One of the best ways to do this is by using Google Earth (which is free) and the topography map from Earth Point (which is also free). With Google Earth, you can search for your property (using the address or coordinates) and zoom in using your mouse buttons and the control/command and shift keys on your keyboard. This will allow you to tilt the earth so you can see precisely where all the hills and valleys are in your area. 
Pricing land can be trickier when compared to pricing a home.  Developed lots in communities may have a clear “market” price based on the recent sale of similar lots. Raw land, however, may have fewer “comparable” sales to use in determining your price. In addition, the price you ultimately can attract for a singular lot or undeveloped land can vary greatly depending on the buyer’s intended use of the property. For example, if a buyer feels that your acreage is appropriate for a high-end home development it likely will bring a higher price per acre than if a buyer only intends to build a single home on it.
I have done business with landcentury for 5 years now. I am very pleased with the experience I have had with them, and have always found them to operate with honesty, integrity, and dedication. They are committed to offering the best price while making sure they are selling a property that they believe a real estate buyer will be happy with. They are available, quick to answer calls or return messages, and always cooperative and accommodating. I would very strongly recommend landcentury.com to anyone.
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If you want to get the inside scoop on how to start and run you own land investing business, come and check out the REtipster Club – where you'll get access to a full 12-week course, videos, bonuses, downloads and a members-only forum (where I spend time answering questions every week). There is no better place to learn this business from the inside out.
Thank you very much for the write-up. I learnt quite a great deal, being a novice in real estate business. As a matter of fact I stumbled on your article while searching for information about possible investment opportunities on a piece of land. One of our client conferred a nine-hectar piece of land to us and we’re considering what investment would be appropriate on it. That’s what pushed me to start searching for things to do before investing on a piece of land, and I must confess that your article provided 95% of the answers. Thank you again. I guess I know how to go about it now, who to talk to and what to look for. In case you’d like to know where I’m writing from, I’m based in Douala, the economic capital of Cameroon (Central Africa), a country so geographycally blessed with a long history of political stability and an accomodating business environment. If you happen to think of an investment opportunity in Africa put Cameroon on your priority list. Let’s keep in touch.
Additionally, the land contract should indicate how many payments will be made, their due dates, grace periods (if applicable), fees for late payments, and how the buyer should deliver each payment. Under a land contract, buyers are usually treated just like a property owner, and will be responsible for paying property taxes, insurance, and any utility bills associated with the land use.
Having a knowledgeable professional on your side always helps when selling your lots and land. There are many benefits from having specialized expertise on board, so we encourage you to work with a real estate agent who specializes in lot and land sales. They will help you understand the market, set a price and market your land to the right buyers.

If you’re providing seller financing, you’ll still need to draft a deed, but this deed will be held in escrow until the final payment is made. Once that payment is made, the deed will be filed with its respective government agency, typically the county clerk. You can have an attorney, title agency, or a financial institution hold the median in escrow for you until the buyer makes the final payment.
Do you have land that you would like to sell and are unsure of how to progress? We welcome your call, whether it's to sell or buy land. You can be sure of a helpful and professional approach. We utilise the latest software and systems to source and sell land, enabling us to assess land parcels quickly and appraise the planning potential for most sites, saving you time and money.
Great list of ways to reach potential buyers Seth! If someone does ALL those, they’re very likely to get their house sold. We Buy Houses investors can be a great way to sell your house fast if you are short on time or don’t want to mess with the hassle. Otherwise offering the seller financing option can be a game changer and even more profitable for sellers. If you’re in a position to offer that, be sure to vet your buyer for their ability to make good on the payments. Thank you!

A major issue that we see when people try to sell property to their friends is that they’ll cut breaks for their friends. Perhaps their friend doesn’t have the money, so they’ll allow for later payment while transferring the property to their friend. Always ensure that you are engaging in a business deal that is within your best interests. If your friend does not have the money to buy the land, have a contract written up with payment details and guidelines. Never trust someone blindly - this is a business deal and should be treated as one despite your friendship.
Writing a legally enforceable contract for sale with your buyer means spelling out any contingencies like the buyer obtaining financing if needed and doing due diligence to ensure the property suits intended needs. Look online to review real estate land contracts for your state to ensure that you don't overlook crucial factors. Processing the sale through an escrow at a title company will ensure that there are no liens or other claims to the deed that could cause problems down the road. Title companies also make sure that all legal details are in order, all documents are properly prepared and signed and the deed is officially recorded.
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Hi Tracy – have you considered looking for properties that aren’t currently listed for sale? That’s how I find all of my properties (and this is something most Realtors won’t be able to help you with, because most of them are only looking at the properties currently listed on the MLS). I find these properties by sending out a direct mail campaign to the delinquent tax list in counties that are RURAL.

I worked with Grace Chang in liquidating a mortgage I held on property my late husband and I had owned. It was probably the easiest land related business deal I have ever been involved with. Grace was knowledgeable, informed and available. She was in contact with me and I never had a question she was unable to answer. I was amazed at how quickly the transaction happened; which was far quicker than estimated at the onset. It is refreshing to do business with an organization that has such wonderful customer service and professional business associates. I would highly recommend First National and specifically Grace to everyone.read more

Seek a veteran agent who is experienced in land valuation and who understands the implications of location, zoning regulations and parcel size. These are more prevalent at larger brokerage houses. You’ll want the agent to determine what the other neighborhood homes that have been scooped up by developers are fetching and what type of development is planned for your tract. These little nuggets will help you establish a price baseline.
2. The answer to this question depends entirely on the property, how much timber is on it, and how much money you can get from the sale of the timber. If you’re really lucky, you might even be able to sell the timber for more than you paid for the property itself (however, I would say this is more the exception than the rule). You might want to check out this article for some more insights if you haven’t already.
First, you need to understand the exact dimensions of the parcel of land you are evaluating. Next, call the local zoning department and ask them what the designated building setbacks are for the property in question (building setback requirements are very common, and are imposed as a way of giving order and consistency to the buildings in any given area). When you take these setbacks and regulations into account (relative to the size of this parcel of land), is there still enough room to build something worthwhile – or does it render the property useless? I've come across several properties that were designed (albeit, unintentionally) to be too small and after factoring in the setbacks – you can't build anything on them at all, leaving them virtually worthless!

Writing a legally enforceable contract for sale with your buyer means spelling out any contingencies like the buyer obtaining financing if needed and doing due diligence to ensure the property suits intended needs. Look online to review real estate land contracts for your state to ensure that you don't overlook crucial factors. Processing the sale through an escrow at a title company will ensure that there are no liens or other claims to the deed that could cause problems down the road. Title companies also make sure that all legal details are in order, all documents are properly prepared and signed and the deed is officially recorded.


I’ve been reading your tips on a couple of sites. Very informative. I got burned on county denying a septic permit. Redemption. The illegal lake keeping the water table to high on my two tax lots mysteriously got drained. I live 80 miles away and my neighbor called me and said when it quits the winter rains your property will perc. My coastal property in Oregon just increased $60,000.00 a lot. I’ll deal. Cleared and level
Hi, Viz. That really is going to depend on your local laws and any possible restrictions related to the land, as well as the best size to make the new lots appealing to builders and home owners in your local market. You should get in touch with local real estate experts in your market, like a surveyor, attorney or real estate agent with lot and land expertise to help you better understand the local regulations and the most marketable lot sizes for your subdivision plans. Good luck!
Two things I liked about this site was the fact that users are able to include YouTube videos with each listing AND link to outside websites (something I wish all listing websites would allow). Another unique feature is that FindMyRoof also allows visitors to click the “Flyer” button on each listing and generate a nice, printable version of each ad.
You’ll want as much money as you can make as quickly as you can get it – but developers play a longer and broader game.  Land you sell may become one small part of their land bank in your locality and, if you’ve signed the wrong deal, you may find they never get planning permission for your land because they choose to promote one of their other local sites which looks an easier consent to win.
This is fraught with problems due to human fallibility. As long as you and your neighbor(s) get along great, everything’s fine, but there are about a million ways for it to go wrong. If he get’s pissed off at you, your water goes off. If he dies and stops paying the electric (pump) bill, your water goes off. If he decides to fill his private lake and uses up all the water, your water goes off. What if it was originally his well, you move in, then a month later says the well has to be redone – are you paying for half of his expenses enough though you just got there? If you refuse, your water goes off. The possibilities go on and on… so keep it in mind.
Hi, Viz. That really is going to depend on your local laws and any possible restrictions related to the land, as well as the best size to make the new lots appealing to builders and home owners in your local market. You should get in touch with local real estate experts in your market, like a surveyor, attorney or real estate agent with lot and land expertise to help you better understand the local regulations and the most marketable lot sizes for your subdivision plans. Good luck!
Successfully subdividing your land into residential lots can have many benefits, including providing a landowner both increased profits and flexibility. If you are buying or already have a large parcel of land for sale, or even a home lot that has “extra” land area, you may wish to consider whether subdividing your land can help you maximize your real estate resources, something that many landowners are evaluating in the current market conditions.
Jonathan is passionate about helping people buy and sell land. He is an associate broker with Southeastern Land Group, LLC (SELG) and is the Responsible Broker for the company in Mississippi. Jonathan is an Accredited Land Consultant (ALC), working with Southeastern Land Group (AlaLandCo) since 2008, serving Alabama and Mississippi. He is a member of the Alabama and Mississippi chapters of the Realtor’s Land Institute (RLI), and is currently serving as Vice President of the Alabama Chapter. Jonathan specializes in marketing rural properties online, and is a contributor for LANDTHINK.com, writing articles focused on helping people buying and selling rural land.
Whether you’re selling your land yourself or with the help of a real estate professional, it’s important to ensure that you have all the necessary documents to complete the transaction. It’s highly recommended that you consult with an attorney to ensure that your contract includes all of the necessary information and to ensure that you aren’t missing any important documentation. If you plan on selling the land yourself, be sure to do your research to avoid complications during the sale process.
It depends on a number of factors, are you trying to find cash buyers for your land, what is your time frame to sell the land, and are you trying to get full market value for the property, and how much work do you want to do to sell it? Depending on your answer to those questions the method by which you decide to list and market the property is going to be different.
Pricing land can be trickier when compared to pricing a home.  Developed lots in communities may have a clear “market” price based on the recent sale of similar lots. Raw land, however, may have fewer “comparable” sales to use in determining your price. In addition, the price you ultimately can attract for a singular lot or undeveloped land can vary greatly depending on the buyer’s intended use of the property. For example, if a buyer feels that your acreage is appropriate for a high-end home development it likely will bring a higher price per acre than if a buyer only intends to build a single home on it.
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