To a shrewd investor, any asset of value is for sale, for the right price. Undeveloped land, also known as raw land, represents a real estate investment that is different from more traditional house and land deals. While undeveloped land sells for less than land that is ready to build on, or already includes viable structures, it can still turn a profit if you put care and thought into the sale process.

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.
I just purchased 5 acres in a rural setting for half the assessed value (the assessment seems a bit high) as an investment. The advice I’ve received to increase the value is have it surveyed, sub-divided into 2 lots, and get a perk test done for both lots. Does this make sense to you? What about others ways to increase the value, such as putting in a gravel drive, running electric, or wells? It has good road frontage, and utilities are at least at the corner of the property.
If a property doesn't pass this test, you could have a very difficult time building any type of dwelling on the property, so unless you're able to tap into the municipal sewer system (which will negate this issue altogether), be sure to give the county health department a call and ask them what is required to install a septic system (or connect to the local sewer) in your area. For a detailed overview of how a perc test works and how to verify the status of this issue, check out this blog post.
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.
Even if you’ve confirmed that there are no restrictions that forbid subdividing the land (or make it unfeasible), you and your experts also should research the local zoning, subdivision and development laws so that you can understand the layout and size limitations for your planned lots. Each county, city or other authority will have its own regulations that describe important items like current zoning requirements, minimum lot widths, setbacks (front, rear and side), buffers, building heights, required open space and other significant details that affect the size and layout of your lots.
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.
Especially when I'm buying vacant land out-of-state, my first line of business is to understand the topography of the property. There are many, many places around the world that have very unpredictable elevations, cliffs, mountains, valleys, ravines and more. In many cases, the topography of the land can have a huge impact on the build-ability of a property. For the same reasons you can't build a house on 90-degree cliff, you should be doing some preliminary research to find out where your property is located, and what the lay of the land is.
I recently had the opportunity to work with Grace Chang regarding the partial purchase of a note that I brokered to FNAC in 2015. Grace informed me, out of the blue, that FNAC would purchase an additional partial, or the full remaining balance, if my client was interested. I contacted my client and she was very pleased with the offers from FNAC. My client happily opted to sell an additional partial, and, thanks to Grace's knowledge and professionalism, the transaction was completed quickly. Grace Chang is a pleasure to work with!read more
If you intend to hold onto a property for any length of time, beware of a super high tax bill relative to the actual value of the property itself. I haven't run across this issue very often, but for various reasons, there are some properties that have some ridiculously high taxes in proportion to the property’s actual value (for example, if a $10,000 property has an annual tax bill of $2,000, THIS IS TOO HIGH). In my experience, I've found that a reasonable annual tax bill usually falls in the range of 1% – 4% of the property’s full market value.
Say, the property is going to cost you $150 per square foot to build and you expect a return on your investment at 10 percent. So, 1,000 square feet at $150 equals $150,000; which means you expect to get $15,000 back after your expenses, including management fees and debt service on the property, and some reserve. "Although in today's market, the return on investment is less than 10 percent and more like 6 percent. Calculate the most you are willing to pay the seller based on the outcome of your cost analysis," Veissi advises. Once you have done all of the analysis and appropriate planning, he says, you still need a contingency. You can think you have it nailed down and all of a sudden something crops up, unsettling your plans, he explains.
Once we have come to an agreement on the sale of your property, we will prepare a basic purchase agreement. Our typical process uses a very simple and easy to use digital-signature platform to save both the time and hassle of having to send mail back and forth. Agreements will gladly be mailed to you upon request, however most people prefer the speed and simplicity of our standard process..
My grandmother is thinking of selling me her lakefront parcel that has been sitting for 40 years. My wife and I have recently began to look into real-estate investment homes but think we might want to go this rout instead. My question is how you generally attract people out to land that is rural ( no airport within an hour rural)? And do you recommend any websites, companies, or law firms that can help us build a house on the site from scratch purchase laws. We are also looking into premade cabin homes.
Hi, Jane. Some of your situation will depend on local regulations (as always), but I would think you could handle this scenario by subdividing the 2 acres off as a building site but your son still keeps the land in his name. In other words, there likely is no need to transfer the property to you at all (unless you just wanted to do it that way). If he keeps title you also may avoid incurring unnecessary taxes, transfer fees and other transaction costs. Check with a local real estate attorney, and good luck!
From what I've seen, Oodle probably has the most streamlined process for posting a property for sale. You don't have to navigate through page-after-page of details to post a property. Property sellers can fill out one simple submission form to get their entire listing compiled and posted in a matter of seconds (and it's especially fast if you already have the listing information prepared and you're just copying it from another source).
If you are familiar with ANY of the situations listed above, you are not alone and we want to help. We invest in properties all over the United States and WE WANT TO MAKE AN OFFER ON YOUR PROPERTY. We are not real estate agents and we are not asking you to list your property with us; we want to buy your property now and we are prepared to pay cash for it.
Environmental issues. Contaminated land is what springs to mind when environmental issues are mentioned, but in this scenario, what is most likely are potential flooding or drainage problems. A history of flooding or waterlogging is clearly not going to be welcome news for a developer, but equally if the land has been used for potentially contaminative uses in the past or is near to sources of contamination, remember that remedying any actual contamination is costly and will significantly affect the value of the land. Any past surveys or reports that have been carried out should be to hand if required.
Disclaimer: The information published in this section is of a general nature only and does not consider your personal objectives, financial situation or particular needs. Where indicated, third parties have written and supplied the content and we are not responsible for it. We make no warranty as to the accuracy, completeness or reliability of the information, nor do we accept any liability or responsibility arising in any way from omissions or errors contained in the content. We do not recommend sponsored lenders or loan products and we cannot introduce you to sponsored lenders. We strongly recommend that you obtain independent advice before you act on the content.

"When you walk into a dealership you have a pretty good idea what you want to buy and what your budget is, whether it's $20,000 or $50,000," explains Veissi. "Some people walk out owning a car that they can't afford (and getting financing terms that are not favorable). Often that is because they bring emotion into the buy." In addition, you need to hire professionals with a good track record—an engineer, appraiser, realtor, and real estate attorney. You will avoid a lot of headaches once you start negations, he adds.
When you sell land by yourself, this is called a private sale. So, you will need to find a private buyer. It may help you to talk with local farmers if you are looking to sell raw land; farmers have all kinds of experience in purchasing land for their crops. If you are selling your land on your own without the aid of a real estate agent, this next section is for you.
I’m sure it could be done. I actually live in a subdivision that started exactly like how you’re describing back in the 70’s. I think it can be a pretty big speculative gamble unless you’re absolutely certain that there’s a huge demand for what you’re creating… but if you end up being right, you could easily make millions (depending on how big of a project you’re looking at).

Copyright © 2018 Leaf Group Ltd. Use of this website constitutes acceptance of the POCKETSENSE.COM Terms of Use and Privacy Policy. The material appearing on POCKETSENSE.COM is for informational and educational use only. It should not be used as a substitute for professional financial and/or investment advice. POCKETSENSE.COM does not endorse any of the products or services that are advertised on the website.


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.

Hi Chris, thanks for the comment. That’s a pretty subjective question (there are a lot of variables to consider), but I don’t see how it could hurt the value of your overall estate. The question is – what is the land actually worth? Is it worth more or less than $25K? One way to find out would be to follow the ideas in this blog post. As long as the property is worth substantially more than $25K (and assuming you actually want the additional land), it’s probably a worthwhile investment… but again – it’s impossible for me to tell you anything concrete without looking at everything (which I can’t really do).


Hello and thank you for this great topic. I have about 4 acres of land in on my residential property. My home is on the river with a dock etc and has about 1.5 acres itself. I have these 4 parcels of land that can be developed into residential properties yet I have no idea how to approach a developer. There is easy access to the main road and I have been told I could subdivide these plots and also provide river access via a trail running along the side of my house, that wouldn’t actually interfere with my main home at all. Should I simply put a sign up advertising these available lots or should I contact private home builders in the area. The home is in a highly sought after area where many would like to build homes. The previous owners told me they had been offered well over $1.6m for the lots but turned them down.(They were elderly and didn’t want to sell just the land). Any suggestions would be greatly welcomed! Thank you!
Comparables for land can be trickier than for home sales in your area. Although the assessor's valuation on your taxes can provide a starting point, consider factors like whether your property has utilities to the property line, views, zoning and any preapproved building plans to determine its worth. Location is always one of the most critical factors. In San Francisco's Pacific Heights area, for example, a buildable cul-de-sac lot of less than 4,000 square feet can sell for more than $9 million.

Hi Marie – I think it depends almost entirely on how much you paid when you bought it, and how much you can sell it for (with or without any improvements on it). Improvements will often improve a property’s value, but not always. You need to understand what the highest and best use of the property is and THEN you’ll be able to zero in on what the property may be able to sell for based on how it will be used.
  I have been meaning to write this review since April 2017 but we had been looking for a good solicitor for weeks for my mum. Me and my dad spent most the weeks trying to find a good solicitor and we finally found Paul Davis. All the staff at BHW are really friendly and hospitable and Paul Davis did a very good job with my mums litgation case. Would definitely recommend BHW especially Paul Davis.
This is a great article! I agree that there is a lot to take into consideration when investing in land. Most people fail to realize as well that investing in land is most time, if you find the right deal even better than buying properties already constructed on a piece of land. People also forget that there are many expenses involved in developing vacant land to be “usable”. All of the points made here are extremely important to consider and one should do extensive research before purchasing any property and ask yourself these 15 questions mentioned above before purchasing. I have done lots of research and have bought properties in the past, the best company/website in my opinion is http://www.cheaplands.com I have never seen deals like theirs in my real estate career.

Thanks so much for this article! I’ve run into a unique situation, where we found an amazing historic house that we’d like to restore, but it is currently listed as a vacant lot for sell with a shell house on it, rather than the house itself being listed. We know it’s not in a flood plain, the deed is unrestricted, and the home appears to have been lived in within the last 30 years so there is electric, heating, and plumbing. Any suggestions on potential issues we should be asking about before we jump in? We’ve never looked at land before, so we’re a bit overwhelmed by how much more complicated it appears to be vs buying a house.
Tenants. Informal arrangements with tenants can also pose a problem when it comes to selling. If you let any buildings to business tenants they should be on proper leases which are contracted out of the security of tenure provisions of the Landlord and Tenant Act 1954. Any residential tenants should be on Assured Shorthold Tenancies. For agricultural tenants, make sure they are on licences if appropriate or Farm Business Tenancies under the Agricultural Tenancies Act 1995. Bear in mind the long notice periods and that compensation may also be due for these tenants. Agricultural tenancies that were granted before 1 September 1995 are likely to have lifetime security of tenure and if they predate 12 July 1984, successors can also be named by the tenant so that up to three generations can farm the same land. Compensation will also be payable on termination for any tenant improvements to the land. Again, it will help to have all the paperwork accessible and to hand.
(function(){"use strict";function s(e){return"function"==typeof e||"object"==typeof e&&null!==e}function a(e){return"function"==typeof e}function l(e){X=e}function u(e){G=e}function c(){return function(){r.nextTick(p)}}function f(){var e=0,n=new ne(p),t=document.createTextNode("");return n.observe(t,{characterData:!0}),function(){t.data=e=++e%2}}function d(){var e=new MessageChannel;return e.port1.onmessage=p,function(){e.port2.postMessage(0)}}function h(){return function(){setTimeout(p,1)}}function p(){for(var e=0;et.length)&&(n=t.length),n-=e.length;var r=t.indexOf(e,n);return-1!==r&&r===n}),String.prototype.startsWith||(String.prototype.startsWith=function(e,n){return n=n||0,this.substr(n,e.length)===e}),String.prototype.trim||(String.prototype.trim=function(){return this.replace(/^[\s\uFEFF\xA0]+|[\s\uFEFF\xA0]+$/g,"")}),String.prototype.includes||(String.prototype.includes=function(e,n){"use strict";return"number"!=typeof n&&(n=0),!(n+e.length>this.length)&&-1!==this.indexOf(e,n)})},"./shared/require-global.js":function(e,n,t){e.exports=t("./shared/require-shim.js")},"./shared/require-shim.js":function(e,n,t){var r=t("./shared/errors.js"),i=(this.window,!1),o=null,s=null,a=new Promise(function(e,n){o=e,s=n}),l=function(e){if(!l.hasModule(e)){var n=new Error('Cannot find module "'+e+'"');throw n.code="MODULE_NOT_FOUND",n}return t("./"+e+".js")};l.loadChunk=function(e){return a.then(function(){return"main"==e?t.e("main").then(function(e){t("./main.js")}.bind(null,t))["catch"](t.oe):"dev"==e?Promise.all([t.e("main"),t.e("dev")]).then(function(e){t("./shared/dev.js")}.bind(null,t))["catch"](t.oe):"internal"==e?Promise.all([t.e("main"),t.e("internal"),t.e("qtext2"),t.e("dev")]).then(function(e){t("./internal.js")}.bind(null,t))["catch"](t.oe):"ads_manager"==e?Promise.all([t.e("main"),t.e("ads_manager")]).then(function(e){undefined,undefined,undefined,undefined,undefined,undefined,undefined,undefined,undefined,undefined,undefined,undefined}.bind(null,t))["catch"](t.oe):"publisher_dashboard"==e?t.e("publisher_dashboard").then(function(e){undefined,undefined}.bind(null,t))["catch"](t.oe):"content_widgets"==e?Promise.all([t.e("main"),t.e("content_widgets")]).then(function(e){t("./content_widgets.iframe.js")}.bind(null,t))["catch"](t.oe):void 0})},l.whenReady=function(e,n){Promise.all(window.webpackChunks.map(function(e){return l.loadChunk(e)})).then(function(){n()})},l.installPageProperties=function(e,n){window.Q.settings=e,window.Q.gating=n,i=!0,o()},l.assertPagePropertiesInstalled=function(){i||(s(),r.logJsError("installPageProperties","The install page properties promise was rejected in require-shim."))},l.prefetchAll=function(){t("./settings.js");Promise.all([t.e("main"),t.e("qtext2")]).then(function(){}.bind(null,t))["catch"](t.oe)},l.hasModule=function(e){return!!window.NODE_JS||t.m.hasOwnProperty("./"+e+".js")},l.execAll=function(){var e=Object.keys(t.m);try{for(var n=0;n=c?n():document.fonts.load(u(o,'"'+o.family+'"'),a).then(function(n){1<=n.length?e():setTimeout(t,25)},function(){n()})}t()});var w=new Promise(function(e,n){l=setTimeout(n,c)});Promise.race([w,m]).then(function(){clearTimeout(l),e(o)},function(){n(o)})}else t(function(){function t(){var n;(n=-1!=y&&-1!=g||-1!=y&&-1!=v||-1!=g&&-1!=v)&&((n=y!=g&&y!=v&&g!=v)||(null===f&&(n=/AppleWebKit\/([0-9]+)(?:\.([0-9]+))/.exec(window.navigator.userAgent),f=!!n&&(536>parseInt(n[1],10)||536===parseInt(n[1],10)&&11>=parseInt(n[2],10))),n=f&&(y==b&&g==b&&v==b||y==x&&g==x&&v==x||y==j&&g==j&&v==j)),n=!n),n&&(null!==_.parentNode&&_.parentNode.removeChild(_),clearTimeout(l),e(o))}function d(){if((new Date).getTime()-h>=c)null!==_.parentNode&&_.parentNode.removeChild(_),n(o);else{var e=document.hidden;!0!==e&&void 0!==e||(y=p.a.offsetWidth,g=m.a.offsetWidth,v=w.a.offsetWidth,t()),l=setTimeout(d,50)}}var p=new r(a),m=new r(a),w=new r(a),y=-1,g=-1,v=-1,b=-1,x=-1,j=-1,_=document.createElement("div");_.dir="ltr",i(p,u(o,"sans-serif")),i(m,u(o,"serif")),i(w,u(o,"monospace")),_.appendChild(p.a),_.appendChild(m.a),_.appendChild(w.a),document.body.appendChild(_),b=p.a.offsetWidth,x=m.a.offsetWidth,j=w.a.offsetWidth,d(),s(p,function(e){y=e,t()}),i(p,u(o,'"'+o.family+'",sans-serif')),s(m,function(e){g=e,t()}),i(m,u(o,'"'+o.family+'",serif')),s(w,function(e){v=e,t()}),i(w,u(o,'"'+o.family+'",monospace'))})})},void 0!==e?e.exports=a:(window.FontFaceObserver=a,window.FontFaceObserver.prototype.load=a.prototype.load)}()},"./third_party/tracekit.js":function(e,n){/**
My question is how does the land being full of trees affect the value? We received an estimate of clearing 1 acre of land of trees (logging plus stump removal & grinding) of $17K with a potential timber profit of $11k. It seems that my realtor is under the impression that the land is worth more because off all of the timber. In our opinion, it is worth less with all of the work plus out of pocket costs to clear for building.
Hi Chris, thanks for the comment. That’s a pretty subjective question (there are a lot of variables to consider), but I don’t see how it could hurt the value of your overall estate. The question is – what is the land actually worth? Is it worth more or less than $25K? One way to find out would be to follow the ideas in this blog post. As long as the property is worth substantially more than $25K (and assuming you actually want the additional land), it’s probably a worthwhile investment… but again – it’s impossible for me to tell you anything concrete without looking at everything (which I can’t really do).
Amazing and brilliant ideas and really thanks for sharing them, I will join a new property management company next month as sales manager and they have around 790 units for sale from villas to an Appartments and this field is so new to me and I know it will be a big challenge since the market is down and economic situation is not that much good, your ideas helps me a lot and would appreciate if you or any other would share another smart ideas of how to reach buyers and how to manage my team in my first month so I will take the lead
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.

Can you tell me how does the developer acquire and secure several acres surrounding the 1 acre he owns to expand his development. The problem is that the developer lacks financing and cant afford to acquire the adjacent land, yet he wants to prevent other parties from building on the adjacent land so as to ensure there is enough space to expand his development.
And I know what you mean about the assessed value – this number means almost nothing in my mind, because the county will usually peg this number as high as possible, because it allows them to charge more in tax revenue for the property. I think you can get it reassessed in many cases, but there usually aren’t any guarantees that your request will get traction, and the process isn’t necessarily fast or easy. It may be worth your while to call the local tax collector and just ask them how much the annual tax bill is – that should tell you pretty quickly what the obligation would be.
Hi, Jane. Some of your situation will depend on local regulations (as always), but I would think you could handle this scenario by subdividing the 2 acres off as a building site but your son still keeps the land in his name. In other words, there likely is no need to transfer the property to you at all (unless you just wanted to do it that way). If he keeps title you also may avoid incurring unnecessary taxes, transfer fees and other transaction costs. Check with a local real estate attorney, and good luck!
Buyers of undeveloped land will have fewer and less attractive financing options through banks than other real estate buyers will. Banks ask for large down payments on undeveloped land and don't offer interest rates as low as those available for new homes. As a result, finding a buyer for your land will be more difficult. If you can afford to offer your own financing, you will open the door to a larger pool of prospective buyers. Hire a lawyer or real estate agent with experience in seller-financed deals to lay out the terms for this type of sale.
Undeveloped land without significant zoning limitations is open to a variety of uses. Reach out to all types of buyers who might find the land appealing. This may include home builders, private individuals looking for land to build on, park or camp developers and environmental groups that want to keep the land undeveloped. Reach out to the owners of adjacent land to see if they want to add to their property. Advertise in different publications and websites, not just in local real estate magazines targeted at people looking for new homes.
Hi Rainie, if it were me, I’d be most concerned about the septic system (making sure the property passes the perc test, if it’s not located near a sewer system), making sure it’s not in a flood zone, and making sure the property is zoned properly for the type of house I want to build. Judging by the fact that there was a house on the property before, you probably won’t find many surprises here… but it’s always good to verify.
There may be some back and forth with the seller. You may offer a lower amount than the asking price and the seller in turn will counter with an offer higher than yours. The key is to head to the negotiations table with your well conducted research in hand. Don’t waste time playing games or questioning the seller’s integrity, warns King. "If you educate yourself about the market, you can determine if an offer is a good deal or not. You won’t get taken for a ride."
If you have created a land contract, you’ll also need a memorandum of land contract. This is, essentially, an abbreviated legal document that references the main contract created. This simply serves as a public notice that the buyer is interested in the property without you and the buyer having to disclose and record the entire land contract. Because the deed of the property will not be filed until you’ve received full payment on the purchase price indicated in the contract, this memorandum will be filed with the county and the city to serve as a record that the buyer is interested in the property.

Hi Chris, thanks for the comment. That’s a pretty subjective question (there are a lot of variables to consider), but I don’t see how it could hurt the value of your overall estate. The question is – what is the land actually worth? Is it worth more or less than $25K? One way to find out would be to follow the ideas in this blog post. As long as the property is worth substantially more than $25K (and assuming you actually want the additional land), it’s probably a worthwhile investment… but again – it’s impossible for me to tell you anything concrete without looking at everything (which I can’t really do).


Technorati Tags: Couple Of Minutes, Investment Purposes, land buyers, land buyers california, land buyers colorado, land buyers florida, land buyers new mexico, land buyers north carolina, land buyers texas, land buying, land buying arizona, land selling, Long Term Investment, Lot, lot sales, Money, Nbsp, Property Information, Property Ownership, Raw Land, raw land buyers, Real Estate Firm, Realtors, sell land, sell my land, sell my land for cash, sell my lot, sell my vacant land, Submit Online, Time And Circumstance, Unwanted Land, vacant land buyers, who buys land, who buys lots
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.
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
My husband and I have a lot of land that we don’t need, so we have decided that we should sell it. We are very busy with work and our family, so I like the idea of selling it in a way that won’t take a lot of time. I like the idea you give of auctioning off the land because we will be able to find people that are wanting to buy real estate quickly. I imagine that it would be a good idea to look for a real estate company to help us do this so that it all goes smoothly. Thanks for the idea!
×