Cumberland County PA Vacant Land Sales: A Q1 2026 Market Report

By Josh Schoenly | EXP Realty, LLC

If you've been thinking about buying land in Cumberland County, Pennsylvania — whether to build a custom home, invest in acreage, or secure a commercial site — the first quarter of 2026 offered a fascinating window into what buyers are actually willing to pay. Fifteen vacant land parcels changed hands between January and March, spanning everything from a tiny tenth-of-an-acre urban infill lot in Wormleysburg to a sprawling 35.5-acre agricultural tract in the rolling hills of Dickinson Township. Together, these sales totaled nearly $4 million in closed volume and painted a vivid picture of a county land market that is diverse, active, and increasingly competitive for well-positioned parcels.

Let's break down what Q1 2026 really looked like for land buyers and sellers across Cumberland County.

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The Numbers at a Glance

The quarter's 15 closings produced a wide spread in prices — from a low of $27,000 for a small mixed-use lot in Wormleysburg to a high of $600,000, reached not once but twice, by two adjacent parcels along Rich Valley Road in Silver Spring Township. The median sale price for the quarter was $145,000, while the average came in just over $264,000, pulled upward by several large-dollar commercial and estate transactions.

In terms of size, the parcels ranged from 0.10 acres to 35.5 acres, which illustrates just how different "vacant land" can look from one listing to the next. A quarter-acre lot in a borough neighborhood and a 35-acre farm tract in southern Cumberland County serve very different buyers with very different intentions — but both found willing purchasers during Q1.

January Led the Way

One of the most notable patterns from the quarter was how heavily activity concentrated in January. Ten of the fifteen closed sales occurred during the first month of the year, suggesting that buyers who had been evaluating properties during the holiday season moved decisively once January arrived. February and March each accounted for just two and three closings respectively, though those months included some of the quarter's most significant individual transactions.

This kind of front-loaded activity in a land market often reflects buyers who contracted properties in late fall and closed after the new year — a reminder that for land, the time between going under agreement and reaching the closing table can stretch considerably longer than with residential sales.

The Quarter's Biggest Story: Rich Valley Road

The most remarkable transaction — or pair of transactions — from Q1 involved two adjacent parcels along Rich Valley Road in Silver Spring Township, Carlisle. These two lots, one at 6.44 acres and the other at 3.93 acres, sold on the same day to the same buyer for $600,000 each, representing a combined investment of $1.2 million for just over 10 combined acres of rolling, wooded land in the Cumberland Valley School District.

Both parcels were marketed as an opportunity to create a private estate with room for outbuildings, a custom home, or a hobby farm — all while remaining just minutes from the conveniences of the West Shore. The cash-only, immediate-possession terms signaled a motivated and well-capitalized buyer. At roughly $93,000 per acre for the larger parcel and $153,000 per acre for the smaller one, these sales set a meaningful benchmark for what premium residential land commands in Silver Spring Township.

Commercial and Industrial Land: A Different Kind of Activity

Not all Q1 land sales were about building a dream home in the country. The quarter also saw significant movement in commercially and industrially zoned land, underscoring the county's continued economic development momentum.

The standout was 0 S York Street in Mechanicsburg, where a 6.04-acre parcel of neighborhood commercially zoned land sold for $450,000 — in just one day on the market. This parcel is part of the larger Tattersall development by Charter Homes, which will ultimately include 71 single-family homes. The fact that this commercial-zoned land sold at full list price within 24 hours of hitting the MLS tells you something important: developers and investors are watching this market closely and aren't hesitating when the right opportunity appears.

Then there was Walnut Bottom Road in Southampton Township, where a 4-acre manufacturing-zoned parcel near Interstate 81 in Shippensburg sold for $460,000. This property was offered via auction — the opening bid was $250,000 — and the final hammer price of $460,000 far exceeded that starting point, a testament to the value the market places on industrially zoned land with direct highway access. For businesses looking to build, expand, or develop in central Pennsylvania, well-located manufacturing parcels are a rare and sought-after commodity.

What Land Buyers Are Really Chasing: The Custom Home Dream

Several of Q1's transactions reflected a broader trend playing out across Pennsylvania and the country: people who can't find the right existing home are choosing to buy land and build instead. This dynamic was visible in multiple closings.

250 Willow Mill Park Road in Silver Spring Township (Mechanicsburg mailing address) is a prime example. This 3.12-acre parcel in the Lisa Myers Plan sold for $475,000 — after 52 days on the market — to a buyer who will bring their own builder and design a custom home from scratch. The lot offers breathtaking mountain views, pastoral surroundings, and Cumberland Valley School District access, all within reach of everyday conveniences. At $152 per acre, this is exactly the kind of canvas that custom home buyers are willing to pay a premium for.

Mountain View Road in Hampden Township offers another case study. This 0.62-acre lot adjacent to Timber Chase sold for $135,000 — a price that reflects its location near UPMC West Shore Hospital, easy Interstate 81 access, public water and sewer availability, and — again — the Cumberland Valley School District. Lot buyers are doing the math: if you can't find the right house, sometimes you build it exactly the way you want.

North Old Stonehouse Road in Middlesex Township, Carlisle wrapped up the quarter on March 31st with a 3.57-acre residential lot closing at $252,000 — slightly below its $255,000 list price after 39 days. With an approved perc test, this Low Density Residential parcel in the Pheasant Crossing area offers countryside privacy with convenient access to Carlisle, all within the Cumberland Valley School District.

The Breadth of Cumberland County's Land Market

What makes Cumberland County's land market so interesting is its sheer variety. The same quarter that produced million-dollar combined estate sales in Silver Spring also saw a 0.10-acre lot in Wormleysburg change hands for $27,000. That tiny Stella Street parcel — zoned Village Mixed Use 1 — had been sitting on the market for 266 days before finally finding a buyer in January. It's a reminder that not every piece of land is in demand, and that price, location, zoning, and utility access all play critical roles in determining how quickly (or slowly) a parcel sells.

At the other end of the spectrum, a 35.5-acre agricultural tract at 1301 Goodyear Road in Gardners (Dickinson Township) sold for $490,000 after just 9 days on the market, with Cash, Conventional, and Farm Credit Service financing accepted. This sprawling property — sitting atop a ridge with scenic vistas, two wells, machine sheds, and potential for subdivision — went under contract in September 2025 and closed in January 2026. Its $13,800-per-acre price point reflects the reality that large agricultural tracts trade at far lower per-acre rates than smaller residential lots, even as their total price tags remain significant.

Also notable: a 0.46-acre residential lot at 13 Cedar Street in Mount Holly Springs sold for $54,640 — above its $49,900 list price — in just 5 days. Even in smaller communities like Mount Holly Springs, well-priced buildable lots with good bones are attracting attention and quick offers.

Price Per Acre: Location Is Everything

Perhaps no data point illustrates Cumberland County's land market diversity better than price per acre. Q1 sales ranged from just $13,803 per acre (the 35.5-acre Gardners farm) to a staggering $426,471 per acre for the combined Conodoguinet lots in Camp Hill — two adjacent building lots totaling just 0.34 acres that sold for $145,000. Those Camp Hill lots, described as "one of the last available building lots" in Hampden Township, commanded such a premium because of their exceptional location, public utilities, and the scarcity of raw, buildable land in one of the region's most developed and desirable communities.

This dramatic per-acre spread — from $13,803 to over $426,000 — is a defining characteristic of the Cumberland County land market. Buyers need to understand that raw acreage numbers mean very little without context. A 35-acre farm and a third-of-an-acre infill lot can exist in completely different pricing universes depending on location, utilities, zoning, and school district.

What Q1 2026 Tells Us About the Broader Market

Stepping back from the individual transactions, Q1 2026's land sales in Cumberland County reveal several important truths about where the market is heading. First, demand for buildable residential land remains strong, particularly within the Cumberland Valley School District footprint, where buyers are willing to pay meaningful premiums for the privilege of putting down roots. Second, commercial and industrial land is moving quickly and at strong prices, reflecting ongoing development activity across the county. Third, the land market rewards sellers who understand their parcel's true value and price accordingly — several listings that sat for months finally found buyers when expectations aligned with market realities.

For anyone considering selling a piece of land in Cumberland County, or buying a parcel to build on or hold as an investment, Q1 2026 is an encouraging data set. The market is active, buyers are engaged, and the right piece of land in the right location continues to command serious attention.

TAP HERE to check out all available vacant lots & land right now in Cumberland County, PA.

Josh Schoenly is a licensed REALTOR® with EXP Realty, LLC, specializing in residential and land sales throughout Cumberland County and the greater Central Pennsylvania region. If you have questions about vacant land values, are considering selling a parcel, or want guidance on finding the right lot to build your next home, reach out directly at (717) 510-1452 or josh.schoenly@exprealty.com.

Data sourced from Bright MLS. All information deemed reliable but not guaranteed. Copyright 2026.