Hi Debbie – that’s an interesting question… I’ve never heard of that one, but I suppose I can see why you might wonder. I’d have to imagine any harmful chemicals from a cemetery would be in extremely trace amounts (nothing like you’d expect from a gas station), but at the same time… I’m not an environmental professional, so I’m really not qualified to give my opinion on it.
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.
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.
Advice: One of the added benefits of hiring this agent is that they can advise you on much more than just the price of your land. A true professional will have a network of individuals that can help you with anything from tax planning to pond building. An experienced agent can tell you what is possible. They may know many things that can save or make you money during your transaction. Most of the time a good agent will help you net more money from selling your property than you can get on your own.
LandSaleListings is a great site to know about if you're trying to list and sell vacant land specifically. The site offers a few paid listing options, but it also allows users to post listings for free (with only one picture). It's not necessarily the most versatile or beautifully designed site on this list, but it's another valid option that doesn't cost anything and can potentially get your ad seen by a new audience.
You will need to advertise an email address and phone number for people to contact you so you can field additional questions about the property. Most often, people will want to know if the property is free and clear of any liens or encumbrances including back taxes. They will want to know if there are any other closing costs, Home Owner Association Fees and other details regarding the property. Always be direct when dealing with your customers. If you don't know the answer simply say you don't know and that you'll find out or direct them to the appropriate resource. Typically a surveyor or the local county can help them with what they are looking for.
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.
Hi Giselle – all of the properties I’ve bought have been SUPER cheap, so I’ve always just paid with cash. I have done plenty of seller financing when I’ve sold properties, but not so much when I’m buying. However, what you’re saying could certainly be a feasible way to get properties without taking out a hard money loan – you’d just have to find a seller who is willing to work with this kind of arrangement and then hold their hand to make sure they understand the process and that everything is being done correctly (paperwork, recording, processing of payments). There are a lot of additional moving pieces when seller financing enters the picture, but for the right deal, it could absolutely be worth all extra effort.
Alternatively, you could talk to the county health department about doing another perc test – just because it failed once doesn’t necessarily mean it’s impossible (though it is a fair indication that you won’t have much luck). You could also try investigating some alternative septic options, like building a mound septic system. I don’t have any experience with these, but it could be worth your while to investigate it further.

Hi David – it would depend on what financing you can get for the land… and since most banks don’t finance land without an immediate plan for development, chances are, you’d either have to pay cash or find your financing from a separate source (like if the seller is willing to finance it, or if you’re able to obtain a loan with some other collateral).


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.
Since it is near the New Year, please allow me to use this illustration. Many people make a resolution to diet and exercise to lose weight in the New Year. They may buy a new piece of equipment and some new workout clothes. They go hard for a couple of weeks, and slowly excuses begin to interrupt the routine and eventually there is no real progress. Then the person can say, “I tried the Bowflex for a while, but it didn’t really work for me.” The truth is, they didn’t do what Bowflex recommends and therefore they did not achieve the desired result.
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.
Thanks so much for this article! I’ve run into a unique situation, where we found an amazing historic house that we’d like to restore, but it is currently listed as a vacant lot for sell with a shell house on it, rather than the house itself being listed. We know it’s not in a flood plain, the deed is unrestricted, and the home appears to have been lived in within the last 30 years so there is electric, heating, and plumbing. Any suggestions on potential issues we should be asking about before we jump in? We’ve never looked at land before, so we’re a bit overwhelmed by how much more complicated it appears to be vs buying a house.
great article and timely. I have several undeveloped lots located in urban and well rural settings., from quarter acre to 120 acres. I am also thinking of developing the lots my self but need a step by step process including spread sheet showing cost of development and potential roi. what type if assistance should I expect from local gov’t in this process for environmental goals, building green, workforce housing etc. thanks
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