Land for Sale in Pike County, PA

Pike County is the northeast corner of Pennsylvania's Poconos, with 58,535 residents (2020 census, up from 57,369 in 2010) in 567 square miles along the Delaware River. It is within commuting distance of New York City's northern suburbs by Interstates 80 and 84, so buyers see it as a weekend and retirement market with many lots in large lake and woodland communities. In Pennsylvania the lot-buying question is whether the land can get a septic permit, and this guide explains how that works.

Pike County at a glance

County seat: Milford. Boroughs: Matamoras and Milford; the county has 11 townships.
2020 population 58,535, up from 57,369 in 2010; 567 square miles, of which 22 square miles is water.
Hemlock Farms and Saw Creek are the largest census-designated places; Pocono Woodland Lakes and Pocono Mountain Lake Estates are among the planned lake communities.
Parts of the Delaware Water Gap National Recreation Area, Promised Land State Park and Delaware State Forest are in the county.
Interstate 84 and US 6, 206 and 209 serve the county.

The Pike County land market

Much of the vacant land is in private lake and recreation communities with their own roads, gates, amenities and fees, while other land is wooded acreage in the townships such as Lackawaxen, Dingman, Greene and Blooming Grove. Lots in the planned communities are often a fraction of an acre and cost less per lot, but the community's association dues, road assessments and building rules come with them. Larger tracts cost less per acre the farther they are from Milford and the interstate. Buyers include second-home owners, investors holding lots, and builders.

On-lot septic: the permit decides the value

Pennsylvania regulates septic systems through its Sewage Facilities Act (Act 537). The Department of Environmental Protection says that a buyer of a lot that needs an on-lot system should confirm that the subdivision and sewage planning requirements have been met, and verify with the local sewage enforcement officer (SEO) that the specific lot can qualify for a permit. DEP's own guide warns that subdivision approval does not guarantee each lot will qualify for a sewage permit. The SEO measures slope, examines the soil and runs percolation tests, and some lots are unsuitable for any disposal system because of poor soil, a high water table or steep slopes. If a permit is denied you can appeal to the local agency.

So for a lot sold as buildable, ask whether a sewage permit has been issued or whether the seller will get one before closing, and ask the SEO about the history of the lot and its neighbors. DEP released draft revisions to its sewage regulations in 2026, so check the current rules too.

Planned communities, fees and rules

In the lake and woodland communities, the recorded covenants and the association's rules control what you can build, how large the home must be, whether you can rent it and what dues and assessments you owe. Ask for the budget, any unpaid assessments against the lot, and the rules in writing. Many of these communities also have private roads, so confirm who maintains the road to the lot. Wetlands and steep terrain are common in the Poconos, so a survey and a site visit matter.

Before you buy land in Pike County

A sewage permit or percolation result from the local sewage enforcement officer.
Association covenants, dues, assessments and road ownership for lots in planned communities.
Wetlands, slope and flood zone on the survey.
Recorded legal access and winter road maintenance.
Property tax, school district and the municipality's zoning for the parcel.

How to verify legal access to land Land due diligence checklist

Frequently asked questions

How do I know a Pike County lot can have a septic system?

Ask the local sewage enforcement officer whether the lot has passed testing or has a permit. Subdivision approval does not guarantee a sewage permit.