We own about 4 acres with a house on it and a land locked property adjacent to ours is for sale. The owner came by to offer it to us for that reason. It is a 17 acre raw piece of land with a creek and cliffs really is a beautiful property. The town values it at 18K with annual taxes of about $600. He wants 25K for it and has owned it for about 50 years. The value to us is as a private wild life refuge which we could hike and camp. It’s in the Hudson Valley and close to transportation to NYC. We plan to be in our home for at least another 15 to 20 years. Would this add any value to our home or be an asset at the time we sell our home?

I am considering buying a quarter acre, to build a house for my retirement in a few years. I have never bought land before but it is in an area that will definitely increase in value over the next few years so I want to lock it down now and build the house I want later, rather than purchase a home and make payments in addition to my current home. Thanks for the tips on how to assess, my question is whether I should use a realtor and/or get a property appraisal. I will probably pay cash for the land. Thanks much!


As for what type of land can be used for horses – you’d probably have to call your county or municipality planning & zoning office and ask them what the zoning would have to be for this particular use. Once you know the answer, it’s pretty easy to generate a list of these land owners with a service like AgentPro247 (as I describe in this blog post). You could then send out a direct mail campaign and try to find deals on this type of property (at least, that’s why I would try to do if it were me).

Always offer to ‘show’ the property to prospective buyers. It’s an obvious step for home sales, but some people neglect it for land sales because they believe there isn’t a lot to really show. That’s the difference between a strong seller and a poor one. To be a successful salesperson, you’re always selling. You want to show the buyer the property lines, and then, lead them out to see the neighborhood, local businesses and other aspects that could seal the deal.
The gross value figure per acre that the land is worth once it has planning consent in your locality.  This is normally referred to as ‘the headline price.’  Developers generally make deductions of up to 10-15% to the headline price to cover the costs of their efforts to secure consent.  It’s very rare indeed for a developer to offer a landowner 100% of the headline price!
Hi Noam – I don’t check them all, every time. Many of the issues can be immediately ignored based on where the property is located, it’s size, and what it would most likely be used for, etc. For example – if a property is in a mountainous region, flooding will almost never be an issue. If the property isn’t ideally suited for building, then utilities and septic don’t matter. You get the idea.
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).
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

The last option is to call a company like mine and field an offer. We will do all the research and make an offer (typically below market value so we can make money) and pay all the fees. If you are looking for quick and easy this option might work for you. Try it on your own first though as it's a fun process and you'll exercise a bunch of brain muscles in new ways. Good luck and feel free to contact me with your questions for a free 20-minute land coaching consultation.

Selling land is usually a more complicated process than selling improved property. When you sell a property with a building, its use and value is established by the building on it. Before buying unimproved land, most buyers want to investigate what they can do with it to determine what it's worth. At the same time, the buyer pool for land is usually smaller than the buyer pool for improved property. With this in mind, selling land quickly requires unique strategies.
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If you want to investigate the situation on your property, you could always order an environmental report. They can either do a high-level look at it (without doing any soil sampling), or they can drill soil borings to verify if there are any chemicals in the soil (which of course, will cost more). I’m guessing you could find out more on whether or not it’s an issue to be concerned about with a quick phone conversation.
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.
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I really appreciate your posting this blog subject. I would ask the neighbors and previous owners what they know. If applicable, go to the Planning and/or Building Department and find out what permits have been issued for that parcel in the past. You might get an indication of what waste products might be on the property. You should also contact your state’s department of the interior or forestry department to see if there are any endangered species, plant or animal, located on the property. Contact the Sheriff’s department to see if there have been any reports of drug manufacturing on the property. If they don’t know, they may be able to direct you to the correct authority. Not all drug manufacturers use stick built houses to do their business (trailers and vans). Also, if there is a stream or creek on the property, you should investigate what is up stream from your property; like a turkey or hog farm or dairy. These may affect the water in the creek upstream, but they may also smell bad coming from the prevailing wind direction. Ask the neighbors.

This is fraught with problems due to human fallibility. As long as you and your neighbor(s) get along great, everything’s fine, but there are about a million ways for it to go wrong. If he get’s pissed off at you, your water goes off. If he dies and stops paying the electric (pump) bill, your water goes off. If he decides to fill his private lake and uses up all the water, your water goes off. What if it was originally his well, you move in, then a month later says the well has to be redone – are you paying for half of his expenses enough though you just got there? If you refuse, your water goes off. The possibilities go on and on… so keep it in mind.
While often unpopular with locals, people who wish to cash in on their gardens get a lot of help from planning laws. According to Craig Noel of Strutt & Parker, it is becoming very difficult for planning authorities to resist applications to build houses in back gardens, thanks to one of the new planning guidelines, PPG3, which obliges houses to be built at higher densities in future.
Fortunately the lot is over 500 feet deep. The price reflects the known fact that the front erodes due to natural occurrence. I really love this lot but am scared that it might be too many loopholes and fees to deal with DEQ regulation because of the topography. Do you recommend walking away from this lot? It’s only $25000 and is less than 1/4 the cost of almost any other lot half its size anywhere else in the state.
Now I was reading about the 1450 sq ft build. A baby house maybe. I’d be more inclined toward a squad tent, (i have one 16X32 with a woodstove and 5000 kw generator and string of lights for sale. $3500.00 plus shipping and handling.), or a plains INDIAN Teepee which I also have for $2500.00 plus shipping and handling. Real Buffalo Robes, very soft and heavy, for $3500.00 a piece plus shipping and handling.
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.
A farmer may want to expand his or her land, and your 3-acre lot is perfect for grazing. If you have land that is in a residential area, your neighbor may want the opportunity to have a bigger property and will buy your land for premium since it is adjacent to their land. And these are people you probably know and trust, which makes the entire sales process more pleasant.

This website gives sellers the option of listing their properties on the MLS for a flat fee (without signing a contract with a real estate agent). Granted – this extra feature isn't free, but it's a nice little premium tool that isn't offered by most of the other platforms on this list – and considering what a HUGE additional audience the MLS represents, I thought it was worth pointing this out.
Thinking of selling your land? Whether you’re working with a real estate agent or selling your property on your own, there are certain documents that you’ll need in order to close the deal. While requirements may vary depending on your state, there are a few general documents that you’ll need in order to legally transfer your property to the buyer.
Just wanted to thank you for the help you provide to everyone here.I live in Europe and would like to buy a 2 acre to retired on a mobile or prefab cabin on it ,using the land as a small homestead but would you buy when you are not even in the states?I would use golook to check the property but Im scared or doing such a move.I found a 1acre owner finance and Im tempted.

We have been working with Land Century for almost a year now and have had a great experience! Land Century gets us more leads than any of our other marketing efforts. The people that contact us through their site are real and are interested in the land we are listing. Land Century has been easy to deal with and has always performed with integrity. We look forward to working with Land Century for many years to come!! Thanks Land Century!!

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.


My wife and I are thinking about selling our home and have been looking for tips to get it off the market quickly. I like that you suggest talking to building inspectors because they deal with large volumes of buyers on the market. Having connections is really important to get the word out so we might try talking to a few different real estate agents and contractors. Thanks for the help!

Hi Noam – I don’t check them all, every time. Many of the issues can be immediately ignored based on where the property is located, it’s size, and what it would most likely be used for, etc. For example – if a property is in a mountainous region, flooding will almost never be an issue. If the property isn’t ideally suited for building, then utilities and septic don’t matter. You get the idea.
Just like you'd stage a home, you want the vacant land to show at its best. A lot overgrown with weeds is going to look less desirable in the eyes of a potential buyer than a lot that's apparently cared-for. Professionally trim trees, mow grass, remove weeds and perhaps plant wildflowers to show the property at its best. Visit the property weekly – or hire someone to do so – to remove windblown trash, beer cans, fire rings or anything else that might detract from its curb appeal.

Pricing land can be trickier when compared to pricing a home.  Developed lots in communities may have a clear “market” price based on the recent sale of similar lots. Raw land, however, may have fewer “comparable” sales to use in determining your price. In addition, the price you ultimately can attract for a singular lot or undeveloped land can vary greatly depending on the buyer’s intended use of the property. For example, if a buyer feels that your acreage is appropriate for a high-end home development it likely will bring a higher price per acre than if a buyer only intends to build a single home on it.
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