery | 1,050 months | 0.00% |
| Polk | 2,643 months | 0.00% |
Harris County (Houston area) has 46+ years of inventory.
Don't flip land there.
Pro Tip: If you flip in Texas, stick to DFW-adjacent counties like Denton (4.56% STR) or Tarrant (4.47% STR). They have metro demand without the extreme oversupply.
Key Takeaways for Land Flippers
Let me summarize the data:
Best States (Fastest Flips)
- Rhode Island – 9.71% sell-through, 36 days average
- Vermont – 9.60% sell-through, 97 days average
- Ohio – 7.35% sell-through, 55 days average (BEST for volume)
- North Carolina – 6.51% sell-through, 72 days average (HIGHEST volume)
Best Individual Counties
- Paulding, OH – 100% sell-through
- Tuscarawas, OH – 28.95% sell-through, 132 annual sales
- White, TN – 28.79% sell-through, 265 annual sales
- Surry, NC – 20% sell-through, 410 annual sales
Buyer Market Opportunities
Some buyer markets offer deep discounts:
| State | Months Supply | Strategy |
|---|---|---|
| Texas | 47.3 months | Buy at 40-50% of value |
| Utah | 60.1 months | Buy at 40-50% of value |
| Idaho | 49.6 months | Buy at 40-50% of value |
In these markets, negotiate hard.
Sellers are desperate.
Pro Tip: Use buyer markets for acquisition, seller markets for disposition. Buy cheap land in Texas, market it to out-of-state buyers from Ohio or NC.
Frequently Asked Questions
What is the best state to flip land in 2025?
Based on sell-through rates and volume, Ohio is the best state for land flipping in 2025. It has a 7.35% sell-through rate, 55-day average sale time, and 6,782 annual transactions. North Carolina is also excellent with 25,941 annual sales at a 6.51% sell-through rate.
What counties have the highest land sell-through rates?
The top counties by sell-through rate are Paulding County, Ohio (100%), Rush County, Indiana (54.55%), Prince George County, Virginia (50%), and White County, Tennessee (28.79%). These counties have limited inventory and consistent buyer demand.
Is Texas good for land flipping?
Texas is challenging for land flipping in 2025. The state has a 1.67% sell-through rate and 47.3 months of inventory supply—nearly 4 years of listings. However, you can find deals if you buy at deep discounts (40-50% of market value) and target DFW-area counties like Denton or Tarrant.
How long does it take to flip land?
In seller markets (Rhode Island, Ohio, North Carolina), land typically sells in 30-80 days. In buyer markets (Texas, Utah, Idaho), expect 100-200+ days on market. The national average is approximately 70 days for vacant land.
What sell-through rate is considered good for land?
A sell-through rate above 5% is considered strong for vacant land. The national average is approximately 3-4%. Top-performing states like Rhode Island (9.71%) and Vermont (9.60%) have sell-through rates 2-3x the national average.
What's the difference between seller and buyer markets?
Seller markets have under 6 months of inventory supply—low inventory and high demand means land sells fast at asking price. Buyer markets have over 12 months of supply—high inventory and low demand means sellers must reduce prices and wait longer to sell.
How do I find undervalued land to flip?
Focus on counties with high sell-through rates but low median prices per acre. Examples include Warren County, Georgia ($5,015/acre, 26.32% STR), Weakley County, Tennessee ($7,486/acre, 12.16% STR), and Harrison County, Ohio ($8,125/acre, 18.75% STR).
Should I flip land in popular states like Florida or California?
Florida has a 4.66% sell-through rate and 15.2 months of supply—it's a buyer market. California is worse at 2.86% sell-through and 28.2 months of supply. Both states have high competition and slow sales. Focus on Ohio, North Carolina, or Tennessee instead.
Data sourced from land sales records updated December 2024. Metrics reflect trailing 12-month performance.