How Much Is Your Home Worth?

Homes with Acreage in Northeast Pennsylvania

Northeast Pennsylvania is one of the most accessible large-acreage real estate markets in the eastern United States — a region where 5, 10, 25, even 100+ acre properties still trade regularly, often at prices that would barely buy a quarter-acre lot in the New York City suburbs. From hardwood forests in Wayne County, to working farms in Susquehanna County, to equestrian properties in Newton Township, to hunting tracts in Pike County, NEPA offers the kind of land-rich lifestyle that has become genuinely rare elsewhere in the Northeast.

Whether you're buying a homestead, an equestrian property, a hunting camp, a Pennsylvania "Clean and Green" tax-advantaged tract, or simply a private home on enough land to never see your neighbors, Alexsis McGhee — top-producing eXp Realty agent and active NEPA investor — provides the rural property expertise (well and septic, road access and easements, Clean and Green enrollment, hunting and timber rights) that acreage transactions demand.

FAQs

What is Pennsylvania's "Clean and Green" program (Act 319)?

Clean and Green (Act 319), enacted in 1974, is a Pennsylvania preferential tax assessment program that taxes qualifying land based on its agricultural or forest use value rather than fair market value — often producing roughly 50% property tax reductions. To qualify, a property generally must be at least 10 acres in Agricultural Use, Agricultural Reserve, or Forest Reserve, or generate at least $2,000 annually in farm income. As of recent state data, over 9 million acres are enrolled across Pennsylvania, and the program is administered by each county's assessment office. Breaching the covenant triggers rollback taxes covering up to 7 years plus 6% annual interest.

How much does land cost per acre in Northeast Pennsylvania?

Raw land in NEPA typically ranges from approximately $2,000 to $15,000 per acre, depending heavily on county, road access, utilities, topography, and timber value. Susquehanna and Wyoming Counties sit at the lower end ($2,000–$5,000/acre for typical wooded tracts). Wayne and Pike Counties run higher ($5,000–$12,000/acre). Lake-adjacent or view properties can exceed $20,000/acre. Improved parcels with utilities, road frontage, and a buildable site command premiums of 50–200% over raw land.

What's the minimum acreage to qualify for Clean and Green in PA?

The minimum is generally 10 acres in qualifying use (Agricultural Use, Agricultural Reserve, or Forest Reserve). However, properties under 10 acres can still qualify under the Agricultural Use category if they can demonstrate the capacity to generate at least $2,000 annually in farm income. Enrollment runs March 1 through June 1 each year, with the application becoming effective the following tax year.

Can I buy a hunting property in Northeast Pennsylvania?

Yes — NEPA is one of the most active hunting property markets in the Northeast, particularly across Susquehanna, Wayne, Pike, Wyoming, and rural Monroe Counties. Properties typically range from 20-acre wooded parcels to large 200+ acre tracts, with pricing driven by game density (whitetail deer, black bear, turkey), road access, water features, and existing improvements (cabins, food plots, trails). Many hunting properties are Clean and Green enrolled, providing tax benefits — but limit residential development options.

Do I need a well and septic on rural NEPA properties?

Most acreage properties in NEPA rely on private wells for water and private septic systems for wastewater. Public water/sewer is generally only available within boroughs and built-up township areas. When buying acreage, verify: well age, depth, and flow rate; recent water quality testing (especially for bacteria, lead, arsenic, and uranium in some areas); septic system age, type, capacity, and pumping/inspection records. Replacement of either can run $10K–$40K+.

What's the difference between Agricultural Use, Agricultural Reserve, and Forest Reserve under Clean and Green?

Agricultural Use applies to land actively producing agricultural commodities (crops, livestock, dairy, etc.). Agricultural Reserve applies to non-commercial open space land — and is the only category that must remain open to public passive recreational use free of charge. Forest Reserve applies to land capable of producing timber and other wood products. Each category has its own use-value calculation, and the choice matters for both tax savings and use flexibility.

Are there equestrian properties for sale in NEPA?

Yes — Northeast Pennsylvania has a long equestrian tradition, particularly in Newton Township, Waverly Township, Wayne County, and parts of Wyoming and Susquehanna Counties. Properties typically include barn structures, paddocks with proper fencing, riding rings, pastures, and 5–50+ acres of usable land. Premier equestrian properties in Waverly can exceed $1.5M; more modest horse-friendly properties in outer Wayne or Wyoming Counties can be acquired in the $400K–$700K range.

Are mineral rights included with NEPA acreage purchases?

Not always — and this is one of the most important due diligence items in Susquehanna County and parts of Wyoming and Bradford Counties. Mineral rights (including Marcellus Shale natural gas rights) may have been severed from surface rights through prior conveyances, sometimes decades ago. A title search will reveal severance and any active gas leases. This can affect both income potential and the property's value as an investment.