Homes With Land for Sale in Ohio: 10 Real Listings From $29,999 to $350,000

The typical Ohio home sold for $269,226 in September 2026, according to Redfin. Ohio farmland is not cheap either: the USDA’s 2022 Census of Agriculture puts land and buildings at $8,043 an acre across the state’s 88 counties, and the 2026 survey has farm real estate at $9,650 an acre, more than twice the national average. And yet the ten homes on this page run from $350,000 down to $29,999, eight of them on more than an acre and three of them on more than eight.

The explanation is geography. Eight of these ten homes sit in counties ranked among the cheapest quarter of Ohio for farmland, from the Appalachian hills of the southeast to the snowbelt along the Pennsylvania line. Ohio’s expensive land is in the flat corn and soybean country of the west and in Amish country; the hills and the old industrial northeast are where homes with land for sale in Ohio still come with real acreage at a working family’s price. That changes which counties you should search, and what you should inspect once you get there.

This guide has two halves, and they age differently. The first half is permanent: what farmland is worth in every county this batch touches, why it is cheap where it is cheap, and the Ohio rules that decide what you actually pay to own rural property. The second half is a moment in time: ten real homes for sale in October 2026, from a village lot to 20 acres. The county numbers are worth bookmarking. The ten listings are evidence, not inventory.

Three honest disclosures before you scroll. The cheapest home, in Malvern, is a 1998 manufactured home on a village lot with a tenant in place, not a homestead. The Chagrin Falls farmhouse has no water, sewer or heating system on record and sells for cash only. And the East Canton Cape Cod needs a new septic system. Each is flagged again in its own section.

Watch the Full Tour

All ten homes were filmed for the video version of this guide, with the photos, the drive-in shots and Mark’s read on each place. If you would rather watch than read, start here, then come back for the county data and the math behind each of these homes with land for sale in Ohio.

Homes With Land for Sale in Ohio: the numbers in short

What You’ll Find: Homes With Land for Sale in Ohio

The permanent half of this page comes first, because it will still be useful a year from now. Below is what farmland is worth in each of the nine counties this batch touches, the reasons Ohio land is cheap in some places and expensive in others, and the state rules that decide what you pay to own rural property. After that comes the dated snapshot. If you are comparing homes with land for sale in Ohio, read the county table first, because it tells you how much of any price the land can explain.

Ohio has 88 counties and 76,009 farms working 13,652,346 acres. The nine counties below are the ones where this batch of homes sits, ranked from cheapest to most expensive. The fifth column shows what ten acres of farm ground is worth at that county’s census average, the quickest way to see how small, or how large, a share of a listing the land really is.

Rank of 88	County	Region	Avg $/Acre	10 Acres at That Rate	Acres in Farms
3	Meigs	Southeast, Ohio River	$3,816	$38,160	63,118
7	Vinton	Southeast hills	$4,236	$42,360	34,112
10	Morgan	Muskingum Valley	$4,363	$43,630	93,381
17	Ashtabula	Northeast	$5,435	$54,350	134,274
19	Trumbull	Mahoning Valley	$5,640	$56,400	113,107
20	Jefferson	East, Ohio River	$5,780	$57,800	72,749
22	Carroll	East-central hills	$5,992	$59,920	111,677
70	Geauga	Greater Cleveland	$9,272	$92,720	66,881
78	Stark	Canton area	$10,369	$103,690	125,207
—	Ohio (state)	All 88 counties	$8,043	$80,430	13,652,346

Source: USDA 2022 Census of Agriculture, Volume 1, Chapter 2, Table 8 for Ohio — “Estimated market value of land and buildings, average per acre, 2022.” All 88 counties were read from the published table and reconcile exactly to the state totals of 76,009 farms and 13,652,346 acres, with no county suppressed. Rank is out of 88, where 1 is the cheapest. The census measures agricultural land and buildings on working farms, not asking prices for residential lots.

Why Ohio Land Is Cheap Where It Is Cheap

Four structural forces explain the map, and each one is also a description of daily life in the places on this list.

• The cheap counties are the Appalachian hills. The ten cheapest counties in Ohio are Lawrence ($3,357), Gallia ($3,625), Meigs ($3,816), Pike ($3,899), Athens ($4,123), Monroe ($4,184), Vinton ($4,236), Jackson ($4,273), Noble ($4,332) and Morgan ($4,363), all in the southeast. Steep, wooded ground grows hay, timber and pasture rather than row crops, and that is where three of these homes sit.
• The expensive land is the western corn belt and Amish country. Leaving out the urban counties with few farms (Cuyahoga at $32,555 on 1,564 acres, Summit and Hamilton), Mercer ($12,513), Wayne ($12,012), Darke ($10,913), Shelby ($10,560) and Auglaize ($10,250) lead the state, with Holmes, at the heart of Ohio’s Amish settlement, at $9,808. Flat, drained, highly productive cropland is what costs money here.
• The northeast is the surprise. Ashtabula (17th cheapest) and Trumbull (19th) sit within an hour of Youngstown and Cleveland, yet their farmland costs less than two-thirds of the state average. Wet soils, heavy lake-effect snow and decades of industrial job losses in the Mahoning Valley keep land prices low on that side of the state.
• Cheap houses also follow condition, not only cheap land. The Chagrin Falls and East Canton homes sit in Geauga (70th) and Stark (78th), two of Ohio’s more expensive farm counties. Their prices are low because of what the houses need, missing utilities in one and a new septic system in the other, not because the ground is cheap.

What the Land Is Actually Worth Under These Houses

Measured against each county’s census value, the land under these ten homes is worth a median of about 14% of the asking price. Under the McConnelsville A-frame it is 4.8%, under the McArthur cabin 6.1% and under the Hubbard estate 6.3%: on those, you are buying a building. Two parcels break the pattern. In Andover, 20 acres carry 39.5% of the price, and in Empire, almost nine acres across two parcels carry 31.2%. Those two give a land buyer the most ground per dollar, at about $13,750 and $18,500 an acre.

The listing sites tell a very different story. LandSearch showed an average asking price of $45,259 an acre across 5,942 Ohio listings when we checked in October 2026, about 5.6 times the census figure, because small lots with houses on them pull the average up. Two caveats on our own number, too. The census measures working agricultural land and buildings, so it is a fair benchmark for open acreage and a poor one for a village lot. And the benchmark moves with the county: ten acres in Meigs County are worth $38,160 at the census rate, against $103,690 in Stark County. Read every listing against its own county, never against the state average.

The Ohio Rules That Change What You Really Pay

Six state rules shape the true cost of owning homes with land for sale in Ohio, and none of them shows up in a listing.

• CAUV lowers farm taxes, with a three-year tail. Ohio’s Current Agricultural Use Value program taxes farmland on its farming value, not its market value. You qualify with at least 10 acres in agricultural use for the three prior years, or with less if the land averages at least $2,500 a year in gross farm income. You apply with the county auditor and renew every year, and if the land leaves the program, up to three years of tax savings are recouped.
• Every new well needs a health department permit. Under Ohio Administrative Code 3701-28, building, altering or sealing a private water system requires a permit from the local board of health, the contractor must be registered with the Ohio Department of Health, and the new well is sampled for bacteria before it is approved. There is no statewide water test when a property sells, so testing an existing well is your job.
• Septic systems carry an operation permit. Under OAC 3701-29, a household sewage system cannot be installed, altered or operated without a board of health permit, and many health districts track operation permits and maintenance records. A few counties, such as Summit, also require an inspection when a property sells.
• The building code is statewide, the inspections are not. The Residential Code of Ohio applies to every one-, two- and three-family home, but only certified local building departments enforce it. Where there is no certified department, the owner does not have to submit plans or request inspections. Agricultural buildings are exempt unless they are used for retail sales.
• Property tax relief is changing fast. House Bill 186, signed in December 2025, raises the owner-occupancy credit from 2.5% to 5.7% for tax year 2026, rising to 15.38% by 2029, while the 10% non-business credit phases out for homes but stays for agricultural land. The homestead exemption shields $29,000 of market value for owners 65 and older or permanently disabled with Ohio income up to $41,000, and $58,000 for 100% disabled veterans.
• Eastern Ohio sits on the Utica shale. Carroll, Jefferson, Harrison, Belmont and Monroe counties are all in the Utica play, and oil and gas rights there are often severed from the surface. Ohio’s Dormant Mineral Act (Revised Code 5301.56) lets a surface owner reclaim abandoned oil and gas rights only through a formal notice and affidavit process, so a title search should tell you exactly what you are buying.

October 2026 Snapshot: Ten Real Listings

These ten homes were for sale in October 2026. Four sit in the northeast, at Williamsfield, Andover, Hubbard and Chagrin Falls; three in the east-central hills and the upper Ohio Valley, at Empire, East Canton and Malvern; and three in Appalachian southeast Ohio, at McConnelsville, Pomeroy and McArthur. Here are the ten homes with land for sale in Ohio, side by side.

#	Town	County	Price	Acres	Price / Acre	AHO Score
10	Williamsfield	Ashtabula	$350,000	12	$29,167	79/100
9	Hubbard	Trumbull	$329,900	3.69	$89,404	77/100
8	Andover	Ashtabula	$275,000	20	$13,750	76/100
7	McConnelsville	Morgan	$239,900	2.64	$90,871	72/100
6	Pomeroy	Meigs	$212,000	8.81	$24,064	76/100
5	Empire	Jefferson	$165,000	8.92	$18,498	80/100
4	Chagrin Falls	Geauga	$144,900	2.57	$56,381	66/100
3	McArthur	Vinton	$139,900	2	$69,950	67/100
2	East Canton	Stark	$90,000	1.05	$85,714	68/100
1	Malvern	Carroll	$29,999	0.47	$63,828	60/100

How the AHO Score Works

Every property gets a score out of 100, built from six weighted categories: Price and Value (25), Land and Usability (20), Condition (20), Practical Location (15), Charm (10) and Future Potential (10). Scores come only from what the listing and the photographs show. Where data is missing, the property is scored mid-band and the gap is stated. The full rubric is on our AHO Score methodology page.

Bands run 90-100 Exceptional, 80-89 Strong AHO Pick, 70-79 Solid Rural Deal, 60-69 Niche Opportunity and below 60 High-Caution. In this batch the highest score is 80, for the remodeled Empire farmhouse on almost nine acres, and the lowest is 60, for the Malvern manufactured home on a village lot. It is an editorial tool for comparison — not an appraisal, an inspection, or investment advice.

Published October 2026. Some of these listings will already be under contract or sold by the time you read this, and that is normal. The county figures, the state rules and the checklist at the bottom stay accurate regardless. To see where Ohio sits nationally, read our ranking of the cheapest states to buy land, where Ohio ranks 40th, and our index of the best states to homestead. If you want the next homes with land for sale in Ohio before they go public, the form above is how you get them.

The ten properties

Ten homes, most expensive to least. Every one includes its county land benchmark, the price per acre, the price per square foot where the listing gives one, and an honest read on what you are actually buying.

#10 — Williamsfield, OH — $350,000 — 12 acres

An 1870 farmhouse in the middle of its own 12 acres, with a pond, a chicken coop and the homestead work already done

A long gravel lane, tall evergreens and a white two-story farmhouse with bracketed eaves and arched double front doors, surrounded on three sides by working farm fields. It is the most expensive home on this page and the most complete small homestead.

Inside the Home

The house was built in 1870 and keeps the proportions of its century: tall ceilings, tall narrow windows, cast-iron radiators and wide plank floors painted gray. The living room is a soft slate blue, with a white fireplace mantel, a crystal chandelier and a bay window lined with built-in shelves. A curved wooden banister wraps the stairwell on the second floor, and the upstairs bedrooms sit under sloped ceilings painted mint green.

The kitchen is white, with a butcher-block island, a gas range and stainless appliances, and opens to a dining room and an enclosed, tiled porch. There are 4 bedrooms and 2 full baths, one of them still in its original pink tile, plus a family room large enough for the pool table, which stays. The expensive work is recent: electrical updated in 2022, a new well pump, pressure tanks and water softener the same year, new windows on both sides of the house in 2026. Heat is an outdoor wood burner with a propane furnace, both installed in 2022, and there is no central air. The listing does not state the square footage.

Land and Outdoor Potential

12 acres of lawn, mature trees and open ground with a pond behind the house, reached by a long gravel lane. The outbuildings include a detached garage, a carport, a shed built in 2024, a small red chicken coop and other storage buildings. The coop and the woodpile stay with the property. Water is a private well and the house is on a septic tank.

This is a working homestead parcel: room for chickens, goats, a large garden and fishing a short walk from the back deck, with neighboring cropland on three sides that keeps the view open.

About Williamsfield, Ohio

The farm sits in Williamsfield Township in southeastern Ashtabula County, about two and a half miles from the Pennsylvania line. The village of Andover, about 10 minutes away, covers groceries and hardware. The closest emergency room is UPMC Horizon in Greenville, Pennsylvania, roughly 25 minutes, and Ashtabula County Medical Center, a 234-bed Cleveland Clinic affiliate, is about 50 minutes. Youngstown is around 50 minutes and Cleveland about 80. Pymatuning Lake, 17,088 acres of water, is about 15 minutes away. The honest trade-off: there are few large employers close by, so this works best for remote workers and retirees.

AHO Score: 79/100 — Solid Rural Deal

Category	Score	Max
Price / Value	15	25
Land / Usability	18	20
Condition	16	20
Practical Location	11	15
Charm	10	10
Future Potential	9	10
Total	79	100

The math. $350,000 over 12 acres is $29,167 an acre, against a Ashtabula County benchmark of $5,435 — 17th cheapest of 88 counties. The land is worth about $65,220, or 18.6% of the price, and the listing does not give the square footage. Taxes run $2,775 a year on a county assessment of $197,700. The acreage, the pond, the 2022 systems and the historic house push the score up; no central air, wood-dependent heat and the distance to a full hospital hold it down.

Mark’s Verdict

The most finished homestead on this page: the coop, the woodpile, the water system and the wiring are already sorted. It suits a family that wants animals and a garden on day one and does not mind feeding a wood burner. Ask for the square footage at the showing, and price window units or mini-splits for summer.

👉 View listing on Zillow →

#9 — Hubbard, OH — $329,900 — 3.69 acres

A 1935 Tudor Revival estate with a glass greenhouse, a pond with a footbridge and six bedrooms

Steep brown rooflines, cream stucco crossed with dark timbers, chimneys rising through autumn maples: a Tudor Revival estate on 3.69 acres at the edge of Youngstown, originally owned by the Strouss family of the old Strouss department store.

Inside the Home

At 5,482 square feet, this is the largest house on the page by far. The great room is the centerpiece, with a pine plank ceiling crossed by heavy beams, walls of small-paned windows and a massive brick wood-burning fireplace. It opens directly into the attached greenhouse and to a sun porch. The front hall has brick paver floors, dark wood paneling and a Dutch door, and glass French doors lead to a sitting room painted deep blue under a chandelier.

The living room has a second wood-burning fireplace and oak floors, and the main level also holds a private office, a first-floor laundry and a half bath. The kitchen is white with stainless appliances and a new range. Upstairs are 6 bedrooms and 3 full baths, with vintage tile in sea green and soft blue. Recent work includes a brand-new septic system, updated electrical and partial fencing. Heat is gas hot water and steam with baseboard units, and there is no central air.

Land and Outdoor Potential

3.69 acres with walking paths, mature fruit trees and a pond crossed by a small bridge, plus the long glass greenhouse attached to the house. A detached two-car garage sits on an asphalt drive, and part of the yard is fenced. The house is on a private well and a new septic system.

This is an estate garden more than a homestead: room for a serious kitchen garden, fruit, flowers and a greenhouse growing season, but not for livestock.

About Hubbard, Ohio

The mailing address says Hubbard, but the estate sits in Liberty Township, Trumbull County, on the northern edge of Youngstown. A Walmart and a Giant Eagle are five to eight minutes away. Mercy Health St. Elizabeth Youngstown, a 409-bed Level I trauma center, is about 15 minutes. Local work comes from health care and steel, and Vallourec announced a $39 to $48 million expansion of its Youngstown pipe plant in 2025. Mill Creek Park, 2,658 acres with about 45 miles of trails, is roughly 20 minutes away. The honest trade-off: this is suburban country, so expect neighbors.

AHO Score: 77/100 — Solid Rural Deal

Category	Score	Max
Price / Value	19	25
Land / Usability	13	20
Condition	12	20
Practical Location	14	15
Charm	10	10
Future Potential	9	10
Total	77	100

The math. $329,900 over 3.69 acres is $89,404 an acre, against a Trumbull County benchmark of $5,640 — 19th cheapest of 88 counties. The land is worth about $20,812, or 6.3% of the price, and the house works out to $60 a square foot. Taxes are $4,621 a year, the highest bill on this page, on a county assessment of $286,000. The price per square foot, the setting and the location push the score up; the scale of the restoration, a large old boiler-heated house with no central air, and the small land base hold it down.

Mark’s Verdict

The most house per dollar on this page, at about $60 a square foot, and the most character. It suits a big family, three generations under one roof, or a buyer who has restored an old house before. Budget seriously for heating 5,500 square feet and for the greenhouse glass, and get the boiler and the roof inspected before you write the offer.

👉 View listing on Zillow →

#8 — Andover, OH — $275,000 — 20 acres

Twenty acres that start at the edge of a village, with Pymatuning Lake on the horizon

A gray two-story farmhouse on a circular gravel drive, two covered porches, and behind it a long ribbon of lawn, meadow and hardwoods running back from the road. It has the most land on this page.

Inside the Home

The 1910 century home has 5 bedrooms and 1 full bath in 1,995 square feet. The main floor is ready to live in, finished the classic farmhouse way: wood wainscoting, oak kitchen cabinets under a floral border, a bright eat-in corner by the back door and a long living room, about 9 by 18 feet, with a ceiling fan and a sliding glass door to the yard. Two small bedrooms on the main floor work for children or a home office.

Upstairs, the three remaining bedrooms keep their original wide plank floors and tall windows, but the plaster and wallpaper are worn, and in places the walls are open to the old boards. Treat the second floor as a project with good bones. The laundry is in the basement, which has a sump pump. The well pump was replaced about four years ago, and the house is on public sewer.

Land and Outdoor Potential

20 acres in one long parcel: mowed lawn by the house, then a wide open meadow and hardwood forest on both sides, with a drainage ditch along the field edge and a shed. From the back of the property, Pymatuning Lake is visible on the horizon. Access is from a paved village street, with a gravel drive to the house.

It is the most usable acreage on the page for recreation and small-scale farming: four-wheeling, trail riding, a large garden, hay or deer season, and all of it a few minutes from a grocery store.

About Andover, Ohio

From this driveway you are about half a mile from Andover’s town square, with a Sparkle Market and a Dollar General two or three minutes away and State Routes 6 and 7 at the edge of the village. Pymatuning State Park, with 60 cabins and 373 campsites, is five to ten minutes away, and the village estimates the lake draws more than four million visitors a year. Ashtabula County Medical Center, a 234-bed Cleveland Clinic affiliate, is about 45 minutes away, and UPMC Horizon’s emergency room in Greenville, Pennsylvania, is closer, at about 30. The honest trade-off: Youngstown and Erie are each close to an hour.

AHO Score: 76/100 — Solid Rural Deal

Category	Score	Max
Price / Value	18	25
Land / Usability	19	20
Condition	11	20
Practical Location	12	15
Charm	7	10
Future Potential	9	10
Total	76	100

The math. $275,000 over 20 acres is $13,750 an acre, against a Ashtabula County benchmark of $5,435 — 17th cheapest of 88 counties. The land is worth about $108,700, or 39.5% of the price, and the house works out to $138 a square foot. Taxes are $2,532 a year on a county assessment of $199,900. The acreage, the village location and public sewer push the score up; the unfinished second floor and a single bathroom for five bedrooms hold it down.

Mark’s Verdict

The best land value on this page: here the 20 acres alone are worth close to 40% of the asking price at the county’s census rate. It suits a buyer who wants space and a project, and who can live on the main floor while the upstairs gets done. Price the plaster, floors and a second bathroom before you offer, and ask the village about zoning if you are thinking of cabins or campsites near the lake.

👉 View listing on Zillow →

#7 — McConnelsville, OH — $239,900 — 2.64 acres

A 2004 A-frame hidden in the hardwoods, with a creek, a covered porch and room for two cars under the carport

A gravel lane leaves the road and disappears into the trees, and at the end of it, invisible from the road, an A-frame with a green metal roof and a covered front porch. It is the newest house on this page.

Inside the Home

Built in 2004, the house has 1,640 square feet, 1,340 of them above ground. The living room rises two full stories to a peak, with a triangle of windows at the top, deep blue walls, wood-look plank floors and an oak staircase climbing to an open landing that looks down over the room. The kitchen has oak cabinets, a double window over the sink facing the woods, a black refrigerator and an electric range.

Upstairs, the bedroom has custom twin beds built into the knee wall and framed in rough-sawn planks, the most memorable detail in the house. There are 2 bedrooms and 1 full bath. The walkout basement adds a carpeted family room and a utility room. Heat is electric forced air with wood heat as a backup, and the house has central air.

Land and Outdoor Potential

2.64 acres of mature hardwoods with a creek running through the property, a covered front porch with dark metal balusters, a covered carport for two vehicles and a storage shed up the slope. The roof is metal. Water is a private well and waste goes to a septic tank.

This is wooded ground for privacy, firewood and a small garden in the clearing, not pasture. The paved state highway is only about a third of a mile away, so access in winter is straightforward.

About McConnelsville, Ohio

The house sits in Meigsville Township, Morgan County, roughly halfway between McConnelsville, the county seat, and the village of Beverly, each 12 to 15 minutes away. McConnelsville has a Kroger. Miba, a manufacturing plant in McConnelsville with several hundred workers, is the county’s anchor employer. For a full hospital, plan on about 45 minutes, to Genesis Hospital in Zanesville (321 beds) or Marietta Memorial (221 beds). The Muskingum River runs nearby, with the historic hand-operated lock at Beverly. The honest trade-off: health care is a drive.

AHO Score: 72/100 — Solid Rural Deal

Category	Score	Max
Price / Value	16	25
Land / Usability	12	20
Condition	18	20
Practical Location	9	15
Charm	9	10
Future Potential	8	10
Total	72	100

The math. $239,900 over 2.64 acres is $90,871 an acre, against a Morgan County benchmark of $4,363 — 10th cheapest of 88 counties. The land is worth about $11,518, or 4.8% of the price, and the house works out to $146 a square foot. Taxes are $1,627 a year, and the seller accepts cash, conventional, FHA, USDA and VA financing, the widest list on this page. The 2004 construction, the privacy and the financing options push the score up; two bedrooms, one bathroom and the 45-minute drive to a hospital hold it down.

Mark’s Verdict

The easiest move on this page: nothing to restore, and a buyer can use an FHA, VA or USDA loan. It suits a couple, a retiree or someone who wants a weekend cabin that could also rent. If you need more bedrooms, the walkout basement is where to add one, with a proper egress window.

👉 View listing on Zillow →

#6 — Pomeroy, OH — $212,000 — 8.81 acres

Almost nine acres of rolling grass in Meigs County, with a $413 property tax bill

Open meadow, mature trees, a creek along the edge of the land and a tidy story-and-a-half house with a burgundy metal roof. It has the lowest carrying cost of any home on this page.

Inside the Home

The house has 1,428 square feet with 4 bedrooms and 1 full bath. Wood paneling runs through most rooms, with solid oak floors, a wagon-wheel chandelier over a long family room and a dining area off the kitchen. The kitchen has oak cabinets, deep green counters, an electric range and a window over the sink.

Upstairs, two bedrooms sit under sloped, paneled ceilings with teal carpet. Laundry is on the main floor, the windows are double pane, the heat is gas forced air and the cooling is a central heat pump. A full, unfinished basement adds storage and room to grow.

Land and Outdoor Potential

8.81 acres of open grassy areas, mature trees and gently rolling terrain, with a covered porch, a patio, a carport and a paved drive. The house is on public water with a septic leach system, and the roof is metal.

This is genuine small-homestead ground: room for a large garden, a few animals or hay, on a parcel that is easy to mow and walk.

About Pomeroy, Ohio

Pomeroy is the Meigs County seat, a river town on the Ohio, about five minutes from the property. Holzer Meigs, a free-standing 24-hour emergency department with a helipad, is just outside town. For a full hospital, Holzer Gallipolis (287 beds) and OhioHealth O’Bleness in Athens (144 beds) are each about 40 minutes. Athens is also home to Ohio University, with about 3,700 employees on its main campus, and to the nearest Walmart and Kroger. Forked Run State Park is about 35 minutes away. The honest trade-off: big-box shopping is a 40-minute drive.

AHO Score: 76/100 — Solid Rural Deal

Category	Score	Max
Price / Value	18	25
Land / Usability	17	20
Condition	15	20
Practical Location	11	15
Charm	7	10
Future Potential	8	10
Total	76	100

The math. $212,000 over 8.81 acres is $24,064 an acre, against a Meigs County benchmark of $3,816 — 3rd cheapest of 88 counties. The land is worth about $33,619, or 15.9% of the price, and the house works out to $148 a square foot. Taxes are $413 a year on a county assessment of $68,940, the lowest bill on this page. The acreage, the metal roof, public water and the tax bill push the score up; a dated interior and a single bathroom for four bedrooms hold it down.

Mark’s Verdict

A sound, easy-to-own country home with real acreage in the third-cheapest farm county in Ohio. It suits a buyer on a fixed income or anyone who wants low carrying costs above all. Budget for paint, flooring and eventually a second bathroom, and confirm the tax figure with the Meigs County auditor.

👉 View listing on Zillow →

#5 — Empire, OH — $165,000 — 8.92 acres

A remodeled farmhouse in a wooded valley, with a second parcel across the road and a brand-new septic

A mint-green two-story farmhouse with deep green trim and a covered porch, set on 3.2 acres, with another 5.72 acres directly across the road included in the sale. It is the most updated house in the lower half of this page.

Inside the Home

The 1940 house has been remodeled: new hardwood on the main floor in wide honey-toned boards, fresh paint, updated lighting and ceiling fans, many new windows and some new plumbing and wiring. The dining room has white beadboard wainscoting under sage green walls and a fireplace, and the living room has a large picture window. The kitchen has wood cabinets and stainless appliances.

Upstairs, two large bedrooms measure about 16 by 16 and 15 by 16 feet, and one has a floor hand-painted in a blue and white harlequin pattern with rustic barn doors on the closet. There are 3 bedrooms and 1 full bath in 1,408 square feet, with a first-floor laundry option, a glassed-in sun porch, two fireplaces (one wood, one electric) and central air. Heat is an oil furnace with wood as a backup.

Land and Outdoor Potential

8.92 acres in two parcels, sloped and wooded: 3.2 acres around the house and 5.72 across the road. A detached two-car garage has electricity, a separate storage building has an attached carport, and a stone patio sits against the hillside. Water comes from a well and a spring, and a brand-new septic system has just been installed.

The second parcel gives you a wooded slope for hunting or firewood, a future building site, or simply a buffer no one else can build on.

About Empire, Ohio

The address says Empire, but the property sits in Knox Township, Jefferson County, about a mile from the Ohio River and the village of Empire. Toronto is about eight minutes away for basics, and its main employer is the TIMET titanium plant. Steubenville, the county seat, is 20 to 25 minutes away, with Walmart, Kroger and Trinity Medical Center West, which became UPMC Trinity in October 2026. East Liverpool City Hospital is about 20 minutes, and Pittsburgh about an hour. The honest trade-off: the nearby Sammis power plant closed in 2023, so local jobs are thinner than they were.

AHO Score: 80/100 — Strong AHO Pick

Category	Score	Max
Price / Value	20	25
Land / Usability	16	20
Condition	17	20
Practical Location	11	15
Charm	8	10
Future Potential	8	10
Total	80	100

The math. $165,000 over 8.92 acres is $18,498 an acre, against a Jefferson County benchmark of $5,780 — 20th cheapest of 88 counties. The land is worth about $51,558, or 31.2% of the price, and the house works out to $117 a square foot. Taxes are $1,598 a year on a county assessment of $122,850. The remodel, the new septic, two parcels and the price push the score up; oil heat and the road frontage hold it down.

Mark’s Verdict

The highest score on this page: a house that has already been done, on almost nine acres, at $165,000. It suits a buyer who wants to move in without a project. Ask for a year of heating oil receipts, have the well and spring tested, and remember the second parcel sits across a state route.

👉 View listing on Zillow →

#4 — Chagrin Falls, OH — $144,900 — 2.57 acres

An 1855 farmhouse with a wraparound porch, minutes from the village of Chagrin Falls

A white farmhouse built before the Civil War, with steep dormers, a deep wraparound porch and 2.57 acres of lawn and shade trees, in one of the most sought-after corners of Greater Cleveland. It is also the most unusual listing on this page.

Inside the Home

The bones are the reason to look: wide plank floors in deep brown, an exposed brick chimney climbing through the living room, tall windows trimmed in white and a dining room in striped wallpaper. The bathroom has a cast-iron clawfoot tub beside an old radiator, and a wall of built-in white shelves and cabinets sits off the kitchen, which is paneled in dark wood.

There are 4 bedrooms and 1 full bath, with a partial basement. The listing does not state the square footage, and it records no heating system and no cooling.

Land and Outdoor Potential

2.57 acres of open lawn and trees, with space for a small horse farm according to the seller. There is no garage. The listing records no water service, says public water and sewer are not available, and lists the sewer as none or a septic tank.

That combination is the central fact of this property: before it can be lived in normally, it will likely need a well, a working septic system and a heating system, and it is offered for cash only.

About Chagrin Falls, Ohio

Technically the property is in Bainbridge Township, Geauga County, right on the Cuyahoga County line. The village of Chagrin Falls and a Giant Eagle are each about six minutes away. University Hospitals Ahuja Medical Center in Beachwood (193 beds) is 15 to 20 minutes, and Cleveland Clinic Hillcrest Hospital about 20. Cleveland Clinic, Northeast Ohio’s largest private employer with more than 48,000 people, is within commuting range, and downtown Cleveland is about 40 minutes. The South Chagrin Reservation, about 1,400 acres with waterfalls and trails, is five minutes away. The honest trade-off: suburban prices on everything around you.

AHO Score: 66/100 — Niche Opportunity

Category	Score	Max
Price / Value	17	25
Land / Usability	12	20
Condition	6	20
Practical Location	14	15
Charm	9	10
Future Potential	8	10
Total	66	100

The math. $144,900 over 2.57 acres is $56,381 an acre, against a Geauga County benchmark of $9,272 — 70th cheapest of 88 counties. The land is worth about $23,829, or 16.4% of the price, and the listing does not give the square footage. Taxes are $2,702 a year, and Geauga County assesses the property at $172,600, above the asking price. The location, the history and a price below the county assessment push the score up; the missing utilities, the cash-only terms and the unknown size hold it down hard.

Mark’s Verdict

A location play, not a homestead: an 1855 farmhouse on two and a half acres minutes from Chagrin Falls is rare at any price. It suits a cash buyer with a contractor and patience. Before you offer, get quotes for a well, a septic system and a heating system, ask Geauga County Public Health about permits for both, and confirm the square footage.

👉 View listing on Zillow →

#3 — McArthur, OH — $139,900 — 2 acres

A cabin-style country home with a bamboo-ringed pond, a chicken coop and a second building lot already plumbed

Two acres of rolling hill country in Vinton County, a pond ringed with tall bamboo, a small stream and a collection of outbuildings. The home is modest; the land around it is busy in the best way.

Inside the Home

The single-story 1948 house has 1,008 square feet, 2 bedrooms and 1 full bath. The living room has knotty pine paneling, wood floors and painted beams across the ceiling, with a black wood-burning stove on a stone pad. A paneled sunroom at the back has a pellet stove. The kitchen is white, with a butcher-block island and a gas range.

One bedroom is painted pink and one blue, the bath has a tub and shower, and the laundry room includes the washer, dryer and a chest freezer. Heat comes from electric baseboards, the wood stove and the pellet stove, with window air conditioners in summer. The metal roof dates from 2011 and the water heater from 2024.

Land and Outdoor Potential

2 acres with a pond, a stream, mature trees and open grass. The outbuildings include a storage shed, a metal carport, a wooden barn and tool shed and a chicken coop. The house has a covered front porch and a screened back porch. It is on public water and a private sewage system.

The extra building lot on the property has its own Jackson County water tap, its own septic system and electricity at the road: a ready site for a cabin, a guest house or a manufactured home.

About McArthur, Ohio

The property sits in Richland Township, Vinton County, a few miles north of the Jackson County line, which explains the water tap. McArthur, the county seat, is about 10 minutes away, and Campbell’s Market there, opened in 2017, is the county’s grocery store. Holzer Jackson, a 25-bed critical access hospital, is about 25 minutes, and Adena Regional Medical Center in Chillicothe (261 beds) is under an hour. Employers include Austin Powder’s Red Diamond plant, with about 250 workers, and Bellisio Foods in Jackson, with more than 1,000. Lake Alma State Park is about 15 minutes away. The honest trade-off: one grocery store for an entire county.

AHO Score: 67/100 — Niche Opportunity

Category	Score	Max
Price / Value	16	25
Land / Usability	12	20
Condition	13	20
Practical Location	10	15
Charm	7	10
Future Potential	9	10
Total	67	100

The math. $139,900 over 2 acres is $69,950 an acre, against a Vinton County benchmark of $4,236 — 7th cheapest of 88 counties. The land is worth about $8,472, or 6.1% of the price, and the house works out to $139 a square foot. Taxes are $642 a year. The second lot, the pond and the low taxes push the score up; the as-is sale, the small house and the aging outbuildings hold it down.

Mark’s Verdict

Two homes’ worth of potential on one deed: live in the cabin and put a second dwelling on the plumbed lot, for family or for rent. It suits a hands-on buyer. It is sold as-is, so inspect the house, the wiring and the outbuildings carefully, and confirm with the county that the extra lot can be built on as you plan.

👉 View listing on Zillow →

#2 — East Canton, OH — $90,000 — 1.05 acres

A 1938 Cape Cod with a little red horse barn, a creek out back and farmland on every side

A white Cape Cod with dormers, a railed front porch and a big deck, on 1.05 acres in two parcels, with a creek behind the house and fields beyond. Horses are allowed.

Inside the Home

The house has 1,092 square feet, 3 bedrooms and 1 full bath. On the main floor are a living room, a family room, a bedroom about 9 by 11 feet, the bath and an eat-in kitchen of about 12 by 14 with a parquet floor and wood cabinets. A staircase with turned spindles leads up.

Upstairs, two bedrooms are paneled in knotty pine, the primary at about 11.8 by 16 feet and the second about 9 by 16, both with dresser drawers built into the knee walls. A full basement sits below. The house is dated, with old carpet and worn paint, and it is heated by oil, with no central air.

Land and Outdoor Potential

1.05 acres over two parcels, with a creek along the back and farmland bordering the property. A little red gambrel barn with a horse painted on its door, an attached two-car garage with an opener, a shed, a front porch and a side deck. The house is on a private well and a septic tank.

It is small ground, but zoned for horses: room for a garden and one or two animals, with open farmland as the view.

About East Canton, Ohio

The house sits in Osnaburg Township, in the farm country just east of Canton. A Dollar General is about six minutes away and the Walmart on Atlantic Boulevard about 15. Aultman Hospital in Canton, a Level II trauma center and Stark County’s largest employer with more than 5,000 people, is 15 to 20 minutes, as is Cleveland Clinic Mercy Hospital (323 staffed beds). Timken, Fresh Mark and Shearer’s are among the county’s large employers, and the Pro Football Hall of Fame is about 20 minutes away. The honest trade-off: no lake or state park right next door.

AHO Score: 68/100 — Niche Opportunity

Category	Score	Max
Price / Value	18	25
Land / Usability	11	20
Condition	9	20
Practical Location	14	15
Charm	8	10
Future Potential	8	10
Total	68	100

The math. $90,000 over 1.05 acres is $85,714 an acre, against a Stark County benchmark of $10,369 — 78th cheapest of 88 counties. The land is worth about $10,887, or 12.1% of the price, and the house works out to $82 a square foot. Taxes are $1,135 a year, and Stark County assesses the property at $112,600, about 25% above the asking price. The price against the assessment, the barn and the location near Canton push the score up; the required septic replacement, oil heat and the dated interior hold it down.

Mark’s Verdict

A sweat-equity house in the right place, 15 minutes from a city and its hospital. It suits a buyer with cash and some renovation skill, or an investor. The home needs a new aeration septic system, so get a quote before you bid and subtract it from what you are willing to pay; that, and the estate sale, are why it is cash only.

👉 View listing on Zillow →

#1 — Malvern, OH — $29,999 — 0.47 acres

A three-bedroom, two-bath manufactured home with a garage, on almost half an acre in a village

Cream siding, green shutters, a covered entry deck and a white lattice arch over the garden, on 0.47 acres in the village of Malvern. It is the cheapest home on this page and the only one with a tenant in place.

Inside the Home

The 1998 manufactured home has 960 square feet with 3 bedrooms and 2 full baths, which is rare at this price. The kitchen has oak cabinets, teal tile countertops and a breakfast bar open to the living room. One bathroom has a large garden tub. Heat is a gas forced-air furnace, and the home has central air and laundry hookups.

It is occupied, so the photos show a lived-in home; judge the layout and the systems, not the furniture.

Land and Outdoor Potential

0.47 acres on a village street, on municipal water and sewer, with a detached garage, a spacious storage shed and a small red garden shed. The roof needs finishing work.

This is a village lot, not acreage. It is on this page because of what it costs and what it can earn: a three-bedroom house with a garage for under $30,000.

About Malvern, Ohio

Malvern is a village of about 1,100 people in Carroll County. Woods Grocery covers daily basics, and Carrollton, the county seat, is about 20 minutes away. For a hospital, Aultman and Cleveland Clinic Mercy in Canton are about 35 minutes, and Canton is where most of the larger paychecks are. Atwood Lake, about 1,540 acres with 28 miles of shoreline, is roughly 25 minutes away. The honest trade-off: the axle plant that anchored the village closed after a fire in 2020, so local jobs are limited.

AHO Score: 60/100 — Niche Opportunity

Category	Score	Max
Price / Value	20	25
Land / Usability	6	20
Condition	10	20
Practical Location	11	15
Charm	4	10
Future Potential	9	10
Total	60	100

The math. $29,999 over 0.47 acres is $63,828 an acre, against a Carroll County benchmark of $5,992 — 22nd cheapest of 88 counties. The land is worth about $2,816, or 9.4% of the price, and the house works out to $31 a square foot. Taxes are $1,800 a year, high relative to the price, on a county assessment of $22,750. The price, two full baths and city utilities push the score up; the roof, the manufactured construction, the tenant situation and the small lot hold it down.

Mark’s Verdict

An income property or a starter home, not a homestead. The month-to-month tenant means you could collect rent from day one or give notice and move in. Line up a lender that finances manufactured homes, budget for the roof, and arrange a full walkthrough with the tenant’s cooperation before you commit.

👉 View listing on Zillow →

Before you call on any of these, read our guide to buying land in Ohio: what an acre costs in all 88 counties, and the mine, mineral rights and CAUV checks that matter most in exactly the counties where these homes sit. If you are coming from out of state, Moving to Ohio covers the real cost of living and the taxes, and Homesteading in Ohio covers wells, the five-acre rule and the food you can sell.

Final Thoughts on Homes With Land for Sale in Ohio

Three things came out of this batch that were not obvious before the numbers were on the table. The first is where the value clustered. The five highest scores belong to Empire (80), Williamsfield (79), Hubbard (77), Andover and Pomeroy (76 each), and four of the five sit in counties among Ohio’s cheapest quarter for farmland. The outlier, Hubbard, wins on house rather than land: 5,482 square feet at the edge of Youngstown.

The second is that price per acre and price per square foot tell opposite stories. Andover has the cheapest acre on the list at $13,750, and the A-frame in McConnelsville the most expensive, about $90,900 an acre, because almost all of its price is the 2004 house. Malvern has the cheapest square foot at about $31 and one of the priciest acres, about $63,800, for a village lot. Neither number means anything alone. Read them together, and always against the county benchmark.

The third is that the best value was not the cheapest property. The $29,999 manufactured home needs a roof and comes with a tenant, and the $90,000 Cape Cod needs a septic system. The homes that give the most for the money sit in the middle of the list, where a sound house comes with ground you can use, like the remodeled Empire farmhouse on almost nine acres. When you compare homes with land for sale in Ohio, the question is never only what it costs. It is what the house needs, what the county taxes and what the ground lets you do. Go stand on it before you decide.

A Checklist for Homes With Land for Sale in Ohio

Before you make an offer on any of the homes with land for sale in Ohio, on this page or anywhere else, work through this list with the county auditor, the local health district and a title company, not with the listing.

1. Ask whether the land is in CAUV. If it is, find out what the recoupment would be if you take it out of agricultural use, and whether you can keep it qualified with at least 10 acres in farming or $2,500 a year in farm income.
2. Test the well yourself. Ohio requires no water test at sale. Order a bacteria and nitrate test at minimum, ask how the supply holds up in late summer, and get the well log from the health district if one exists.
3. Get the septic file from the health district. Ask for the installation permit, the operation permit status and the maintenance records. A system that needs replacement, like the aeration system in East Canton, can cost five figures.
4. Find out who enforces the building code. Ask the county whether a certified building department covers the parcel. If not, no one will inspect your renovation, so hire your own inspector.
5. Check the mineral rights. In Utica shale counties such as Carroll and Jefferson, ask the title company whether the oil and gas rights are severed or leased, and what the Dormant Mineral Act history shows.
6. Price the property taxes after the 2025 reforms. Ask the county auditor for the current bill, apply for the owner-occupancy credit on a primary residence, and check the homestead exemption if you are 65 or older, disabled or a disabled veteran.
7. Ask about mine subsidence coverage. In Ohio’s coal counties, mine subsidence insurance is part of homeowner policies or available as an option. Confirm it with your insurer for the specific county.
8. Check the flood map. Several homes on this page sit near the Ohio River, the Muskingum or a creek. Look up the parcel on FEMA’s flood map and price flood insurance before you offer.

Common Questions About Homes With Land for Sale in Ohio

You Might Also Like

• The Cheapest States to Buy Land — where Ohio ranks among the states on farm real estate value and property tax.
• The Best States to Homestead — our index of land price, taxes and climate for every state.
• VA Loans for Manufactured Homes — how veterans can finance a manufactured home like the one in Malvern.
• Why Cheap Rural Homes Don’t Sell — the patterns behind low prices, and how to tell a bargain from a problem.
• Cheap Farmhouses With Land in Western Pennsylvania — the other side of the state line from Williamsfield and Andover.
• The Rural Property Buyer’s Field Guide — the free nine-page checklist for every walkthrough.