All four of these elements impact the value of your land dramatically.  We speak with hundreds of land owners each month who did not take some of these elements into consideration when they purchased and they have difficulty coming to grasp with the reality of the value of their land.  Each situation is very unique and the marketplace is not very forgiving at the moment.  Read the rest of this entry
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.
1. I never use loans when I buy vacant land, because I’m able to get my properties very, very cheap (and I’m only able to do this because I know where/how to find motivated sellers). Most banks won’t lend directly on land UNLESS you have an immediate plan to build on it – and this is why seller financing can be such a helpful tool when selling land (because most buyers will need it in order to do the transaction).
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.
I am a relatively new real estate agent and just got a land listing. This is a great article with many helpful strategies for selling land. I think selling land can be a bit intimidating because most sellers have such high expectations that you will sell their land for them quickly and it usually takes much longer, as you pointed out in your article. Thank you for the great information!
Copyright © 2018 Leaf Group Ltd. Use of this website constitutes acceptance of the POCKETSENSE.COM Terms of Use and Privacy Policy. The material appearing on POCKETSENSE.COM is for informational and educational use only. It should not be used as a substitute for professional financial and/or investment advice. POCKETSENSE.COM does not endorse any of the products or services that are advertised on the website.
My grandmother is thinking of selling me her lakefront parcel that has been sitting for 40 years. My wife and I have recently began to look into real-estate investment homes but think we might want to go this rout instead. My question is how you generally attract people out to land that is rural ( no airport within an hour rural)? And do you recommend any websites, companies, or law firms that can help us build a house on the site from scratch purchase laws. We are also looking into premade cabin homes.
I am currently listing a 10 acre piece of vacant land, which is zoned R-1, in Hesperia, California. The seller states the property can be zoned commercial. I spoke to the planning department and they stated it is zoned residential. My client is totally convinced they are wrong and it can be switched if someone pitches a commercial rezoning presentation. What is your take on this?
The trick with vacant land is to understand why it's vacant in the first place. I've run across quite a few vacant lots that seemed attractive at first glance, but eventually, I discovered the reason nobody was using them was that you CAN'T use them. If one (or more) of the issues above are prohibiting someone from putting a property to good use, believe me – you don't want to find out after you already own it.
Great article. This is actually the first time I am learning about all of this. I bought my first property (that I currently live in) in 2012 and I am interested in investing in more property and generating passive income. My question is, once the property is purchased how do you ensure that it sells? I’m assuming that the only way to generate income from vacant land is for someone to build property on your land. If there is no interest in that land it could possibly turn into a loss.
I just ran across this post from over a year ago. Great general info! There are also local websites, specific to certain cities or regions that will advertise your property for free. In my current area of Utah, the best site is, associated with a local newspaper. When I advertised in Southern California, Craigslist was the best free site. In some areas, nothing beats a small flyer on a physical bulletin board at the local convenient store. The best advice in this article is the CONTENT and the PHOTOS. Nobody will find your property without the right search terms, including proximity to local landmarks and features by name! - Don't just say "near lake." Put "easy walk to Fish Lake." Once a potential buyer finds your ad, the photos can reel them in. A photo of dirt and a few trees is nice but perhaps you can include a pic of you in a hammock between 2 trees or by a campfire or fishing in the nearby stream. Buying land is often much more about emotion than a list of cost vs. benefits. If it is a rural building lot, show photos of nice, nearby cabins or homes that help a buyer visualize the potential. Also remember to list other components that might make your deal stand out like owner financing or lease with option to purchase.
!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"))}});

Offer owner financing. Land is usually hard to finance and if you're willing to take back a mortgage for the buyer, you'll expand the number of people who can buy your land. On the other hand, you're also taking the risk that the buyer won't make his payments and will default. To protect yourself, work with an attorney to draft strong legal documents that follow your state's laws and get as much money up front as is reasonably possible.
First, you need to understand the exact dimensions of the parcel of land you are evaluating. Next, call the local zoning department and ask them what the designated building setbacks are for the property in question (building setback requirements are very common, and are imposed as a way of giving order and consistency to the buildings in any given area). When you take these setbacks and regulations into account (relative to the size of this parcel of land), is there still enough room to build something worthwhile – or does it render the property useless? I've come across several properties that were designed (albeit, unintentionally) to be too small and after factoring in the setbacks – you can't build anything on them at all, leaving them virtually worthless!
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.
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'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.

It is not unknown for restrictive covenants to ban, for example, the keeping of dogs at a property, though the more restrictive covenants you put on a plot, the more they affects the price you will receive. As a rule of thumb, developers expect to pay one third of the value of the finished development for the plot. So, if a £150,000 house can be squeezed into your back garden, you should think in terms of receiving £50,000.
I like the suggestion to send out neighbor letters to the surrounding property owners. That is a great way to get the word out that you are selling your land. When I went to sell my land, I made sure to tell my neighbors or post of social media and every other platform in order to allow more people to see that my lot was for sale. I ended up way over my original price and with a good buyer that built his family a home there.
When you sell land by yourself, this is called a private sale. So, you will need to find a private buyer. It may help you to talk with local farmers if you are looking to sell raw land; farmers have all kinds of experience in purchasing land for their crops. If you are selling your land on your own without the aid of a real estate agent, this next section is for you.

Having a knowledgeable professional on your side always helps when selling your lots and land. There are many benefits from having specialized expertise on board, so we encourage you to work with a real estate agent who specializes in lot and land sales. They will help you understand the market, set a price and market your land to the right buyers.