Start with recent sales of land that a buyer would compare with yours. Match the location, size, road access and main features. Keep asking prices and tax values apart from completed sale prices. A few well-checked matches can help you choose a price range you can explain.
1. Find Your Land and Check the Record Dates
Gather your tax bill, deed and any old survey. Write down the parcel number, acres and nearest road. A parcel is one piece of land in county records. Keep separate notes if you’re pricing more than one piece.
The Montgomery County Tax Department page links to its property map. Compare the location and acres with your papers before using a record. If they don’t agree, ask the tax office for help at 910-576-4311.
Check the map’s dates, too. When we reviewed it, the site said its information was updated in August 2026. But it listed ownership transfers, splits and combinations through December 31, 2025. A newer map update doesn’t mean every recent sale or new parcel is shown.
If a sale or split happened after that cutoff, look for the recorded deed and ask the county which record to use. The Register of Deeds page links to online documents. That office records deeds and surveys and can help with copies. Keep the date and deed reference with the sale you’re checking.
2. Choose Sales That Fit Your Land
Start with the type of land you have. Is it a small lot, an open field or a large wooded tract? A buyer may see those as very different choices.
- Location: Compare the nearby area and road, not just the county name.
- Size: A small lot’s price per acre may not fit a much larger tract.
- Access: Check how each property reaches a road.
- Features: Compare open ground, woods, slopes and any water or lake access included.
- The whole sale: Check whether a home, other building or several parcels were included.
If your land is near a lake, don’t assume every nearby sale offers the same access or rights. Check what the buyer actually received. Likewise, a wooded tract and a cleared lot can have different costs and appeal.
Current listings help show what buyers can choose from. Keep those asking prices in a separate list. For completed sales, use a date and record you can check. Ask a local land agent or appraiser for help when strong matches are scarce.
3. Keep Tax Value Separate From Today’s Price
The county’s tax page says its last county-wide revaluation was in 2020. That is an update of property values for taxes. The page lists the next one for 2028. Those dates don’t make the tax figure a current offer from a buyer.
Check whether a number covers land alone or land with buildings. A whole-property figure can be a poor match for empty land. Keep the tax value in its own column while you compare actual sales.
If the acres or other details seem wrong, ask the tax office what the record shows. Use your deed and survey to explain the question. Don’t change your asking price just because two screens show different numbers.
When you compare the money you’ll keep from a sale, check taxes owed separately from tax value. The county says it collects real estate taxes for Biscoe, Star, Candor and Mount Gilead; Troy collects its own. If the property is in Troy, ask about the town balance too.
4. Check Each Transfer Before Using Its Price
A recorded transfer doesn’t always mean one parcel sold by itself for the price shown. It may cover several pieces, a home and land together, or a transfer within a family.
Write down the sale date, price, parcel number and deed reference when available. Check the acres and what the sale covered. Keep one row for each actual sale, even if it appears on several websites.
Look closer at a very low or very high price. Ask what explains it before using it as a match. If the details are missing, mark that sale “needs checking.” Don’t let an unclear row set your asking price.
This guide doesn’t give a new county average. A few well-checked matches are more useful for your land than a large list that mixes homes, lots and repeated entries.
5. Make a Short Price Comparison
For each useful sale, write down these details:
- The date, location, price and acres.
- The parcel or deed reference, if available.
- Road access and the main land features.
- Buildings or other property included in the price.
- Why it fits your land and what still needs checking.
Here’s made-up math: a bare-land sale of $180,000 for 20 acres is $9,000 per acre. That doesn’t mean another 20 acres is worth $180,000. The location, access and features still need to fit.
Use the total price as well as price per acre. Keep weaker matches apart from the strongest ones. Our land value guide explains the comparison in more detail.
If your likely range is still wide, get help before settling on a number. Ask which sales support the price and what makes your land different.
6. Compare Your Ways to Sell
A land agent can help you price and market the property. Ask about their land experience, fee and listing agreement. Selling it yourself means handling the listing, buyer questions, visits and price talks.
A direct buyer can give you another written offer to compare. If you’d like that option, tell Reelvest about your Montgomery County land. You don’t have to accept an offer to ask about it.
Compare the money you keep after costs, a loan balance or unpaid taxes. Ask who pays each cost, when the buyer can cancel and what must happen before closing. Use our land offer worksheet to put the terms side by side.
If you’re handling inherited land or helping settle a loved one’s estate, gather the papers you have. Ask the closing professional which documents and signatures are needed. You can start asking questions before everything is sorted out.
Questions About Montgomery County Land Value
Is my tax value the right asking price?
Not by itself. Montgomery’s tax page says its last county-wide revaluation was in 2020. Compare recent completed land sales and the details of your land before choosing a price.
Why might a recent sale be missing from the county map?
At our review, the map showed an August 2026 information update but listed transfers, splits and combinations only through December 31, 2025. Check the recorded deed and ask the county about a newer sale or parcel.
What if the same sale appears more than once?
Use the parcel, deed reference and date to check whether it’s one sale. Keep one row for the actual transfer rather than counting every website entry.
Can I ask about an offer without knowing my land’s value?
Yes. Start with the location, acres if known and the papers you have. You can compare a written offer with other selling choices before deciding.
Local source links reviewed October 5, 2026.