re: Rural Land Investment

True Rural land outside of urban sprawl boundaries have a very slow appreciation rate. Not much "investment" opportunity unless you use it for timber or recreation. There is always the oddball situation where a wealthy neighbor wants to buy your adjoining land for a high price or some industrial facility being built near you to shoot values up, other than that values/prices ride boringly steady.

Best bet for appreciation is to stay within 30-50 miles of major urban areas and wait 10 years until the suburbs make their way to you. Subdivide and sell.