Your Bulloch County land is worth what a buyer will pay for that tract. Start with recent completed sales of similar land. Then compare road access, usable ground, allowed uses and what came with each sale. A county average won’t tell you all of that. Here’s how to build a price range you can explain.
Find the land record before you look at prices
Start with the parcel number on your tax bill. On the Bulloch County Tax Assessors page, choose Search Records. Use the parcel number, owner name or address to find the tract. Save the record and a map. Check that the acres and location fit the land you plan to sell.
Keep the tax value in its own column. It’s part of a tax assessment, not a buyer’s offer. Farm or timber land may also have a lower value for a special tax program. That number is not the same as a sale price.
For the deed and recorded plat, use the Clerk of Courts. A plat is a drawing of the land that was filed in the records. The Clerk records real estate documents and takes copy requests. Include the owner name and book and page if you have them. Ask for the record tied to the tract, not just a street address.
If you’re selling only part of a larger tract, say so. A sale of the whole farm is a weak match for a small piece with a new road entrance. Keep the proposed piece separate on your comparison sheet.
Choose sales that match what a buyer can use
Look for land with a similar size, setting and use. A small home lot near Statesboro may serve a different buyer than a farm tract near Portal. Start close to your land. Expand the search if there aren’t enough useful sales.
- Check the sale: Was it a completed sale or an asking price? What is the source and date?
- Check the tract: Match the parcel and deed. Two listings with slightly different road names may be the same land.
- Check what sold: Did the price include a house, several lots, timber rights or other land?
- Check access: Compare road frontage, the entrance and any written right to cross another tract.
- Check the ground: Separate total acres from the area that fits the buyer’s plans. Note wet areas, crop ground and woods.
Don’t count a repeated listing as another sale. Don’t mix a home sale into a vacant-land price per acre. If you can’t confirm a key detail, mark it unknown and give that sale less weight.
This page used to show a March 2026 listing collection. Its rows lacked the parcel and deed details needed to confirm separate sales. We’ve replaced those tables with this guide. We don’t have a verified current county price per acre to publish.
Separate today’s zoning from tomorrow’s plans
A buyer may mention new growth and say your land would make a good building site. Before using that claim to set a price, check what the land allows today.
The county’s zoning lookup steps start with Search Records on the Tax Assessor site. Search the tract and turn on Zoning in the map. This is a starting point for land outside city limits. For land inside a city, confirm the right planning office before using county rules.
Next, check the proposed use. The county’s Use Determination page explains the difference between a use marked P, which is permitted, and C, which needs conditional-use approval. Ask planning staff about your exact parcel and plan. Write down which approvals are still missing.
A future land-use map shows planning goals. It does not grant a use by itself. The county’s comprehensive-plan FAQ says the plan guides growth but does not bind zoning decisions. Also ask the water or sewer provider about service to your tract. A plan for service in a broad area doesn’t prove a connection is ready at your road.
Check home-site claims with the local health office
If a likely buyer wants a home and there’s no sewer connection, ask about septic records. A septic system treats waste on the land. Acres alone don’t show where one can go.
The Bulloch County Health Department lists Environmental Health at 912-764-5969. Ask whether the tract has a past soil review, septic permit or system record. Share the parcel number and any old address. Georgia’s Onsite Sewage page directs local record and service questions to the county health office.
For empty land, ask what review is needed for the proposed home and layout. For land with an old system, ask what its records show and what must be checked now. Keep “we found an old permit” separate from “the proposed home is approved.” Add the answer to your price notes.
Check the farm or timber tax agreement before a sale
If your tax bill shows conservation use, get the agreement before you promise to sell or split the land. This tax program values qualifying land for its use. It is not a land price estimate.
The Georgia Department of Revenue describes a ten-year qualifying-use term. Ask the Bulloch Tax Assessors which agreement covers your land and when it ends. Confirm the actual record rather than guessing from the tax bill.
Ask what happens with your planned sale, new owner or split. Can the buyer continue the agreement? What must they file? Would the proposed use break its terms, and who would owe any charge? State conservation-use rules address transfers, buyer filings and breach penalties. Breaking the terms on part of a covered tract can affect more land than the part being sold. Get the county’s answer before comparing the money you’ll keep.
Use one sheet for each sale—and each offer
Copy these headings into a note or spreadsheet. Fill in what you know. Leave blanks where you still need a record.
- Identity and date
- Parcel number, deed reference, sale date and source. Note any repeated listing.
- Land and sale price
- Acres, total confirmed price, and what the price included. Work out price per acre only after those facts match.
- Use and site
- Current zoning, proposed use, septic or sewer answers, water source, wet ground and useful improvements.
- Access and agreements
- Road frontage, written access, leases, timber rights and any conservation-use agreement.
- Your offer
- Offer amount, fees you pay, taxes or loans to settle, any program charge, checks the buyer still needs and target closing date.
Suppose two tracts have the same acres. One has a known entrance and a reviewed home site. The other still needs access and soil answers. Treat them as different choices for a buyer. There is no fixed dollar adjustment that fits every tract.
When you’re ready, tell us about your Bulloch County land. You don’t need every document to start. Send what you know and point out what’s missing. For the sale steps, see our Bulloch County seller guide. For more comparison help, read our land value guide.
Questions About Bulloch County Land Value
Is there one reliable price per acre for Bulloch County?
No. Match recent completed sales to your tract’s size, access, allowed uses and site details. We do not have a verified current county price per acre to publish.
Does a future land-use map mean my land can be developed?
No. A future land-use map guides planning. Check current zoning, the proposed use, needed approvals and actual water or sewer service for your parcel.
Can I use an old septic permit to price land as a ready home site?
Not by itself. Ask Bulloch Environmental Health what the record covers and what review is needed for the proposed home or existing system.
Should I check conservation use before selling part of my farm?
Yes. Ask the Tax Assessors which agreement covers the tract and what your split or sale would mean. Confirm buyer filings and any charge before comparing the money you keep.