Selling land is one of the most difficult real estate transactions to conclude. The seller must create an imaginary future for that land and market it to the appropriate buyers. This involves creative thinking on the part of the owner and the expense of illustrating the future use of the land in the form of flyers and brochures. Obtaining financing is difficult and requires the owner to be flexible on his price and terms if he wants to sell the land quickly.
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.

Maurice "Moe" Veissi, president elect of the National Association of Realtors says that the first step in negotiating a fair land deal is to make sure that it’s a clinical, not an emotional purchase. When it comes to a land purchase it is not unlike buying a car, he says. For example, would you purchase a new car without knowing what it is you want, what price are you willing to pay, and what the average purchase price is for the car you are eyeing?
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.
Your responses is truly encouraging. I am Construction Manager, starting out in development. I could really use your insight or how to begin. I want to build an resort, a place where families can come with all the amenities that you have to pay leaving the state of NY. With Executive suites for out of state executives. some rooms, some kitchenettes and E. Suites. Anyway, I found this great location, went to the town to see who owns the land. It is in a commercial area. I have a broker who will reach out to the owner for the sale. What would you suggest my next steps should be; get the property, get it survey, have a design prepared. I want to get investors on board. What would you suggest, I have for pitching my proposal to investors. I currently work with Architects, Engineers and they are willing to support me in this project. Just not sure what my next step should be. Any recommendations.

I’m learning the hard way about the hidden costs of buying empty land. Unless utilities are already there, it can be VERY expensive to run them from the street to the building site. For example, one parcel we looked at was about 1000′ feet off the main road where utilities are located. To run city water, gas, electricity, and cable could run anywhere from $10-100 per foot! Multiply that by 1000 and I better understand why developers say that they spend the same on running utilities as they do on the land. It may cause us to reevaluate our goals and possibly shift to buying a property that already has a rundown home on it.

I make a commitment to my clients when I become their exclusive agent. I never list a property I do not intend to sell. Until a property sells I spend all of my own money in marketing and showing a tract. Agents cannot stay in business if we do not make money. I tell people that my children like to eat every single day, so I give my best effort to selling their property. That is an arrangement that benefits both the seller and the agent.
If either of these things are inhibited, it wouldn’t be highly unlikely that the land can be secured in the way you describe. In a free market, the seller can (and usually will) sell to whoever is offering the best deal at the right time – so if the developer can’t be competitive in this way, it boils down to the old saying, “Beggars can’t be choosers”.
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.
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.
There are a lot of properties in the world that don’t have access to a municipal water supply (i.e. – city water). This isn't necessarily a problem, but it does mean you'll have to drill a well in order to access a clean water source beneath the surface. There are a few ways to determine whether or not you'll be able to do this but in most cases, if there are other buildings in the near vicinity (e.g. – homes or other dwellings built next door), this is usually a good indication that you won’t have any problems accessing water either.
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If the property is part of a Home Owner's Association (HOA) it will most likely have even more stringent restrictions in place to help maintain the “quality” and formality of their neighborhood. The idea is to keep any bizarre behavior OUT of the neighborhood (e.g. – cars in the front yard, lawns nobody takes care of, houses that look out-of-place or aren't built to code). 
Great article. This is actually the first time I am learning about all of this. I bought my first property (that I currently live in) in 2012 and I am interested in investing in more property and generating passive income. My question is, once the property is purchased how do you ensure that it sells? I’m assuming that the only way to generate income from vacant land is for someone to build property on your land. If there is no interest in that land it could possibly turn into a loss.
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.
On those notes, pay attention to who you’re likely buyer will be, and seek out those people. If the land is zoned for commercial businesses, make entrepreneurs and existing business owners your target audience. A real estate agent who is selling a flat property that gets a lot of sunshine may want to reach out to energy companies who are looking to build solar arrays.
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Its the perfect time to sell your land and develop. With the housing market on the up and the need for housing never more apparent, its greatly welcomed to find articles like this helpling the layman find his way through what can be considered a complicated process. http://www.richardhicksdevelopment.co.uk can advise on this process, help gain permissions and hold the land owners hand if needed. Happy to help if anyone needs further advice following this helpful article.
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