The way land is governed differ throughout the world and reflect local cultural and judicial settings. This study aimed to assess rural land governance practices in Guraferda district, South Western Regional State, Ethiopia. Questionnaire survey, key informant interview and FGDs data collection tools were used to capture relevant data. Primary data collected from 348 farm households was analyzed and interpreted using descriptive statistics and binary logistic regression model and complemented with narration. The study has indicated that the capacity of land administration institutions is not well organized in terms the necessary human resources and provision of physical resources. Consequently, government authorities are involved in unregulated transfer of communal and state holdings to agricultural investment. Likewise human encroachment on communal and state lands was a common incident. Lack of transparency supplemented by non-accountable land governance institutions also put land governance even worse. The study has showed that while transferring suitable land for agricultural investment, the local communities were not participated and there were evidences showing that the agricultural investment land is not properly used as per the agreed terms with the respective authorities. Public discussion was made only when land identified for investment touches private holdings. Communal and state lands transferred to investors were considered as "vacant", even though, they are a basis for the livelihoods of many households; especially native communities. Although land holding certificates are evidences of land holding, rights district courts were reluctant to use them as a fundamental document to resolve land disputes. The study also indicated that women’s land right was not realized by the native community. Binary logistic regression model showed that factors such as; age, sex, education level, land size and land title affected tenure security positively while expropriation for public purpose, absence of clear justice system to resolve land disputes, lack of experience and knowledge of land experts, political instability and family size affected tenure security negatively. The overall scenario in the study areas shows the prevalence of weak governance of rural land. Hence, regular capacity building for Kebele Rural Land Administration and Use Committees, reviewing the rural land legal framework, institutional rearrangements and adopting good governance principles in the land sector could remedy the problem