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 I have never seen deals like theirs in my real estate career.
If you're planning to build a “dwelling” of any kind on your parcel of land, there is one issue that may seem insignificant at first glance, but it has the potential to make or break a land deal. It's called a “Perc Test” – and if you're dropping some serious coin on land in a rural area, this is an issue you'll want to be sure about before you sink your money into it.

!function(n,t){function r(e,n){return,n)}function i(e){return void 0===e}if(n){var o={},s=n.TraceKit,a=[].slice,l="?";o.noConflict=function(){return n.TraceKit=s,o},o.wrap=function(e){function n(){try{return e.apply(this,arguments)}catch(e){throw,e}}return n},{function e(e){l(),h.push(e)}function t(e){for(var n=h.length-1;n>=0;--n)h[n]===e&&h.splice(n,1)}function i(e,n){var t=null;if(!n||o.collectWindowErrors){for(var i in h)if(r(h,i))try{h[i].apply(null,[e].concat(,2)))}catch(e){t=e}if(t)throw t}}function s(e,n,t,r,s){var a=null;if(w)o.computeStackTrace.augmentStackTraceWithInitialElement(w,n,t,e),u();else if(s)a=o.computeStackTrace(s),i(a,!0);else{var l={url:n,line:t,column:r};l.func=o.computeStackTrace.guessFunctionName(l.url,l.line),l.context=o.computeStackTrace.gatherContext(l.url,l.line),a={mode:"onerror",message:e,stack:[l]},i(a,!0)}return!!f&&f.apply(this,arguments)}function l(){!0!==d&&(f=n.onerror,n.onerror=s,d=!0)}function u(){var e=w,n=p;p=null,w=null,m=null,i.apply(null,[e,!1].concat(n))}function c(e){if(w){if(m===e)return;u()}var t=o.computeStackTrace(e);throw w=t,m=e,,1),n.setTimeout(function(){m===e&&u()},t.incomplete?2e3:0),e}var f,d,h=[],p=null,m=null,w=null;return c.subscribe=e,c.unsubscribe=t,c}(),o.computeStackTrace=function(){function e(e){if(!o.remoteFetching)return"";try{var t=function(){try{return new n.XMLHttpRequest}catch(e){return new n.ActiveXObject("Microsoft.XMLHTTP")}},r=t();return"GET",e,!1),r.send(""),r.responseText}catch(e){return""}}function t(t){if("string"!=typeof t)return[];if(!r(j,t)){var i="",o="";try{o=n.document.domain}catch(e){}var s=/(.*)\:\/\/([^:\/]+)([:\d]*)\/{0,1}([\s\S]*)/.exec(t);s&&s[2]===o&&(i=e(t)),j[t]=i?i.split("\n"):[]}return j[t]}function s(e,n){var r,o=/function ([^(]*)\(([^)]*)\)/,s=/['"]?([0-9A-Za-z$_]+)['"]?\s*[:=]\s*(function|eval|new Function)/,a="",u=10,c=t(e);if(!c.length)return l;for(var f=0;f0?s:null}function u(e){return e.replace(/[\-\[\]{}()*+?.,\\\^$|#]/g,"\\$&")}function c(e){return u(e).replace("<","(?:<|<)").replace(">","(?:>|>)").replace("&","(?:&|&)").replace('"','(?:"|")').replace(/\s+/g,"\\s+")}function f(e,n){for(var r,i,o=0,s=n.length;or&&(i=s.exec(o[r]))?i.index:null}function h(e){if(!i(n&&n.document)){for(var t,r,o,s,a=[n.location.href],l=n.document.getElementsByTagName("script"),d=""+e,h=/^function(?:\s+([\w$]+))?\s*\(([\w\s,]*)\)\s*\{\s*(\S[\s\S]*\S)\s*\}\s*$/,p=/^function on([\w$]+)\s*\(event\)\s*\{\s*(\S[\s\S]*\S)\s*\}\s*$/,m=0;m]+)>|([^\)]+))\((.*)\))? in (.*):\s*$/i,o=n.split("\n"),l=[],u=0;u=0&&(g.line=v+x.substring(0,j).split("\n").length)}}}else if(o=d.exec(i[y])){var _=n.location.href.replace(/#.*$/,""),T=new RegExp(c(i[y+1])),E=f(T,[_]);g={url:_,func:"",args:[],line:E?E.line:o[1],column:null}}if(g){g.func||(g.func=s(g.url,g.line));var k=a(g.url,g.line),A=k?k[Math.floor(k.length/2)]:null;k&&A.replace(/^\s*/,"")===i[y+1].replace(/^\s*/,"")?g.context=k:g.context=[i[y+1]],h.push(g)}}return h.length?{mode:"multiline",,message:i[0],stack:h}:null}function y(e,n,t,r){var i={url:n,line:t};if(i.url&&i.line){e.incomplete=!1,i.func||(i.func=s(i.url,i.line)),i.context||(i.context=a(i.url,i.line));var o=/ '([^']+)' /.exec(r);if(o&&(i.column=d(o[1],i.url,i.line)),e.stack.length>0&&e.stack[0].url===i.url){if(e.stack[0].line===i.line)return!1;if(!e.stack[0].line&&e.stack[0].func===i.func)return e.stack[0].line=i.line,e.stack[0].context=i.context,!1}return e.stack.unshift(i),e.partial=!0,!0}return e.incomplete=!0,!1}function g(e,n){for(var t,r,i,a=/function\s+([_$a-zA-Z\xA0-\uFFFF][_$a-zA-Z0-9\xA0-\uFFFF]*)?\s*\(/i,u=[],c={},f=!1,p=g.caller;p&&!f;p=p.caller)if(p!==v&&p!{if(r={url:null,func:l,args:[],line:null,column:null},[1]),"undefined"==typeof r.func)try{r.func=t.input.substring(0,t.input.indexOf("{"))}catch(e){}if(i=h(p)){r.url=i.url,r.line=i.line,r.func===l&&(r.func=s(r.url,r.line));var m=/ '([^']+)' /.exec(e.message||e.description);m&&(r.column=d(m[1],i.url,i.line))}c[""+p]?f=!0:c[""+p]=!0,u.push(r)}n&&u.splice(0,n);var w={mode:"callers",,message:e.message,stack:u};return y(w,e.sourceURL||e.fileName,e.line||e.lineNumber,e.message||e.description),w}function v(e,n){var t=null;n=null==n?0:+n;try{if(t=m(e))return t}catch(e){if(x)throw e}try{if(t=p(e))return t}catch(e){if(x)throw e}try{if(t=w(e))return t}catch(e){if(x)throw e}try{if(t=g(e,n+1))return t}catch(e){if(x)throw e}return{mode:"failed"}}function b(e){e=1+(null==e?0:+e);try{throw new Error}catch(n){return v(n,e+1)}}var x=!1,j={};return v.augmentStackTraceWithInitialElement=y,v.guessFunctionName=s,v.gatherContext=a,v.ofCaller=b,v.getSource=t,v}(),o.extendToAsynchronousCallbacks=function(){var e=function(e){var t=n[e];n[e]=function(){var,n=e[0];return"function"==typeof n&&(e[0]=o.wrap(n)),t.apply?t.apply(this,e):t(e[0],e[1])}};e("setTimeout"),e("setInterval")},o.remoteFetching||(o.remoteFetching=!0),o.collectWindowErrors||(o.collectWindowErrors=!0),(!o.linesOfContext||o.linesOfContext<1)&&(o.linesOfContext=11),void 0!==e&&e.exports&&n.module!==e?e.exports=o:"function"==typeof define&&define.amd?define("TraceKit",[],o):n.TraceKit=o}}("undefined"!=typeof window?window:global)},"./webpack-loaders/expose-loader/index.js?require!./shared/require-global.js":function(e,n,t){(function(n){e.exports=n.require=t("./shared/require-global.js")}).call(n,t("../../../lib/node_modules/webpack/buildin/global.js"))}});
Thanks for the article Seth. Very informative. Vacant land is one of those types of property I’m coming across in my search for good deals on houses. I’ve been a little brave offering people a cash offer for their lot. Only to find out later the parcel has a myriad of challenges. (Most of which could be dealt with-time and money, but still not worth it). Thankfully nobody took the deals yet. I have learned a lot and gained more understanding. I am closer to getting raw land at a great price that is build-able! Articles like yours, helps guys like me, stay focused and saved from troubles! As we know the bigger the challenges and unknowns the higher the risk-and the payday. Tread carefully.
I was contacted by FNAC about acquiring the note on the house that I have been owner financing. The representative I dealt with was Terrell Wade. He explained everything to me and assured me there would be no cost to me for their company to get all the paperwork they needed to close this transaction. I was very pleased with his professionalism and courteous manner as he explained things to me and answered all my more is an independent, advertising-supported publisher and comparison service. Bankrate is compensated in exchange for featured placement of sponsored products and services, or your clicking on links posted on this website. This compensation may impact how, where and in what order products appear. does not include all companies or all available products.
I have a brokerage in Indiana, Kentucky, and Tennessee that focuses specifically in land, so what I have done is created a nationwide advertising service to attract more buyers. I advertise on several investor channels like CNBC, Bloomberg, Fox Business and then also channels watched by people interested in land and the outdoors like the Outdoor Channel. is an independent, advertising-supported publisher and comparison service. Bankrate is compensated in exchange for featured placement of sponsored products and services, or your clicking on links posted on this website. This compensation may impact how, where and in what order products appear. does not include all companies or all available products.
Prospective buyers for your undeveloped land are likely to have a multitude of questions. Prepare your information about the land ahead of time to be as informed and helpful as possible during the sale process. Buyers who anticipate building a home on the land will want to know about current or future access to public utilities and options for a septic system. Buyers more interested in recreational use will ask about zoning restrictions and seasonal weather conditions on the land. All types of buyers may have questions about nearby services, such as hospitals and commercial centers, as well as the quality of cellular reception on the land itself.

Mortgagee’s consent. If your land is subject to a legal charge you will require the lender’s consent to the sale. If you are selling off part of a larger parcel of charged land you will need to obtain a release. This might mean the renegotiation of your financial arrangements, which again, is sensibly addressed early in the transaction. Speak to your relationship manager and your solicitor.
A type of local council zoning covers every home in a suburb. This is a planning instruction that tells developers and planners what can be built on different parcels of land. For most houses, the zoning is low-density residential – this means that only houses can be built on this land. But in some areas, high-density zonings are more common, or even mixed-use zonings. And zoning can change, if the plans for your suburb change. When a piece of land moves from low-density to high-density zoning, it has increased in value for a developer.
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. 
Hello Elizabeth, thanks for posting. LandInvestors is a great place for you to start. It is an incredibly valuable tool for newcomers (and old-timers alike) to bounce ideas off other (like-minded) investors, ask questions, share concepts, etc. It’s a remarkably symbiotic community that everyone gets a lot out of. This forum-based site should be the first place you go with questions, and Jack, Jill, myself, and the rest of our staff are on there often helping in addition to our whole community. There is a wealth of free information about selling properties on the site. The Cash Flow from Land Program is also a place that fully covers selling your property. Feel free to email us if you have any questions.
In terms of an investment – I only buy land when I’m getting it for FAR below market value (which basically guarantees that I’ll be able to sell it some day for more than I paid for it)… and it doesn’t sound like that’s necessarily what’s happening here. If you think you’d be able to use it for something that would increase the overall value of your current property, then it may make sense… but if not, then it may not make the most sense from an investment standpoint.
Get Proper Tax Advice. This is an absolute, and again must be done early on in the procedure. Professional advice is needed to structure the transaction in the most tax efficient way, making the most of any reliefs and exemptions that may be available. Income Tax, Capital Gains Tax, Inheritance Tax, Value Added Tax and Stamp Duty Land Tax are all taxes which may need to be considered and planned. Many developers will want to certain that the seller has obtained professional tax advice before exchanging contracts.

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!
Hi Aracely – great question. You might want to contact the local planning and zoning department – ask them if you’re allowed to camp on the property and/or build whatever type of structure you’re planning to build. You’re right – most townships and cities (not the county necessarily) have different restrictions that come into play in different areas. You’ll probably find that the more rural areas have less and less restrictions, but generally speaking – you should always investigate, because some rules will most likely apply.
First, find experienced professional advisers. Arranging the deal yourself to avoid fees is almost certainly a false economy. An experienced agent, a solicitor and importantly, an accountant, are all essential before any sale negotiations are begun. Developers will have strict criteria for the land they wish to purchase in order to maximise their own profits, so obtaining the correct advice at the start will help ensure you can offer land for sale in the most appealing way to the developer and lucrative way for yourself.

LANDFLIP offers quality exposure for my company's rural real estate listings. It also provides an excellent avenue to search for land for our clients who are looking to buy. LANDFLIP is a great starting point for anyone who is looking to buy or sell land. Due to the national exposure and user-friendly website, I use LANDFLIP to help supplement my marketing campaign.
It’s an odd phenomenon, but believe it or not – there are thousands of properties all over the country that have no road access. They are surrounded on all sides by other private property – which (according to some) deems the land virtually useless. In a sense, these properties might as well be on the moon – because nobody can legally access the property.
We’re considering selling our 103-year-old home, which is located in a multi-use zone where condos and townhomes have been going up, changing the entire neighborhood landscape. We’ve been getting purchase inquiries from developers and are wondering if we should sell to them directly or through an agent. How do we assess a reasonable price? By the way, our home needs updates in electrical, plumbing, HVAC, paint, appliances and flooring.

FindMyRoof does a pretty decent job of putting together a nice listing that gives all the basic details in an easy-to-follow format. It's not a terribly complex process to create a listing, and the site doesn't draw in a huge amount of traffic – but it is a relatively targeted audience of real estate buyers, which may make the site worth your time and consideration.

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.
After identifying your likely buyers, try to think like them so you can focus your message to convey what they need to know about your property. Have information ready about schools, shopping and other nearby amenities. For developable land you can be prepared with zoning information and insight from local authorities about the location and capacity of water and sewer service. Each property is different, so customize your information for your situation and your targeted buyers.