I am presuming your lot is not in a community. This is a good thing, as there are less restrictions on the land. Many people look solely for homes and land which are not located in a community and often pay more for it. Looking on the Pocono MLS I have found that in the past year or so one 3.75 acre lot sold in Hawley, not in a development for $19,000. Of course, every property is unique. As Al stated, many different aspects of the land would effect the projected sales price. Especially whether it's been checked to perc. I would be happy to answer any further questions you may have, and of course would be willing to take a look at the property your speaking of.