Is Now the Right Time to Invest in Land in Madera County?

If you’ve been watching the foothill land market, you might be asking: Is now a smart time to buy land in Madera County? With rising interest in rural properties, the right parcel could be more than a weekend escape — it could be a strategic investment. Below, we’ll unpack the big-picture trends, risks, and opportunities.

1. What’s Happened to Madera County Land Values Since 2016

Over the past several years, Madera County land values have shifted meaningfully. According to Terra West Group, agricultural land in Madera County (especially cropland with district water) trades in the $18,000–$20,000 per acre range. Terra West Group+1

Meanwhile, undeveloped acreage listings on Land.com show a median list price per acre around $18,648, with average parcel sizes exceeding 40 acres. Land.com

This growth reflects both consistent demand for agricultural parcels and increasing investor interest in rural residential lots. For many buyers, these numbers suggest long-term potential — especially compared to more volatile city markets.

2. Inventory Dynamics: How Much Land Is Really Available

One of the strengths of Madera County today is its deep and diverse land supply. LandSearch reports more than 200 active listings, averaging about $25,000 per acre, depending on location and zoning. LandSearch

For development-minded buyers, LandSearch’s development land inventory is appealing: there are several parcels available, including multi-acre lots near more built-up areas, with some listings averaging under $7,000 per acre for raw land. LandSearch

That said, large “ranch-style” tracts (hundreds of acres) also remain active. On Land.com, for example, some properties are listed in the millions, with average lot sizes over 125 acres. Land.com

This variety means you can choose your risk and reward: buy a small buildable homesite, or go big with agricultural or development-scale land.

3. Demand Drivers: Why Buyers Are Looking to Madera County

What’s fueling demand for Madera County land today?

Proximity to Fresno and the Sierra Foothills: Investors see potential in foothill cabins, weekend retreats, or future homesites.
Agricultural value: Many parcels are zoned or used for orchards, particularly almonds. With perennial crops, the land isn’t just a holding asset — it can produce income. AcreValue+1
Rural development interest: Some buyers are pursuing lifestyle properties: building off-grid, creating second homes, or subdividing for future development.
Water and farmland stability: Although water is always a risk in California, many Madera County land parcels have irrigation infrastructure, and agriculture remains a steady anchor.

4. Risks & Considerations Every Investor Should Weigh

Of course, investing in raw land isn’t without pitfalls. Here are some key risks to watch:

a) Zoning and Permit Risk
Not all Madera County land is created equal. Zoning restrictions, environmental constraints, and permitted uses vary wildly between properties. Before buying, verify whether the parcel is buildable, what infrastructure exists, and whether long-term plans align with county rules.

b) Utility Access
Many rural acres don’t have hookups for power, water, or sewer. Installing a well or connecting to utilities can add tens of thousands of dollars in costs.

c) Fire and Climate Risk
Given California’s wildfire history, defensible space and other mitigation investments may be required — raising holding costs.

d) Carry Costs
Taxes, insurance, and maintenance can add up. Unlike a rental property generating cash flow, land often requires patient, multi-year investment.

e) Liquidity
Land can be less liquid than residential real estate. Selling a large parcel or a remote plot can take longer, and comps are often harder to find.

5. Who This Investment Is Best For

So, who should seriously consider Madera County land right now?

Long-term investors: Looking to hold for 5–10+ years and potentially develop or subdivide.
Agricultural buyers: Interested in planting orchards or using the land to produce crops.
Lifestyle buyers: People who want a getaway or second home with acreage, but can tolerate rural living.
Speculative developers: Those comfortable with permitting risk and cash flow delays for future subdivision.

If you fall into any of these categories, now’s a compelling time to explore land deals — but due diligence is non-negotiable.

6. How to Move Quickly & Wisely

Here’s a practical playbook to take advantage of today’s Madera County land market:

Work with a Local Expert: Use a real estate agent (like me) who knows Madera County’s zoning, sales history, and infrastructure.
Do a Site Visit: Walk the parcel. Check access roads, soils, vegetation, and potential utility paths.
Order a Survey & Soil Report: Confirm boundaries and buildability before you commit.
Verify Water Rights: If agriculture or well usage is in your plan, make sure the property’s water situation is secure.
Run Financial Models: Calculate your total project cost (land + development + carrying) and compare to likely exit values or income scenarios.
Consider Partnering: For large tracts or long-term holds, partnerships with other investors can help manage risk.

Is Now Truly the Moment?

In short: Yes — for certain kinds of investors, now could be a smart time to buy land in Madera County. Values remain attractive, inventory is deep and varied, and long-term demand drivers (agriculture, rural living, development) are real.

But it’s not a slam-dunk. The most successful investors will be those who carefully pick parcels, do their homework, and take a long-term view.

If you’re curious about land for sale in Madera County or want help evaluating a specific parcel, let’s chat. I offer a free land-investment consultation for investors interested in foothill and rural real estate.
Call/Text: 530-854-9228 • Email: b.stenberg@c21ditton.com

Is Now the Right Time to Invest in Land in Madera County?