“I visited the property on Sunday and most of the lot was inundated with water. It is apparent that the soil is saturated for significant periods. Based on my observations, which are consistent with the available online data, it is my opinion that the lot is unbuildable since it does not meet the minimum New York State Dept. of Health (NYSDOH) requirements for the design of an onsite septic system. NYSDOH requires at least 12 inches of native useable soil above the high groundwater level and the septic system cannot be situated in a wetland. While NYSDOH has many other requirements to comply with, these two deficiencies cannot be addressed by any approvable design.
Additionally, the land contract should indicate how many payments will be made, their due dates, grace periods (if applicable), fees for late payments, and how the buyer should deliver each payment. Under a land contract, buyers are usually treated just like a property owner, and will be responsible for paying property taxes, insurance, and any utility bills associated with the land use.
I have a home on a lot that is large enough to be subdivided. I met with the city to discuss subdividing and they said that each lot needs a 20′ street frontage (currently I only have a 20′ street frontage. They said that I can subdivide if I put in a drive tract to the subdivided section. However, they would consider the drive tract a road and as a result I would need to remove an attached carport because the rules indicate that a house needs to be 20′ from a road. The only reason that I need the drive tract instead of a typical driveway was to create the 20′ street frontage.
If Mark has more than one piece of land to sell per week, or if he has exhausted his buyer’s list, he posts to Craigslist. “Craigslist is the 10th most trafficked website in the US,” he said. “We use a program called Posting Domination. I’m able to automate 124 postings a day, all at the click of a button. It’s unbelievable. So we sell everyday on Craigslist and we are building our buyer’s list everyday on Craigslist.”
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.
With marketing budgets cut due to economy, its hard to juggle getting the most bang for the buck. LANDFLIP has worked to put packages together to allow a small business to compete on the Internet with the big boys. But the most impressive thing has been the customer support after they get the money. Even though some areas may cost more, the customer service I am satisfied with greatly. Everything LANDFLIP discussed with me is very user friendly and generates leads.
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.
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!
If you need to find a buyer fast, our company is in the land buying business. If you've got time to wait for a few months, then get it posted on your standard online sites (don't underestimate Craigslist!) and consider hiring an agent. If that doesn't work out or you don't feel like waiting, we've got a network of buyers at Landmark Property Buyers.

I have an opportunity to buy 53 acres of recreational land. 9 of the acres is a pond and another 16 acres is CRP land. I was thinking about sub dividing these lots for a private campground. I currently own a single lot in a private campground about 70 acres and most lots are .18 ac that sells for $4000 each. I am looking to do the same as the owner did years ago, but with possibly my own piece of land. Without tipping off the owner on this opportunity, land for sale, what problems may I encounter, or unforseen costs will I run into?
If this process overwhelms you, consider hiring a land broker. A land broker will take a commission but they will handle all of the above for you. Hopefully they will price the property so that you make almost as much as you would have without hiring the land broker meanwhile it saves you a lot of time and hassle. I do not recommend working with a land broker who charges a flat upfront fee even if the property doesn't sell as there is no built-in incentive for them to sell the property. Keep on top of them and make sure they are doing their job. Unless the commission is hefty, a land broker isn't going to care as much about selling your land and may end up just listing it on their own website and letting it sit there forever. Communicate regularly with your land broker so your listing remains a priority for them even if it's just to get you off their back!
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.
I’m not the best person to answer that, because I’m not a lawyer and I know very little about what your rights are – but I imagine it could be difficult to prove much without a signed contract. That being said, I’ve heard that there are potential claims on the grounds of “squatters rights“. If you’ve lived at the property for 20 years, there may be something worth exploring here.

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.”
Jonathan is passionate about helping people buy and sell land. He is an associate broker with Southeastern Land Group, LLC (SELG) and is the Responsible Broker for the company in Mississippi. Jonathan is an Accredited Land Consultant (ALC), working with Southeastern Land Group (AlaLandCo) since 2008, serving Alabama and Mississippi. He is a member of the Alabama and Mississippi chapters of the Realtor’s Land Institute (RLI), and is currently serving as Vice President of the Alabama Chapter. Jonathan specializes in marketing rural properties online, and is a contributor for LANDTHINK.com, writing articles focused on helping people buying and selling rural land.
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.
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.
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.
2. The answer to this question depends entirely on the property, how much timber is on it, and how much money you can get from the sale of the timber. If you’re really lucky, you might even be able to sell the timber for more than you paid for the property itself (however, I would say this is more the exception than the rule). You might want to check out this article for some more insights if you haven’t already.
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.
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).
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.
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.

If you’re in a neighborhood where builders are particularly active, you may have already gotten a knock on the door or letter in mail asking if you’re interested in selling. Stanley says he receives many calls from sellers to bring his attention to a property as well. When it's the right kind of property, most builders are happy to make an offer on a home – often in cash – that makes the process simple, quick and free of commission paid to any real estate agents.
An open listing generally brings the same result to a landowner. If you engage several agents to help you sell your property, then no one is responsible for marketing and selling your property. By making it open to everyone, you essentially make it for no one. Why would an agent spend money advertising a property that they have no reasonable guarantee that will produce a return on their investment? When they do, sellers often get the impression that the agent has nothing to offer and is not effective. Good agents will not do that as a standard practice.
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.

Keep in mind, using the Wetlands Mapper and/or the Web Soil Survey is NOT the same thing as hiring a wetlands consultant and/or having the USACE do a delineation on your property (so realize, there are no guarantees with this approach). However, if you're just looking for an educated guess, both of these online tools can be used as a starting point.


If you really are looking for that sell my land fast solution you need to be prepared to also work the contacts that you have made yourself over the years. Make sure that you tell all those who you come in contact with both on a social or business level, that you have land for sale. They, in turn, may pass the word along. Networking is everything in this technological age and selling land online in no different.
Planning Consent. This will be needed before development is begun, but who obtains it is a question for landowners. Embarking on the planning process at your own risk can pay off, but it is a gamble and we recommend that you speak to either a surveyor, a planning consultant or a planning officer at your local authority to get an idea as to whether or not an application for consent for development would be successful. Many such applications will go to appeal. Is the planning consent you obtain going to be the one developers need? This is why many landowners enter into promotion agreements or conditional contracts which oblige others to apply for planning, as they often have a greater chance of success on the right terms. Be aware though, that extensive price negotiations can take place once planning consent is obtained, and the actual net development area can be calculated. This will take into account any ‘extra’ costs such as wildlife surveys or ground investigations that are required as a result of the planning conditions.
If an application is turned down, it is usually because access to the site is difficult or it adjoins a main road. The ideal building site has frontage on an existing road. As little as 30 ft to the side of your house can provide enough land for a new house, although permission is more likely to be given on tight plots if existing houses in the street are closely packed.

Your buyer profile can depend on what type of property you are selling, whether the land has been developed already, its location and market conditions, among other criteria.  Is your likely buyer an individual looking for a lot for a new home? Or is your buyer going to be a builder or developer looking for land for their next project?  Or is your buyer some combination of those, or someone different altogether? There may be different buyers for finished lots, rural acreage or a parcel of suburban land in a thriving new home market.
×