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.


Very interesting read. I am looking at some desert land in both NV and AZ. They are between 40-80 acres each. My budget seems to afford places that either have an old well, or power at the lot line, but not both. Which utility do you feel is initially more critical to have of the two? I know adding a solar system or having power brought in is very cost prohibitive, so my thought was to go with the power on the lot. I figured I could always have water trucked in and stored in a tank since the properties are easily 2WD road accessible. I figure that buying property with an old well may be worthless and not worth the price increase of the property. And I have been reading that drilling a well is a gamble. Thanks in advance for some insight.
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.
Hi Dave, thanks for stopping by. You’re right – it’s very hard for me to give you any concrete opinion on this (because there are a lot of factors to weigh with any piece of vacant land). I’d say if you’ve looked at all the potential downsides and established that there won’t be any issues from that end… and if you’ve got a fairly decent idea as to what the property is currently worth (and you’re buying it for a price that is significantly BELOW that number), then sure – there probably is a fair chance that you can make money on it.
If, for whatever reason, you don’t want to use Craigslist, another option is Facebook. Mark said, “right now, people are selling all day long on buy/sell groups on Facebook.” However, these are not the typical real estate buy/sell groups. “They’re going to Craigslist buy/sell groups, recreational vehicles buy/sell groups, hunting buy/sell groups, or fishing buy/sell groups.”
Particularly in popular neighborhoods and areas where undeveloped space is limited, purchasing existing property for the sole purpose of building a new structure on the land is fairly common. In many cases, developers and building companies will redevelop multiple properties in a neighborhood, knowing buyers will eat up new, bigger homes where midcentury ranch houses once stood.

Hi Eric – that’s a good question. I haven’t done much work in that part of the country, but I know that (as you mentioned) there are workarounds for both water and power IF you’re willing to pay for it. I guess it’s just a matter of understanding which one would be more expensive to sustain over the long term, and then you’ll have your answer as to which utility is more important.
If, for whatever reason, you don’t want to use Craigslist, another option is Facebook. Mark said, “right now, people are selling all day long on buy/sell groups on Facebook.” However, these are not the typical real estate buy/sell groups. “They’re going to Craigslist buy/sell groups, recreational vehicles buy/sell groups, hunting buy/sell groups, or fishing buy/sell groups.”
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).
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.
Salespider.com is a free social network designed to help small to midsize businesses expand their networks, connect with contracting and supplier opportunities, post free classified ads and gain free access to sales leads and business opportunities. It's supposedly one of the largest free social network for business owners and includes free sales leads and prospect lists, free classified ads, free business directory, and free business forums.
To appeal to the widest range of buyers, you might want to make some updates, freshen up the yard and stage a few of the rooms. But you’ve seen properties in your neighborhood bought up by builders and demolished for new houses to be built. Maybe selling your home as a teardown would save you the effort of fixing it up, while getting you into your next house sooner.
If you're a rental property owner, I can't think of any good reason not to use this site, especially considering the software is free for the landlord (any fees are covered by the applicants and tenants). It's definitely not the right fit for every real estate professional since it's only intended for landlords and tenants, but if you fit that profile, you owe it to yourself to check this site out.
Even though Craigslist is clearly the winner in terms of traffic, it's not necessarily the most versatile medium. There are plenty of restrictions in place (like the inability to link to third-party websites and embed videos), however with the tools that are available – it's more than enough to inform buyers about what the property has to offer and drum up enough interest to generate some legitimate leads and sales.
If you have plenty of time and are not in a hurry to sell the property, and would like to do very little work I would suggest listing it with a broker. They will be able to create a listing for the property, answer phone call and emails, and handle the closing. The downside of this approach is comes at a price and you typically only get local exposure and most real estate agents who deal with both land and homes will most likely put more effort into selling their homes as the commissions are greater.
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
Curry encourages sellers not to position their home as a teardown because it narrows the market only to those looking to build new, when there might be other buyers who would be happy to renovate it. No need to touch an outdated kitchen or bathroom, since a renovating buyer will likely target those rooms for first projects, but a broken stair rail or damaged window should be fixed.
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The listings on Fizber are pretty basic, and like most of the sites on this list – they're geared towards properties with improvements. The site gets a respectable amount of traffic (given that it's focused solely on the real estate crowd), but it's not quite in the same ballpark as Zillow or Craigslist. Overall, it's not a bad option to work with, especially if you're interested in blasting your listings out to the MLS as well.
Something I appreciate about the property listing platform on this site is that you can enter in A LOT of deal-specific details that real estate investors are going to care about, as explained in this video (e.g. – costs associated with owning the property, cash flow details, zoning and uses, etc.). I also really liked the ticking time clock at the top of each listing, as it helps instill a sense of urgency/scarcity for anyone who wants to take advantage of the deal.
If you own a piece of land that you’re thinking about selling, you need to know how to sell your land the proper way and at the proper time in order to maximize your ROI. Land is one of the most significant investments that you can make in your lifetime. So, if you are thinking about selling your land, you need to be absolutely sure about your decision.
Great information.. l just acquired a parcel of land on the coast with a beautiful ocean view. The city says it can be broken into three or maybe four lots. It has all at street , water sewer, electricity, etc. for one lot., lm to old to fool with it and needed some ideas of how to market it , pre Estate sale. Your list gives me lots of ideas, where l had none. Thank you so much….

Rule #18: Before traveling to view a promising parcel, check the county assessor’s website using the parcel number. Some are VERY helpful, containing all sorts of information such as what areas are known for landslides, flooding, wetland/buffer areas, contamination, noxious weeds, etc. The sites also give past purchase pricing and tax information, and sometimes even if there’s been “issues” with the land (such as a previous owner building unapproved structures which they may have had to tear down, leaving a foundation for you to deal with).
I should have asked about the other improvements as a different, side question. The property, just under 2 hours from where we live, is close to a large lake, that I wouldn’t mind going to more often for fishing and boating. The thoughts were to, until the property is sold, provide a spot for our rv on long weekends, so having a access, water, electric, and even some type of a septic field would be ideal. A better question would be which of these improvements could we reasonably expect to recover when sold, keeping in mind the exact placement might not be where a new owner would want them.
When some people look at the prospect of owning land, they get wrapped up in the dream of property ownership. The idea of owning a large tract of property can seem very appealing, even if it is of no practical use to them. This kind of trap is especially easy for people to fall into with land because it's a low maintenance property and doesn't seem complicated (even though there are a lot of factors to consider).
Calculate all of the costs to bring the land up to the condition you would like. What is it going to cost you to build out the property? That is the cost of acquiring the land, the entitlement, the cost of construction of the land, the cost of marketing to people to build it up if it is a retail space, plus the cost it takes to secure any money (i.e., loans)? You also have to factor in a reserve for costs associated with things such as air conditioners, wall coverings, and so on, says Veissi. "Those things have a shelf life, so, they are going to take x amount of time before they need to be replaced." 

I am looking at a property in Spanish Fort, Alabama. The neighborhood development began prior to the 2008 crash and sat for years. A house has started being built on a lot in 2013. A crack formed in the foundation of the house, and a stop work was ordered by the city. At this point my thought was to buy the property, scrap the house (its still sitting in the beginning stages after 3 years) and start over. The property now has made a mess in the neighbors yard for a over two years. 1) can the run off problem be fixed (its a huge mess) 2) how can a person get copies of photos (topography) of the property before the development started by the builders? These copies would have been from around 2006. I heard seeing the natural lay of the land could be very important when deciding if this run off problem is fixable. Thanks you for any help you can offer. I am just fearful of purchasing a huge nightmare that can’t be fixed.

Use a title company if you are not familiar with deeds, deed conveyance and closing of real estate. I prefer First American Title and you can find them anywhere. They will handle the monies, title search, title policy, deed, recording of the deed and pro-rated taxes, etc. Fees will vary and you can certainly negotiate. Typically the seller pays for the title policy and the buyer pays for half of the escrow fees. You can always charge an extra recording fee to offset these expenses.
Arizona Texas Building Lots Couple Of Minutes Current Market Dramatic Examples 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 Parcels land selling Land Valuations Land Values Long Term Investment Lot lot sales Market Environment 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 Trulia Unscrupulous Operators Unwanted Land vacant land buyers who buys land who buys lots Zillow
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.
Seth, I can definitely see how internet marketing would be extremely useful when selling your property. My wife and I have been planning on selling our house in order to move to a much more family friendly neighborhood. I think that we should consider finding finding a real estate agent that could help us to sell it exactly according to our desired asking price.
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.
In the very least, your land contract should include the address of the property and a full legal description of the land. It should also include the down payment amount, purchase price, the number of payments that will be made, the monthly payment amounts, and any balloon payments that may be required. You may also consider creating and attaching an amortization schedule.
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.
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Although the process of selling land is less complex than selling a piece of property with a home, this is still a process that requires the help of a professional. Real estate laws vary from state to state, so it’s important to work with an experienced real estate attorney when selling your land. The help of a professional becomes even more important if you’re creating a land contract.
For most commercial properties, the best way to do this is by ordering a “Phase I Environmental Report” (many banks will automatically require this because it affects their collateral). This report will identify if there are any “Recognized Environmental Concerns” (RECs) on the property that you need to worry about. If you neglect to do any environmental due diligence, the liability for any existing environmental contamination on the property could ultimately fall on your shoulders – making it very difficult and expensive to sell the property in the future.
Thank you for the 50 creative ideas to sell your property fast. With how large social media has gotten there are now so many different ways to list your property so it’s seen. Craigslist, KSL, even Facebook to name a few and that’s not even including the list of sites specifically for selling a home. I think having your house up on multiple sites is a great way to get it noticed and sell fast.
To be honest, I actually had a hard time with this site at first. For some reason, it was automatically flag and removing all of my listings almost immediately after posting… which was a little problematic. I'm still not sure why it was doing this – but I'm guessing it was because my listings were all for vacant land, and these properties typically don't have a verifiable street address. That being said, if you can actually get your listings posted successfully – the ads do a good job of highlighting all the important details in a short amount of space.
Hi Steve…great article! In my village there is a 1.4 acre lot that is of interest to me, but I don’t want the whole thing. I am only looking at about a third of that. Problem is…the entire 1.4 lot is owned by our local school district and the administration building sits on the front part of it. The backside of the lot (the part I am interested in) is totally unused and mostly wooded. There is a very distinct treeline to where the lot could be divided. How difficult would it be acquire that piece of land behind the building…given it’s owned by the school district?
LANDFLIP is doing a superb job for my clients. I am a land broker in Alabama and I have been very impressed with the response I have gotten from advertising with LANDFLIP. The format of the property display is concise and informative...just what customers are looking for. I make sure all of my clients properties are displayed on LANDFLIP. A great product from great people.

We are India's fastest growing online real estate marketplace, Born out of the need to rearrange the look for a home, free of phony postings and interminable site visits, we made an unique property seek stage that filled the gaps left by others in the market. Led by passionate issue solvers, and supported by top investors from around the world, we are ready to wind up the most trusted set up to locate a home in India.
LANDFLIP is a beautifully designed website that is very user friendly. They've done a great job of providing users with high quality content and providing us with great exposure for our properties. Their customer service is superb and their backend interface is extremely easy to use. I only wish there were more websites like LANDFLIP to showcase our properties on.
If you truly are in a hot area, which it sounds, your land has already been researched and investigated and deemed not to be desirable to the surrounding developers. A one acre parcel in the realm of larger subdivisions going in is only desirable if it's IN THE WAY, or if your house is an eyesore that will affect the marketing of the bigger development (which I'm guessing your house is not an eyesore).

Double check ad data for any property you’re considering; they’re often full of mistakes – not necessarily misleading information, but it comes from laziness. What doesn’t help is that when a listing first gets posted, apparently nearly all real estate websites post it as their own without checking it for accuracy. For example, we’re considering a property that has multiple issues:
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!
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You also need to confirm that each of your planned lots will be properly serviced. Most homeowners expect to face a public road (with adequate frontage) and have water, sewer, power and other utilities available. So be sure to confirm both that typical utilities are available for your lots and that they will have the capacity to handle the load from any new homes that would be built on the subdivided lots. Do your research and have your surveyor locate water, sewer, gas, electricity and other utility lines and infrastructure on your plan.
Facebook is a website that needs no introduction. In addition to being the dominant player in social media today, it has also grown into a very active and effective place to buy and sell real estate. Whether you choose to post properties for sale in the Facebook Marketplace or in one or more a local “For Sale” Facebook Groups in your area – this social platform offers a TON of opportunity to get more exposure.
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!
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."
To appeal to the widest range of buyers, you might want to make some updates, freshen up the yard and stage a few of the rooms. But you’ve seen properties in your neighborhood bought up by builders and demolished for new houses to be built. Maybe selling your home as a teardown would save you the effort of fixing it up, while getting you into your next house sooner.
This question is out of my realm...but I'm curious why you decided that the current developer is not interested in your property? If his equipment is close... it might not be that hard to deal with your property. Since you already have a house on it, I can assume there's sewage, water, electricity, etc... So your land doesn't need to really be developed, but they could build something nice on it.
I might add that in some development-friendly communities, the city and developer might try to play the eminent domain (condemnation) card. Ostensibly, eminent domain should be used only in the exercise of public good such as a new highway or road widening, though some cities get away with it in dubious circumstances. Your agent should know whether this could be an issue. Such a scenario, as unlikely as it is, would probably force you to hire a lawyer to get a decent price.
Also note that many landowners think they “own” all of the land along the roadway in front of their property, but often that land along the existing pavement is owned by the local government or DOT as part of the public right-of-way. Mailboxes, landscaping, fences and walls often are built in the right-of-way, but will need to be removed or relocated for road improvements. Confirm with a survey where your property line actually ends along the right-of-way.
Calculate all of the costs to bring the land up to the condition you would like. What is it going to cost you to build out the property? That is the cost of acquiring the land, the entitlement, the cost of construction of the land, the cost of marketing to people to build it up if it is a retail space, plus the cost it takes to secure any money (i.e., loans)? You also have to factor in a reserve for costs associated with things such as air conditioners, wall coverings, and so on, says Veissi. "Those things have a shelf life, so, they are going to take x amount of time before they need to be replaced."
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.
That's tricky. It is not as easy to find a buyer for land as it is for a residence. Not all buyers have the resources or the vision to do a project like that. I would say try marketing to a builder that will put something on it, or try marketing to those that would like to build. First, and most important is location. What is in the area. Is it a highly sought after residential area, is it a commercial area. Know what your zoning is, and who this piece of property would appeal to. You have to have some kind of a vision for who it would suit in order to know who and where to market it.
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Know what the land is zoned for. From the beginning, you need to have a clear understanding of what this land is zoned for. You don’t want to discourage buyers by keeping them waiting until you have the answer, and you definitely don’t want to mislead a buyer with incorrect information. It’s better to be honest and then refer the buyer to information about changing land classifications and zoning exemptions.
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