01Land and lots in Morris County, NJ
Morris County land and lots for sale.
Browse land and lots for sale in Morris County, New Jersey. Because the county is largely built out and much of the Highlands is protected, buildable land here is scarce and valuable. Most opportunities are in-town teardown lots in established towns like Chatham, Madison, and Morristown, or larger wooded and equestrian parcels in the horse country of Harding, Mendham, and Chester. For builders and buyers who want to create a custom home, understanding zoning, wetlands, and Highlands restrictions is essential before purchasing.
Land in Morris County ranges from in-town teardown lots in Chatham, Madison, and Morristown to larger wooded and equestrian parcels in Harding, Mendham, Chester, and the Highlands, with prices varying widely by location, acreage, and buildability.
Updated Spring 2026
Search Morris County land and lots, updated in real time.
Explore the latest homes for sale in Morris County, NJ, updated in real time so you see accurate availability and pricing across the county's commuter towns, lake communities, corporate-campus suburbs, and estate markets, from Morristown and Madison to Denville, Parsippany, and the horse country of Chester and Mendham.
Morris County is served by top districts including Chatham and Madison, with Atlantic Health Morristown Medical Center nearby and Midtown Direct rail into Manhattan. Use the price-range pages below to narrow your search, or call 888-327-6555 for a town-by-town update.
With land, never rely on the listing alone. Confirm zoning, wetlands, steep-slope and Highlands status, and septic and well feasibility with the municipality and a qualified engineer before purchasing, since these determine whether and what you can build.
107 Properties Available In Morris
- 1/17 17
0.9 Acres$198,000New - 1/8 8
1.14 Acres$335,000New - 1/11 11
0.48 Acres$140,000Active 
$150,000Price Dropped by $50K- 1/5 5
0.72 Acres$1,500,000Active 
1.01 Acres$625,000Active- 1/14 14
0.54 Acres$850,000Active - 1/3 3
1.51 Acres$425,000Active - 1/9 9
1.7 Acres$185,000Active - 1/11 11
0.09 Acres$19,000Price Dropped by $20K - 1/9 9
1.78 Acres$600,000Price Dropped by $25K 
$79,000Active- 1/36 36
10.37 Acres$750,000Under Contract - 1/8 8
5.4 Acres$795,000Active - 1/26 26
10.28 Acres$425,000Active - 1/16 16
4 Acres$925,000Active - 1/8 8
3.03 Acres$600,000Active - 1/8 8
1.22 Acres$150,000Price Dropped by $35K - 1/36 36
1.1 Acres$2,049,900Price Dropped by $50K - 1/8 8
1.19 Acres$995,000Active - 1/2 2
6.12 Acres$750,000Active 
6 Acres$699,900Price Dropped by $50K
29.9 Acres$2,500,000Active
3.13 Acres$450,000Active
explore listings in Morris
02Explore Communities & Market
Where to buy land in Morris County.
Land in Morris County falls into two very different categories, and the right parcel depends on whether you want to build in town or in the country. Custom-home buyers who want a walkable, rail-served location gravitate to teardown lots in Chatham, Madison, and Morristown, while those seeking acreage, privacy, or equestrian use look to Harding, Mendham, Chester, and the western Highlands. Much of northwestern Morris County lies within the state-protected Highlands region, where development is tightly regulated to protect the water supply, which shapes what can be built where. Compare the areas below before you choose.
Buildable land is genuinely limited across Morris County. The estate townships of Harding and Mendham preserve large lots but often carry wetlands, steep-slope, or Highlands constraints; the walkable towns of Chatham and Madison offer teardown opportunities rather than raw land; and truly open, unconstrained parcels are rare. That scarcity makes due diligence, on zoning, wetlands, septic and well feasibility, and Highlands status, the single most important part of any Morris County land purchase.
Septic and well feasibility is decisive on many Morris County parcels outside the sewered downtowns, since a lot that cannot support a compliant septic system may be effectively unbuildable regardless of its size or price, which is why percolation testing and engineering review come before, not after, a serious land offer here.
The build case, zoning, and due diligence for land buyers in Morris County.
Land buyers in Morris County are usually pursuing one of two visions: a custom home on a proven lot in a top town, or acreage and privacy in the county's horse country. A teardown lot in Chatham or Madison offers a walkable, rail-served location for a brand-new home; a wooded parcel in Harding or Chester offers space, privacy, and potential equestrian use, provided the zoning and environmental constraints allow it.
The practical reality of buying land in Morris County is that due diligence matters more than anywhere else in the process. Wetlands, steep slopes, septic and well feasibility, and the state Highlands rules can all limit what and where you can build, so successful land buyers work closely with engineers, the local zoning office, and an agent who understands the county's constraints before committing.
For those who navigate it well, building on Morris County land offers something increasingly rare: a brand-new custom home in an established, desirable county rather than on its distant edge. Whether in a walkable downtown town or the wooded Highlands, the reward for careful due diligence is a home built exactly to your needs in a place that already has schools, parks, and a commute.
Land buyers in Morris County are effectively buying an option to build, and the value of that option depends entirely on what the parcel will support, so the most successful buyers treat feasibility work, soil, wetlands, slope, and access, as the real purchase, with the deed almost secondary to whether a home can actually be permitted and built.
Timeline and carrying costs deserve realistic planning on any Morris County land purchase. Securing approvals, especially in Highlands-regulated areas or on constrained lots, can take many months, during which the buyer carries taxes and financing on an unbuilt parcel. Buyers who budget for that entitlement period and work with experienced local engineers and land-use counsel are far better positioned than those who assume a quick path from purchase to permit, which is rarely the reality for buildable land in a built-out, environmentally sensitive county.
Search Morris County homes by price.
Jump to a price range or property type that fits your search, browse the Morris County area guide, or check current open houses. Every link below is a live page.
Browse Morris County towns & neighborhoods.
Explore our town-by-town guides near Morris County and across Morris County. Each guide covers local neighborhoods, schools, commute options, and current listings.
Morris County open houses.
Browse upcoming open houses in Morris County, or register for weekly alerts. Call 888-327-6555 to schedule a private showing any day of the week.
Homes for sale by property type.
Explore every type of home in and around Morris County through our Morris County property pages: single-family homes, suburban, historic-town, and lakefront homes, townhomes and condos, new construction, 55+ active-adult communities, and multi-family investment properties.
The Morris County land market, by the numbers.
The median list price in Morris County, NJ is currently $699K, about $323 per square foot. Homes here average 50 days on market with roughly 1300 active listings. Updated Spring 2026.
Morris County's land market is defined by scarcity, with in-town teardown lots in top towns and larger Highlands and horse-country parcels drawing the most interest from builders and custom-home buyers.
Updated Spring 2026
Within Morris County, teardown lots in walkable, rail-served Chatham, Madison, and Morristown and large equestrian parcels in Harding and Mendham command the highest prices, while more constrained Highlands parcels vary widely based on buildability. Because buildable land is so limited, well-located lots with clean zoning and environmental profiles can move quickly, so buyers who have done their due diligence are positioned to act when the right parcel appears. Because buildable land is so scarce in built-out Morris County, a parcel's value hinges more on its entitlement status and constraints than on raw acreage, so a smaller lot with clean approvals can be worth more than a larger, encumbered one. Call 888-327-6555 for a street-by-street breakdown.
Why buy land in Morris County.
- Build your own homeLand and teardown lots let buyers create a custom home in an established Morris County town rather than renovating older stock.
- In-town or acreageOptions range from walkable teardown lots in Chatham and Madison to wooded, equestrian acreage in Harding, Mendham, and Chester.
- Scarcity and valueBecause the county is built out and much of the Highlands is protected, buildable land is limited and holds value for those who secure it.
- Established locationBuilding on Morris County land means a new home inside a county that already has top schools, parks, and a Midtown Direct commute.
- Equestrian potentialLarger parcels in the horse country of Harding and Chester can support equestrian use, subject to zoning and environmental review.
Amenities & community overview.
A closer look at zoning, constraints, and considerations for land buyers in Morris County.
- Browse all homes for sale in Morris County or explore the wider Morris County market.
- Compare Morris County neighborhoods and home styles before choosing, from attainable options to its premier properties.
- Weigh your commute: Interstate 80, Interstate 287, Route 10, Route 24, Route 46, and US Routes 202 and 206, plus the NJ Transit Morristown Line runs Midtown Direct trains from Morristown, Convent Station, Madison, and Chatham straight into New York Penn Station, with the Montclair-Boonton Line and Gladstone Branch adding service from Denville, Boonton, and the western hill towns.
- Explore Morristown National Historical Park, the historic Morristown Green, Lake Hopatcong, and the Great Swamp National Wildlife Refuge, with parks, dining, and rail access nearby.
- Call 888-327-6555 for a live, neighborhood-by-neighborhood market update in Morris County.
Buying land in Morris County is as much about due diligence as vision. The county's scarcity of buildable lots, combined with wetlands, steep slopes, septic and well requirements, and the state Highlands rules across the northwest, means the difference between a great parcel and an unbuildable one often comes down to research rather than price. For buyers who work with the right engineers and understand the local zoning, the payoff is significant: a custom home in an established, desirable county, whether on a walkable teardown lot near the train or on wooded acreage in the horse country.
Resources for buyers & sellers.
Local and state government, schools, healthcare, transportation, parks, and financial assistance relevant to Morris County, NJ buyers and sellers, every link verified and described below.
First-time home buyer programs in Morris County.
First-time buyer in Morris County or Morris County, NJ? The New Jersey Dream Homeownership Program from NJHMFA helps eligible buyers with affordable financing, down payment and closing-cost assistance, and homebuyer education. Special options are available for military members, public safety professionals, educators, and healthcare workers.
03Connect for Answers
Frequently asked questions.
Is there much land for sale in Morris County, NJ?
Buildable land is limited, since the county is largely built out and much of the Highlands is protected. Most opportunities are in-town teardown lots or larger constrained parcels in the horse country and western hills. Call 888-327-6555 for current availability.
Where can I find buildable lots in Morris County?
In-town teardown lots appear in Chatham, Madison, and Morristown, while larger wooded and equestrian parcels are found in Harding, Mendham, Chester, and the western Highlands, subject to zoning and environmental constraints.
What is the Highlands region and how does it affect building?
Much of northwestern Morris County lies within New Jersey's state-protected Highlands region, where development is tightly regulated to protect the water supply. This can significantly limit what and where you can build.
What should I check before buying land in Morris County?
Verify zoning, wetlands, steep-slope and Highlands status, and septic and well feasibility with the municipality and a qualified engineer. These determine whether and what you can build.
Can I build a custom home on a lot in Morris County?
Yes, most commonly on a teardown lot in an established town or a suitable parcel in the townships, provided zoning and environmental review allow it. We can help you find lots and connect you with builders and engineers.
How much does land cost in Morris County?
Prices vary widely by location, acreage, and buildability, from in-town teardown lots in top towns to larger equestrian parcels in Harding and Chester. Buildability is often the biggest factor in value.
Are there equestrian land parcels in Morris County?
Yes. The horse country of Harding, Mendham, and Chester includes larger parcels that can support equestrian use, subject to zoning and environmental constraints. We can help you evaluate suitability.
How are property taxes on land in Morris County?
Vacant land is assessed and taxed by the municipality, often at a different rate than improved property. The NJ Division of Taxation resource on this page covers assessment; we can help you estimate carrying costs.
Is buying land a good investment in Morris County?
It can be, given the scarcity of buildable land, but value depends heavily on buildability and constraints. Thorough due diligence is essential to avoid an unbuildable parcel.
Can Four Point Realty help me buy or sell land in Morris County?
Yes. We help buyers and sellers with lots and land across Morris County and can coordinate with engineers and the local zoning office on feasibility. Call 888-327-6555 to start.
How do I find land listings in Morris County?
Call 888-327-6555 or register for a free account, since land and teardown opportunities are often marketed quietly or off-market and may not appear on consumer sites.
Should I buy land and build or buy an existing home in Morris County?
Building lets you customize but requires navigating scarce land and constraints, while buying existing is faster and often less complex. We can help you weigh both for your goals and timeline.
What towns near Morris County should land buyers also consider?
Buyers seeking more available or less constrained land sometimes look to neighboring Sussex, Warren, or Hunterdon Counties. We can help you weigh the trade-offs against Morris County's location.
Why choose Four Point Realty for your search.
Buying or selling a home is one of the biggest financial decisions you will make. Four Point Realty is a trusted NJ real estate resource led by Naveen Sharma, offering current listings, strong local market knowledge, and honest insights from the first showing to the closing table. Call 888-327-6555 today.
Naveen Sharma
Ready to buy? Work directly with Naveen, whether you're buying your first home, relocating, investing, or moving up to a larger house, we guide you every step of the way.
Thinking about selling? Our listing fee starts at 1%*, giving homeowners full-service representation while saving thousands in commission.
Listing fee starting at 1%*. Buyer agent compensation is separate and negotiated per transaction. Naveen Sharma is licensed in NJ & GA. Four Point Realty LLC is licensed in NJ, NY & GA.
Connect with our team βGaurav Sharma
Broker of Record (NY). Licensed in NJ, NY & GA. Gaurav leads the Four Point Realty agent team and guides clients through pricing, negotiation, and closing, keeping every transaction smooth, transparent, and on schedule. My goal is always to help you make smart decisions by providing market insights, expert negotiation, and personalized guidance.
*Listing commission starting at 1% of the sale price; terms and conditions apply. Contact Four Point Realty for full details. Four Point Realty is licensed in New Jersey, New York and Georgia. Equal Housing Opportunity. Β© Four Point Realty LLC.