Buying land in Livingston County, Missouri: what to check
Livingston County covers 532 square miles of land and 6 of water in Missouri, with about 14,658 residents in 2024 (up 0.7% since 2020). The 2020 Census counted 99% of its land as rural and 63% of residents as living in urban areas. Farms operate 84% of the county's land. Below: how much of Livingston County floods, what its soils allow, what farmland is worth and how often it's in drought, from free public data with every source linked.
Livingston County at a glance
Hydric (wetland-type) soils
26%
Above the state's county median (8.4%)
Farm land value, 2022
$4,690/acre
Above the state's county median ($4,462)
What to check before buying land in Livingston County
Ordered by what Livingston County's numbers point to. Every parcel differs, so treat this as where to look first.
1.Put flood checks first in Livingston County
23% of the county's area is in the 1%-annual-chance (100-year) floodplain FEMA's National Risk Index uses for inland flooding; 33% of its mapped soils flood occasionally or frequently.
Look up the FEMA flood zone at the pin, not the parcel's address. If any of the land is in zone A or V, price flood insurance before you offer, ask for an elevation certificate, and check whether the access road floods too.
2.Budget for a perc test and maybe an engineered septic
USDA rates 100% of Livingston County's mapped soils "very limited" for conventional septic absorption fields and 0% "not limited".
Without city sewer you need a septic permit from the county or state health department. Make the offer contingent on a passing soil or perc test; mound and aerobic systems can cost several times a conventional one.
3.Expect wetlands; map them before you plan
About 26% of Livingston County's mapped soils are hydric (formed under saturated conditions, a federal wetland indicator) and 24% are poorly or very poorly drained (USDA SSURGO).
Open the National Wetlands Inventory mapper at the parcel. Filling or draining a wetland can need a Clean Water Act Section 404 permit, and wet ground limits septic fields and building pads.
4.Confirm legal road access and power
The 2020 Census classified 99% of Livingston County's land area as rural.
Rural tracts are often sold without recorded access or a power line nearby. Get the title company to confirm a recorded easement or public road frontage, and ask the electric co-op what a line extension costs.
5.Check wildfire exposure and insurance
FEMA rates Livingston County's wildfire risk very low, and 22% of the county's area is in the wildfire exposure zone the National Risk Index uses.
Ask an insurer for a quote early; some carriers won't write new policies in high-hazard areas. Check access for fire trucks, nearby fire stations and the vegetation around the building site.
6.Sanity-check the price per acre
Farm real estate in Livingston County averaged $4,690 an acre including buildings in the 2022 Census of Agriculture, and 4.8% of its mapped soils are prime or of statewide importance.
Compare the asking price with recent sales of similar tracts, not the county average, which mixes cropland, pasture, timber and homesites. If an ag tax valuation applies, ask what the rollback taxes would be if you change the use.
Flood zones, wetlands and water in Livingston County
- Area in the 1%-annual-chance (100-year) floodplain
- 23%, 15th highest of 115 in Missouri FEMA National Risk Index
- Mapped soils that flood occasionally or frequently
- 33% USDA NRCS Web Soil Survey (SSURGO)
- Hydric soils (a federal wetland indicator)
- 26% USDA NRCS Web Soil Survey (SSURGO)
- Poorly or very poorly drained soils
- 24% USDA NRCS Web Soil Survey (SSURGO)
- Surface water (lakes, rivers, reservoirs)
- 6 sq mi Census 2024 Gazetteer Files
- Drought on 2026-10-27
- 0% moderate or worse, 0% severe or worse U.S. Drought Monitor county statistics
The floodplain share is the area FEMA's National Risk Index counts as exposed to inland flooding, mostly mapped 100-year flood zones. It says how common flood-prone land is in Livingston County, not whether a given parcel floods. For that, look up the zone at your exact point on the FEMA Flood Map Service Center or run the free check.
Soils and terrain
- Prime farmland
- under 1% USDA NRCS Web Soil Survey (SSURGO)
- Prime only if drained, irrigated or protected
- 43% USDA NRCS Web Soil Survey (SSURGO)
- Farmland of statewide importance
- 4.3% USDA NRCS Web Soil Survey (SSURGO)
- Average slope over 15%
- 2.9% USDA NRCS Web Soil Survey (SSURGO)
- Very limited for septic absorption fields
- 100% USDA NRCS Web Soil Survey (SSURGO)
- Not limited for septic absorption fields
- 0% USDA NRCS Web Soil Survey (SSURGO)
Shares of Livingston County's soil-surveyed land (about 340,934 acres, open water excluded), using each map unit's dominant condition in USDA's SSURGO soil survey. Soils change within a few hundred feet, so the soil at your building site is what matters.
Farms and land use
- Farms (2022)
- 785 USDA NASS, 2022 Census of Agriculture
- Share of the county's land in farms
- 84% USDA NASS, 2022 Census of Agriculture
- Average farm size
- 365 acres (median 133) USDA NASS, 2022 Census of Agriculture
- Average value of land and buildings
- $4,690 per acre, 49th highest of 114 in Missouri USDA NASS, 2022 Census of Agriculture
- Cropland
- 208,994 acres USDA NASS, 2022 Census of Agriculture
- Pasture and rangeland
- 37,793 acres USDA NASS, 2022 Census of Agriculture
- Woodland on farms
- 23,573 acres USDA NASS, 2022 Census of Agriculture
- Irrigated land
- 1,328 acres USDA NASS, 2022 Census of Agriculture
Natural hazard ratings
FEMA's National Risk Index rates each hazard for Livingston County relative to every other U.S. county. Overall risk: Very Low.
- DroughtRelatively Moderate
- TornadoRelatively Moderate
- HailRelatively Low
- Heat waveRelatively Low
- LightningRelatively Low
- Strong windRelatively Low
- EarthquakeVery Low
- River and inland floodingVery Low
- LandslideVery Low
- WildfireVery Low
- Winter weatherVery Low
FEMA National Risk Index, December 2025
Questions about buying land in Livingston County
How much of Livingston County, MO is in a flood zone?
About 23% of Livingston County's area is in the 1%-annual-chance (100-year) floodplain used by FEMA's National Risk Index (December 2025), 15th highest of 115 counties in Missouri. Whether a given parcel is in a flood zone depends on its exact location, so check the FEMA map at your pin.
How much does land cost per acre in Livingston County?
The 2022 Census of Agriculture put the average value of farm land and buildings in Livingston County at $4,690 an acre, 49th highest of 114 counties in Missouri (the median Missouri county was $4,462). It's a self-reported average across farms, so small homesites and recreational tracts often sell for more per acre.
Will a septic system work on land in Livingston County?
Often, but test first. USDA soil surveys rate 100% of Livingston County's mapped soils very limited for conventional septic absorption fields, usually because of wetness, slow permeability, shallow rock or flooding. A perc or soil test on the parcel decides what system the health department will permit.
Is there good farmland in Livingston County?
under 1% of Livingston County's mapped soils are prime farmland, 43% are prime only if drained, irrigated or protected from flooding, and 4.3% are farmland of statewide importance (USDA SSURGO). The 2022 Census of Agriculture counted 785 farms averaging 365 acres.
How often is Livingston County in drought?
Since 2021, at least half of the county was in severe drought or worse in 2.7% of weekly U.S. Drought Monitor maps, and in extreme drought in under 1%. On 2026-10-27, 0% of the county was in moderate drought or worse.
Can I check a specific property in Livingston County?
Yes. Enter the address or drop a pin anywhere in Livingston County on the free check. It shows which checks return data at that exact point, and the full report costs $29: flood zone, slope, soils, wetlands, roads, power lines, wildfire and more, each with its source. It is a screen of public maps, not a survey, title search or perc test.
Check the parcel, not just the county
County numbers tell you what to look for. The free check looks at your exact point in Livingston County: flood zone, slope, soils, wetlands, roads, power and more. The full report is $29.
What these numbers can't tell you
- County shares describe Livingston County as a whole; a parcel can be entirely in or out of a flood zone, wetland or poor soil.
- It doesn't look at the whole parcel, its boundaries, title, easements, zoning or permits.
- It isn't a survey, appraisal, elevation certificate, soil or perc test, or Phase I environmental site assessment.
- It can't see local distribution power lines, driveways, legal access, wells or mineral rights.
- Maps lag behind the ground, and distances are straight-line, not driving distance.
Sources and vintages
- U.S. Census Bureau, 2024 Gazetteer Files: 2024 files
- U.S. Census Bureau, Vintage 2024 county population estimates: Vintage 2024 (July 1, 2024)
- U.S. Census Bureau, 2020 Census urban and rural classification: 2020 Census
- U.S. Census Bureau, 2024 county adjacency file: 2024
- FEMA National Risk Index: December 2025 release
- USDA NRCS Web Soil Survey (SSURGO): Soil Data Access, queried 2026-10-31
- USDA NASS, 2022 Census of Agriculture: 2022 Census of Agriculture (published 2024)
- U.S. Drought Monitor county statistics: weekly maps 2021-10-26 to 2026-10-27
- FEMA Flood Map Service Center: look up your own pin
- USFWS National Wetlands Inventory mapper: look up your own pin
Summarized per county by our build script on 2026-10-31. County figures cover the whole county; checks on the report are at your point.