Massac County in Southern Illinois — urban density and zoning complexity lower the buildability score, but opportunities exist in outlying areas.
📊42/100AcreScore
💰$3KLand $/acre
🏠$80KHome Value
👥13,695Population
📈+-0.8%Growth (10yr)
🌊7%Flood RiskLow
🌡️Mixed HumidClimateZone 4A
🏗️ Can You Build Here?
Massac County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Massac County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Illinois requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Massac County Building Department
Metropolis, IL
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 7% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
7%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $3,000 per acre make Massac County one of the most budget-friendly options in Illinois.
$3K
Median $/acre
$80K
Median Home Value
$120–200
Build Cost $/sqft
1.85%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Massac County Assessor
🏔️ Why People Love Living Here
Massac County sits in the heart of Southern Illinois. Paducah is 15 min away. Illinois has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $3,000/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population13,695
10-Year Growth-0.8%
County SeatMetropolis
State Income TaxYes
ClimateMixed Humid (Zone 4A)
How Close Is Everything?
Paducah15 min
PAH20 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Massac County land uses well water and septic systems. Municipal utilities are available near Metropolis. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Massac County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
New listings, zoning changes, and builder availability — delivered to your inbox.
❓ Frequently Asked Questions
Can I build a barndominium in Massac County?
Check with the Massac County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Massac County?
Median price is approximately $3,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Massac County eligible for USDA Rural Development loans?
Yes — most of Massac County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Massac County?
The effective property tax rate is approximately 1.85%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Massac County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Illinois, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.