01Land and lots in Sussex County, NJ
Sussex County land and lots for sale.
Browse land for sale in Sussex County, New Jersey. Land is a major market here, the natural expression of a county that is mostly mountains, forests, lakes, and farms. Buyers find mountain, lake, and forest lots, working farmland, and estate acreage across Wantage, Frankford, Sandyston, Montague, Stillwater, and the rural townships, along with smaller buildable lots near Sparta, Byram, and Newton. But land in Sussex County comes with real complexity: the NJ Highlands Act restricts development across much of the county, wetlands, steep slopes, septic and perc results, and well capacity govern what can be built, and farmland assessment affects taxes. For buyers who want to build a lake or mountain home, hold acreage, or own a farm, due diligence is central to buying well in the Skylands.
Land in Sussex County ranges from small buildable lots near the lakes and towns to large tracts of mountain, forest, and farmland across the rural townships, with value and buildability shaped above all by the NJ Highlands Act, wetlands, steep slopes, septic and perc results, well capacity, and farmland assessment, so due diligence is central to every purchase.
Updated Spring 2026
Search Sussex County land and lots, updated in real time.
Explore the latest homes for sale in Sussex County, NJ, updated in real time so you see accurate availability and pricing across the lake communities, the mountain resort towns, the county seat of Newton, and the rural farm country.
Sussex County is served by districts including Sparta, Vernon, and Kittatinny Regional and by Sussex County Community College, with Atlantic Health Newton Medical Center in Newton and Route 15 and Interstate 80 for regional access. Use the price-range pages below to narrow your search, or call 888-327-6555 for a town-by-town update.
When comparing land in Sussex County, investigate buildability before you buy: confirm the parcel's NJ Highlands status, run a perc test for septic suitability where there is no public sewer, confirm well capacity and water, check for wetlands and steep slopes, verify access, and understand farmland assessment, since a buildable lot near Sparta, a forest tract near Stokes State Forest, and a working farm in Wantage carry very different potential and value.
185 Properties Available In Sussex
- 1/21 21
1.35 Acres$169,900New - 1/5 5
0.35 Acres$18,500New - 1/3 3
0.53 Acres$45,000Active - 1/6 6
2.21 Acres$110,000Active 
0.89 Acres$45,000Active- 1/7 7
1.34 Acres$65,000Active - 1/7 7
1.67 Acres$79,900Active - 1/8 8
85.36 Acres$1,299,900Active - 1/4 4
17.6 Acres$349,000Active 
12 Acres$550,000Active
0.36 Acres$35,000Active- 1/4 4
0.89 Acres$35,000Active - 1/6 6
8.25 Acres$299,900Active - 1/3 3
2.08 Acres$59,000Active - 1/3 3
1.84 Acres$179,000Under Contract - 1/3 3
2.7 Acres$129,900Active - 1/18 18
0.33 Acres$34,900Active - 1/7 7
4.7 Acres$70,000Active - 1/22 22
1.78 Acres$99,000Active 
$35,000Active
0.45 Acres$35,000Active- 1/3 3
0.2 Acres$9,500Active - 1/3 3
0.42 Acres$775,000Price Dropped by $24K - 1/10 10
3.82 Acres$249,000Active
explore listings in Sussex
02Explore Communities & Market
Where to buy land in Sussex County.
Land inventory in Sussex County spans small buildable lots, large mountain and forest tracts, and working farmland, and where you look and what you can do with it depend above all on the site's Highlands status and infrastructure. Buyers seeking a buildable homesite gravitate to lots near Sparta, Byram, and Newton where water, septic, and access may be more feasible; buyers seeking acreage, forest, or a mountain retreat look to Wantage, Frankford, Sandyston, Montague, and the rural townships; and farm buyers look to preserved and farmland-assessed tracts. Because the NJ Highlands Act, wetlands, steep slopes, and septic and well constraints govern buildability, no two parcels are alike, and due diligence is essential. Compare the areas below before you choose.
Land character varies enormously across the county. The rural townships of Wantage, Frankford, Sandyston, Montague, and Stillwater hold large tracts of mountain, forest, and farmland, some near High Point State Park, Stokes State Forest, and the Delaware Water Gap; the areas near Sparta, Byram, and Newton hold smaller buildable lots closer to services; and preserved and farmland-assessed parcels dot the countryside. Because so much of Sussex lies in the Highlands region and much of it has no public water or sewer, a parcel's value turns on its Highlands status, its wetlands and steep-slope conditions, its septic and perc results, and its well capacity, so buyers must investigate each lot's buildability before assuming what it can become.
Land in Sussex County spans a remarkable range, from a small buildable lot near Sparta or Byram to a large forest tract near Stokes State Forest to a working farm in Wantage under farmland assessment, so buyers should match the parcel to their goal and then investigate it thoroughly: a homesite buyer confirms perc, well, and Highlands status for building; an acreage or recreation buyer weighs forest, access, and privacy near High Point and the Appalachian Trail; and a farm buyer studies farmland assessment and agricultural use, since in the Skylands the right due diligence turns raw acreage into a confident purchase.
Highlands status, septic and perc, and due diligence for land buyers in Sussex County.
Buying land in Sussex County is a due-diligence exercise first and a purchase second. A buyer eyeing a mountain lot in Frankford, a forest tract near Stokes State Forest, or a farm in Wantage must confirm the parcel's NJ Highlands status, since the Highlands Act can limit or prohibit new development; test the soil for septic suitability through a perc test where there is no public sewer; confirm well capacity and water where there is no public water; and check for wetlands and steep slopes that constrain building. Only after that investigation does a lot's real potential, and its real value, become clear in the Skylands.
For land buyers, the county's appeal is space, scenery, and the chance to build or farm, tempered by regulation. A buildable homesite near Sparta, Byram, or Newton offers a chance to build a custom lake or mountain home closer to services; a large tract in the rural townships offers acreage, forest, or a farm with genuine privacy near High Point, Stokes State Forest, and the Appalachian Trail; and farmland-assessed parcels can offer tax advantages for qualifying agricultural use. In every case, buyers should engage the right professionals to confirm Highlands status, septic and perc results, well capacity, wetlands, steep slopes, and access before committing.
Day to day, land ownership in Sussex County is about potential and patience. Because the Highlands Act, wetlands, steep slopes, and septic and well constraints shape what a parcel can become, buyers who do thorough due diligence, confirming Highlands status, running perc tests, checking well capacity and access, and understanding farmland assessment, are the ones who buy land well here. Whether the goal is a custom home overlooking a lake, a forest retreat near the Appalachian Trail, or a working farm in the Kittatinny Valley, the land market rewards those who investigate first and buy on the facts, not on assumptions, in the rural heart of the Skylands.
Land buyers in Sussex County who invest in due diligence up front are the ones who buy well: because a parcel's value and buildability turn on its NJ Highlands status, its perc and septic results, its well feasibility, its wetlands and steep slopes, and its access, a buyer who engages the right professionals to investigate a mountain lot in Frankford, a forest tract near Stokes State Forest, or a farm in Wantage before committing is buying on the land's real potential rather than its listed acreage, which is the single most important discipline in the rural heart of the Skylands where land is the county's defining asset.
Search Sussex County homes by price.
Jump to a price range or property type that fits your search, browse the Sussex County area guide, or check current open houses. Every link below is a live page.
Browse Sussex County towns & neighborhoods.
Explore our town-by-town guides near Sussex County and across Sussex County. Each guide covers local neighborhoods, schools, commute options, and current listings.
Sussex County open houses.
Browse upcoming open houses in Sussex 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 Sussex County through our Sussex County property pages: single-family homes, lake, mountain, and farm-country homes, townhomes and condos, new construction, 55+ active-adult communities, and multi-family investment properties.
The Sussex County land market, by the numbers.
The median list price in Sussex County, NJ is currently $430K, about $234 per square foot. Homes here average 45 days on market with roughly 700 active listings. Updated Spring 2026.
Sussex County's land market spans small buildable lots near Sparta, Byram, and Newton and large mountain, forest, and farmland tracts across Wantage, Frankford, Sandyston, Montague, and the rural townships, with buildability and value shaped above all by the NJ Highlands Act, wetlands, steep slopes, septic and perc results, well capacity, and farmland assessment.
Updated Spring 2026
Within Sussex County, buildable lots near the lakes, Sparta, and the towns often command the highest per-acre prices, while large forest, mountain, and farmland tracts in the rural townships trade on acreage, buildability, and farmland assessment, all shaped by each parcel's Highlands status and infrastructure. Because a parcel's value turns on its Highlands status, wetlands, steep slopes, septic and perc results, well capacity, and access, land buyers should complete thorough due diligence with the right professionals before committing, so they buy on a lot's real potential rather than its listed acreage. Call 888-327-6555 for a street-by-street breakdown.
Why buy land in Sussex County.
- Mountain, lake & forest lotsWantage, Frankford, Sandyston, and the rural townships offer mountain, lake, and forest lots near High Point, Stokes State Forest, and the Appalachian Trail.
- Buildable homesitesLots near Sparta, Byram, and Newton offer the chance to build a custom lake or mountain home closer to services, subject to due diligence.
- Farmland & acreageThe rural townships offer working farmland, estate acreage, and farmland-assessed parcels across the Kittatinny Valley and the Skylands.
- Space & privacyLand buyers gain genuine acreage, forest, and privacy in one of the least-developed corners of New Jersey.
- Highlands due diligenceBecause the NJ Highlands Act, wetlands, and septic and well constraints govern buildability, informed buyers who investigate first buy on the facts.
Amenities & community overview.
A closer look at buildability, constraints, and due diligence for land buyers in Sussex County.
- Browse all homes for sale in Sussex County or explore the wider Sussex County market.
- Compare Sussex County neighborhoods and home styles before choosing, from attainable options to its premier properties.
- Weigh your commute: Interstate 80, Route 15, Route 23, Route 206, Route 94, and Route 565, plus sussex County has no commuter rail of its own, so Route 15 and Route 23 carry commuters south to Interstate 80 and the Morris County rail lines, with NJ Transit buses serving the county and the Netcong and Mount Olive train stations just over the Morris County line.
- Explore High Point State Park at the highest elevation in New Jersey, the Lake Mohawk boardwalk in Sparta, the Mountain Creek resort in Vernon, Lake Hopatcong, and the Delaware Water Gap and Appalachian Trail, with parks, dining, and rail access nearby.
- Call 888-327-6555 for a live, neighborhood-by-neighborhood market update in Sussex County.
Land in Sussex County is a major, complex market that rewards due diligence above all. Buyers find mountain, lake, and forest lots, working farmland, and estate acreage across Wantage, Frankford, Sandyston, Montague, Stillwater, and the rural townships near High Point State Park, Stokes State Forest, and the Delaware Water Gap, along with smaller buildable lots near Sparta, Byram, and Newton. But because so much of the county lies in the NJ Highlands region and much of it has no public water or sewer, a parcel's value and buildability turn on its Highlands status, its wetlands and steep-slope conditions, its septic and perc results, its well capacity, and its access, along with farmland assessment for agricultural tracts. The buyers who succeed here investigate each lot with the right professionals, confirm what can actually be built or farmed, and buy on those facts rather than on listed acreage, in the rural heart of the Skylands where land is the county's defining asset.
Resources for buyers & sellers.
Local and county government, schools, healthcare, transportation, parks, and financial assistance relevant to Sussex County, NJ buyers and sellers, every link verified and described below.
First-time home buyer programs in Sussex County.
First-time buyer in Sussex County or Sussex 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.
What kinds of land are for sale in Sussex County, NJ?
The county offers mountain, lake, and forest lots, working farmland, estate acreage, and smaller buildable homesites, spread across Wantage, Frankford, Sandyston, Montague, and the rural townships and near Sparta, Byram, and Newton. Call 888-327-6555 to discuss what you are looking for.
What is the NJ Highlands Act and how does it affect land in Sussex County?
The Highlands Act protects the region's water resources by restricting development and subdivision across much of northwestern New Jersey, including much of Sussex County. It can limit or prohibit building on a given parcel, so confirming a lot's Highlands status is the first step in any land purchase here.
What is a perc test, and why does it matter in Sussex County?
A percolation (perc) test measures how well soil absorbs water, which determines whether a parcel can support a septic system. Because much of Sussex County has no public sewer, a passing perc test is often essential to building, so buyers should confirm septic suitability before purchasing.
Do I need a well on land in Sussex County?
Often yes. Much of the county has no public water, so building typically requires a private well. Buyers should confirm well feasibility and capacity as part of due diligence, since water availability directly affects whether and how a lot can be built.
How do wetlands and steep slopes affect land in Sussex County?
Wetlands and steep slopes are common in the mountainous Skylands and can significantly limit the buildable area of a parcel and require permits. Buyers should have a parcel evaluated for these conditions, since they shape what can be built and where.
What is farmland assessment in Sussex County?
Farmland assessment is a New Jersey program that can lower property taxes on land actively used for qualifying agriculture. Many rural Sussex County parcels are farmland-assessed, so buyers of farmland should understand the program's requirements and how they affect taxes and use.
Can I build a custom home on land in Sussex County?
Sometimes, subject to the parcel's Highlands status, perc and septic results, well feasibility, wetlands, steep slopes, and access. Buyers should complete full due diligence before purchasing, since these factors govern whether and what you can build. See our new-construction page.
Where is the most buildable land in Sussex County?
Buildable lots are often more feasible near Sparta, Byram, and Newton, closer to services and access, while large tracts in the rural townships offer acreage but require careful investigation of Highlands status and infrastructure. Every parcel is different.
How competitive is the land market in Sussex County?
It varies widely. Buildable lots near the lakes and towns can draw steady interest, while large forest, mountain, and farmland tracts trade on acreage and buildability and can take longer to sell. Due diligence and pricing to a parcel's real potential are key.
Can Four Point Realty help me buy land in Sussex County?
Yes. We help land buyers investigate Highlands status, perc and septic, well feasibility, wetlands, steep slopes, access, and farmland assessment, and find the right lot or acreage across the county. Call 888-327-6555 to start.
Can Four Point Realty help me sell land in Sussex County?
Yes. We market land and acreage across the county with a listing fee starting at 1%*, professional photography, and pricing built on a parcel's real buildability and comparables. Request a free land value estimate to start.
What towns near Sussex County should land buyers also consider?
Buyers sometimes compare Sussex against neighboring Warren, Morris, or Passaic County for additional land and acreage, though those areas share many Highlands and infrastructure considerations. We can help you weigh the trade-offs.
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.