But do not — and I repeat — do not try selling directly to a developer/builder. These folks, when dealing directly with a property seller, will base their typically lowball offers on a “fair market value” determined by appraisers they hire, who are typically agenda-led cronies. Such offers will almost certainly not take into account the recent increase in land values that all this upscale multi-tenant development is creating.


The best place to list free classified ads these days is craigslist.org and backpage.com These are simple no-nonsense interface sites where you can list the property price, description and add images. The big drawback is you have to continue to edit and update your listing to stay on top of the listing system otherwise it will be more difficult for buyers to find you. You can learn more about how to do this through basic Google searches.
Land Agents have Expertise: True land professionals know how to price and market properties effectively. Any agent you are hiring should be able to clearly articulate their strategy for selling your property. A good agent will employ multiple prongs for engaging prospective buyers, including advertising in print media (when appropriate), on the internet in key places people look for your type of property, and other avenues such as signage or word-of-mouth. Good agents have a proven formula for attracting the attention of quality buyers. I have my own multi-point system that I use for each listing that generates results.
I like the suggestion to send out neighbor letters to the surrounding property owners. That is a great way to get the word out that you are selling your land. When I went to sell my land, I made sure to tell my neighbors or post of social media and every other platform in order to allow more people to see that my lot was for sale. I ended up way over my original price and with a good buyer that built his family a home there.
Sell your land to a speculative investor. Many areas have investors that will buy just about anything as long as it is cheap enough. These investors can close quickly, but will frequently offer you a very low price for your land. That's how they're able to move so fast -- they're getting a great deal. Investors usually won't require you to finance the land for them.
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.
No matter whether the thought has occurred that I want to sell my land online, or you are open to selling it any way you can, be sure to take the time to make sure the land  is clean, and have any debris removed. Do some basic landscaping to make the land look more appealing. If you wanted to buy land yourself and it looked unkempt or overgrown you would most likely have second thoughts about that particular parcel, the same will be for those interested in the land you want to sell fast.
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.
And last but not least, you can advertise it for sale online. Three sites that I recommend, especially if you need to sell your land fast, are Bid4Assets.com, eBay, and Craigslist.org. The internet should be your medium of choice for those of you who are selling land that is located in very secluded and isolated areas of the country, far removed from civilization, since there won’t be any people nearby to see your “for sale” sign.

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.


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.


Honestly, since you’re the buyer, there’s no real reason not to use a realtor (because they’ll take their money from the seller, not you). I’d just be sure to get one who knows their stuff (i.e. – make sure they have some level of experience dealing with vacant land, as it’s a whole different animal than what most realtors are used to dealing with).

This whole subject always fascinates me, because it’s a pretty difficult question to answer. Even most appraisers don’t really know what they’re talking about when it comes to valuing land… a vacant lot’s true value is usually a very elusive number to nail down. You may want to see this blog post for more details on how I look at it: https://retipster.com/valueofland
Your potential buyer needs to see more than just the words you use to describe the land. They also need to visually connect with the property via high quality maps and pictures of the parcel and surrounding area. You don't need to have 50 pictures but you do need at least five or so to give the buyer an idea of the terrain, soil and views as well as the road of where they would access the land. You should include a plat map (call the county for a copy), general area map (I like to use Google Earth for maps) and a topographic map is always helpful as well. You can always contact a local surveyor if you need help preparing the maps and getting the GPS coordinates.
You will need to advertise an email address and phone number for people to contact you so you can field additional questions about the property. Most often, people will want to know if the property is free and clear of any liens or encumbrances including back taxes. They will want to know if there are any other closing costs, Home Owner Association Fees and other details regarding the property. Always be direct when dealing with your customers. If you don't know the answer simply say you don't know and that you'll find out or direct them to the appropriate resource. Typically a surveyor or the local county can help them with what they are looking for.
Once we have completed our title examination and have established that there is clear title to the property, we will coordinate with you to set up closing. A title professional will prepare the necessary documents for you to sign, notarize, and return to them. Once the signed and notarized documents are received, the agreed upon funds are distributed and you get paid! Our process is simple, straightforward, and typically takes about 2-4 weeks to complete.
Gerard Coutts is a project management and development strategist who brings together landowners, developers, investors and industry professionals to maximise the potential of a subdivision opportunity. He says the first step for the vendor is to determine whether their property lies within the Urban Growth Boundary (UGB) – those areas designated for higher density living.
No matter whether the thought has occurred that I want to sell my land online, or you are open to selling it any way you can, be sure to take the time to make sure the land  is clean, and have any debris removed. Do some basic landscaping to make the land look more appealing. If you wanted to buy land yourself and it looked unkempt or overgrown you would most likely have second thoughts about that particular parcel, the same will be for those interested in the land you want to sell fast.
In order to determine the right buyer for your land, look at the highest and best use to determine where to start placing ads. If it is country land that is perfect for hunting, look for local outdoor forums and clubs to advertise your land. If it is a good home site, a land broker or traditional real estate agent may be best. You can also contact the neighbors, who may be interested in extending their property.
Very good question, Trevor. We plan to do a blog article on this subject soon. You are pretty much on the mark with your example of 25% of the final to-be-built home’s value as a rough guide to a lot’s value. You’ll see that some markets use different valuations (even within the same city or region), but in many markets an estimation of the value of the lot generally can range from around 20% of the home value (for more rural or lower price point homes) up to around 30% or more (often for higher end communities or for urban/infill areas with less lot supply and higher home prices). Of course for some lots/properties these rules simply don’t apply, like oceanfront lots or land with other unique characteristics.
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!
Settle on a price that is acceptable to both parties. But don’t exceed the price you initially set as your maximum amount to pay. No property is worth paying more than you can afford. "Decide what a transaction is worth to you. A property may be worth more in value to you than the actual appraisal. Take the emotion out of it and deal with it in terms of dollars and sense," confers King. And, "don't be afraid to walk away from a deal, just do so with a handshake and a smile and do not burn that bridge."

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.

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 agree with Ellen Chung, finding the right type of buyer to target is very important. Also, you should consider the amount of time you have to sell the land. If you are short on time due to back taxes owed or other financial obligations, your best bet may be to talk to a vacant land investor. You will not get the full market price for your property, but the typically can pay cash and close quickly.
On the surface, it seems like such a simple creature – but there can be A LOT of potential problems lurking beneath the surface of any piece of land. I wouldn't necessarily say all these issues are common, but the fact is – any one of these things could potentially be a deal killer if not addressed properly. When you take it all into consideration, it adds up to a sizable list of things that ought to be investigated as part of your due diligence process.
If you are dealing with a single lot being subdivided into two or three residential lots, you may be able to handle this by working with a few real estate professionals that will help you in the process. Be thorough during your due diligence and planning so you can evaluate whether subdividing is feasible and makes financial sense. (More on this in a minute.)

Unfortunately, I owe $4000 in back taxes on the 2 acres. Most of the $4,000 owed is mostly penalty fees, since the annual tax on the 2 acres is $300 yr. My home on the 5 acres is valued at $500,000 and the 2 acres is valued at $14,000. If I pay the past due tax fees and penalties on the 2 acres, and have both properties joined, will the value of my home increase since it will be on 7 acres instead of 5 acres. And if so, will my homes value only increase by the value of the 2 acres ($14,000) for a total of $514,000? Also, the 2 acres is land locked and on a steep hill. Thank you in advance for your help.
Here is an example of the kind of sites that I prefer: landandfarm.com Although these sites are not free, they charge no more than $40 a month for a basic listing package which is actually cheaper than eBay and tends to fetch higher prices as eBay buyers are typically deal hunters. These sites have easy to fill out forms requesting all the basic information a buyer will want to know prior to acquiring the land. They have easy features for uploading pictures and inputting maps. Don't expect the property to sell within the first month. However you should get some inquiries that first month and if you don't you will want to edit and adjust your advertisement or switch aggregator sites. Once you have a link to the property you can start sharing it on social media sites like Facebook and Twitter. You just never know if a friend of a friend might be in the market for your property.

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.
You have to be careful, however, that the access road you create cannot also be used for subsequent developments in neighbours' gardens. Otherwise the developer, having bought your garden, will knock on your neighbours' doors and buy several back gardens. If this happens, Mr Noel said: "The access road beside your house, which you thought was only going to be used by a couple with one invalid carriage suddenly becomes the way into a development of 30 homes."
Get your title sorted. This may seem obvious, but title issues will deter developers and delay sales. Unregistered land, missing documents, restrictive covenants, boundary problems, lack of easements, or rights of access or rights of way- these can all be resolved but it is better to address the issue early and ensure the title is good and marketable. Does your land have direct access to the adopted highway? This is one of the key things developers look for.
Negotiating:  A good agent can help you navigate the negotiation process and give you perspective on what to offer and what to accept in order to help you reach an agreement with a potential buyer. Negotiations are often tense and can become emotional. The agent serves as the go-between, and is paid to defuse and diffuse the negotiating process. A man that I showed land to last week, was planning to sell a property he owned and do a 1031 exchange into a property I have listed. He told me about a cash offer on his tract that was “as good as in the bank” for about $350,000. One of the owners that adjoined this man’s property had made the offer about a month before he came to see my tract. His adjoining owner called back yesterday and dropped his offer from $350,000 to $315,000. Had I been his agent, I would have advised him when the offer came in to go ahead and accept it. His delay in accepting the offer probably knocked him out of buying my listing which he liked a lot.
 Great Job John Cooper! I recommend that you do your research, talk with your accountant and if it’s the right process for you this is a great company to work with. You will help each other in the process to make it happen. When all the work is finished the funds are immediate! John Cooper was the Loan Acquisition Officer I worked with and I certainly would again. Perfect!read more

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.

Hi Seth – very helpful blog indeed. I have recently been given the opportunity to buy the 6-acre wooded lot, zoned residential, that adjoins my already-owned 3-acre lot for $64k. I know the terrain of the 6-acres quite well as I’ve had to chase my dogs all through it when they get loose. On the back end is a power line right-of-way, so certainly nothing will be built behind it. It does have a site cleared for up to a 4-bedroom home, a “proposed” well location, and although the site will not perk, the seller has an off-site discharge permit issued from the Virginia Department of Environmental Quality for a sewage disposal system. The owner will finance, with $998 down payment and $688/mo for 10 years, but that comes out to a LOT of money for 6 acres so I would likely come up with 40 percent down on my own, and pay off the rest with a personal, lower-interest loan. My concerns when it comes to land, especially as an investment: would the monthly payment for the land not be better spent to pay down my existing mortgage? Or, would the monthly payment for the land not be better invested in something with a higher rate of return? Of course, from a diversification standpoint the land may make perfect sense. I live (and the land is located) in an area mid-way between Washington, DC and Richmond, VA – – – an area that is growing like mad. I have a tough time believing that in the 15 years I have left until I retire I would LOSE money on the investment. And unlike a 401k or an IRA, which can disappear overnight should an economy tank, land will never be totally worthless. I would not actually DO anything with the land (aside from perhaps harvesting some firewood) other than to HOLD it for 15 years until I retire and leave this area.
If you are dealing with a single lot being subdivided into two or three residential lots, you may be able to handle this by working with a few real estate professionals that will help you in the process. Be thorough during your due diligence and planning so you can evaluate whether subdividing is feasible and makes financial sense. (More on this in a minute.)
Do you know if the developer had a local brokerage do the sales for the project you mention? You might want to contact the developer, but I'd also suggest you speak with a Realtor first to get a market analysis for the value of your property. Then decide if you want to put your property on the market or if you want to explore contacting either the developer or the owners of properties adjoining yours to see if there is interest.
Even though you hope to sell that land fast or to sell that land online you will still want to ensure that you have a sign or two made and placed in a prominent spot on the land in question. This way anyone driving past the land will be able to see that the property is for sale and can get a hold of you in the easiest way possible. This especially true when you want to sell land by owner as you may not have to ability to reach as many potential buyers as a property listed in the Real Estate databases, you need to in effect create your own marketing and having a sign will help to advertise when you want to sell land fast.
And consider that the developer may not really “need” your property, and may just be looking into options for improving the entrance to the community. It’s worth noting that a more beautifully landscaped or designed community entrance adjacent to your 10 acre property could increase your property’s value. Also, building a friendly relationship with the developer may lead to a buyer for your property in the future.
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." 

  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.


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.
Land Requires Different Sales Techniques – A home has a kitchen, bathrooms and a façade that can be visual and photogenic. You can hold an Open House for a home and walk a buyer through each room to help make the sale. Buyers can easily visualize themselves in – and fall in love with – the built home. It’s just not the same for vacant residential lots and land.
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