Land & Development Real Estate Opportunities in Pennsylvania’s Laurel Highlands

2/10/2026

Land & Development Real Estate Opportunities in Pennsylvania’s Laurel Highlands

The Laurel Highlands of Pennsylvania represent one of the Commonwealth’s most diverse land markets, blending mountain landscapes, recreational destinations, agricultural heritage, and emerging residential growth. Spanning portions of Fayette, Westmoreland, Somerset, and Cambria Counties, the Laurel Highlands attract buyers ranging from full-time residents and second-home owners to investors, developers, farmers, and outdoor enthusiasts.

From a land and development standpoint, the region offers flexible zoning environments, lower entry pricing compared to metro markets, and strong lifestyle-driven demand, making it uniquely positioned for long-term value creation.

Primary Land Uses in the Laurel Highlands

Residential Land

Residential land in the Laurel Highlands ranges from:

  • Rural estate tracts (5–50+ acres)
  • Small subdivision parcels
  • Mountain and resort-oriented second-home sites
  • Infill and edge-of-town residential development

Average Residential Land Pricing:

  • Rural residential: $10,000–$30,000 per acre
  • Near ski resorts / towns: $25,000–$75,000 per acre
  • Resort or lake-adjacent parcels: $50,000–$125,000+ per acre

Transitional & Development Land

Transitional land—property positioned between agricultural/recreational use and future residential or commercial development—is common along:

  • US Route 30
  • PA Route 31
  • PA Route 711
  • Near I-70 and I-76 interchanges

Average Transitional Land Pricing:

  • $15,000–$45,000 per acre, depending on utilities, zoning, and proximity to growth nodes

Agricultural Land

The Laurel Highlands maintain a strong agricultural base, particularly in Somerset County and eastern Fayette County.

Common Uses:

  • Livestock and dairy
  • Hay and pasture
  • Specialty farms
  • Timber-supported farm tracts

Average Agricultural Land Pricing:

  • $3,500–$7,500 per acre

Higher where tillable soils and road frontage exist

Recreational Land

Recreational land is one of the Laurel Highlands’ strongest asset classes.

Typical Uses:

  • Hunting and fishing tracts
  • Timber investment
  • Cabins and camp properties
  • Recreational land banking

Average Recreational Land Pricing:

  • $2,500–$6,500 per acre
  • Premium parcels near public land or ski areas may exceed this range

Key Areas and Towns of the Laurel Highlands

Fayette County

  • Uniontown – Regional service center with redevelopment potential
  • Ohiopyle – Recreation-driven land demand
  • Connellsville – Riverfront and redevelopment opportunities
  • Farmington – Resort and second-home market near Nemacolin

Westmoreland County

  • Ligonier – Strong residential and second-home growth
  • Donegal Township – Laurel Mountain and Seven Springs influence
  • Latrobe (eastern edge) – Employment-driven residential demand

Somerset County

  • Somerset Borough – Stable housing and agricultural market
  • Hidden Valley / Seven Springs area – Resort-driven development
  • Meyersdale – Recreational and trail-oriented land demand

Cambria County (Eastern Laurel Highlands)

  • Johnstown outskirts – Affordable land and redevelopment opportunities
  • Laurel Ridge foothills – Recreational and residential crossover demand

Residential Growth Areas & Drivers

The strongest residential growth in the Laurel Highlands is occurring:

  • Near Seven Springs, Hidden Valley, and Laurel Mountain
  • In Ligonier Valley
  • Along commuter corridors to Pittsburgh (US-30, Route 22)

Key Growth Drivers:

  • Remote and hybrid work
  • Second-home demand
  • Retirees seeking lower costs and natural amenities
  • Proximity to Pittsburgh without metro density

Commercial Development Opportunities

While not a traditional commercial hub, the Laurel Highlands offer strategic commercial development opportunities tied to:

  • Tourism
  • Healthcare
  • Outdoor recreation
  • Local services

Best Areas for Commercial Development:

  • US-30 corridor (Ligonier to Donegal)
  • Near ski resorts
  • Somerset and Uniontown service corridors
  • High-traffic recreation gateways

Commercial Land Pricing:

  • $40,000–$150,000 per acre, depending on traffic, utilities, and zoning

Recreational Real Estate: A Core Market Driver

Major Recreational Destinations

  • Seven Springs Mountain Resort
  • Hidden Valley Resort
  • Laurel Mountain Ski Area
  • Ohiopyle State Park
  • Laurel Hill State Park
  • Kooser State Park
  • Forbes State Forest

These destinations create constant demand for:

  • Cabins and vacation homes
  • Short-term rental properties
  • Recreational land ownership

Hunting in the Laurel Highlands

The region is one of Pennsylvania’s strongest hunting markets.

Common Game:

  • Whitetail deer
  • Black bear
  • Wild turkey
  • Small game (grouse, squirrel, rabbit)

Best Areas:

  • Somerset County highlands
  • Forbes State Forest boundaries
  • Eastern Fayette and Cambria Counties

Fishing Opportunities

Species Commonly Found:

  • Trout (brook, brown, rainbow)
  • Smallmouth bass
  • Walleye
  • Panfish

Notable Waters:

  • Youghiogheny River
  • Casselman River
  • Laurel Hill Lake
  • Indian Creek
  • Mountain streams throughout the region

Why Work With a Land & Development Real Estate Specialist?

The Laurel Highlands are not a one-size-fits-all land market. Property value is driven by factors many residential agents do not analyze, including:

  • Zoning flexibility and overlays
  • Subdivision and sewage feasibility
  • Timber value and conservation considerations
  • Development yield analysis
  • Recreational usability and access
  • Utility extension costs
  • Environmental and topographic constraints

A land & development real estate specialist understands how to:

  • Match land to the correct buyer pool
  • Position property for its highest and best use
  • Identify off-market opportunities
  • Navigate municipal and county approval processes
  • Reduce risk during due diligence

For sellers, this often means higher net value and fewer failed transactions. For buyers and investors, it means clear feasibility, accurate pricing, and long-term upside in a region where details matter.

Final Thoughts

The Laurel Highlands offer a rare combination of natural beauty, affordability, recreation, and long-term development potential. Whether the goal is residential growth, agricultural preservation, recreational ownership, or strategic development, the region remains one of Pennsylvania’s most compelling land markets in 2026 and beyond.