I bought in Delta county in 2016 for $1900/ac with highway frontage. You can't find anything for under $5000-$7000 today. So yes, you can still turn a profit, barely, if you bought 6 or more years ago, but the real money is in the appreciation. I just keep the cows for fun, the ag exemption, and the tax write off.
High rates and drought should force some of the prices down, but not by much. Since covid, a lot of people have relocated away from the DFW metroplex into little towns like Commerce and telecommute to work. It's next to impossible to buy a house in DFW for under 400K?
we may be neighbors.