LoopNet operates the most heavily trafficked commercial real estate listing service online, with more than $425 billion of commercial real estate for sale and 5.1 billion sq. ft. of commercial real estate space for lease. LoopNet also attracts the largest community of commercial real estate professionals looking for Land with more than 7 million members comprised of brokers, corporate executives, service providers, and more than 3 million buyers, tenants and other principals.
The way that we found it was by checking our local county tax assessor site and seeing that it was vacant and owned by a gentleman who lives out of state. It wasn’t on the market, but I asked our realtor to contact him and low and behold he is willing to sell (it was inherited). As soon as we were ready to make an offer, he stated that he wants to go forward with an independent appraisal to see what the value is since he does not live in the area, which I understand (he is also a realtor in CA).

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.
A Perc Test (also known as “Perk Test”, and more formally known as a “Percolation Test“), is a soil evaluation that tests the rate at which water drains through the soil. If a property doesn't have easy access to the local sewer system, a perc test is required to determine whether a septic system (the alternative to a sewer) can be installed on the property.
If the property is part of a Home Owner's Association (HOA) it will most likely have even more stringent restrictions in place to help maintain the “quality” and formality of their neighborhood. The idea is to keep any bizarre behavior OUT of the neighborhood (e.g. – cars in the front yard, lawns nobody takes care of, houses that look out-of-place or aren't built to code). 
To cut to the chase, selling a rehab home can be very challenging as you are trying to sell a drab of a house, a house that was once tattered and yet you transformed it into something that is undeniably gorgeous and make sure it is marketable and profitable. This is the goal when you want to venture into selling rehab homes as a real estate investor.
Once we have completed our title examination and have established that there is clear title to the property, we will coordinate with you to set up closing. A title professional will prepare the necessary documents for you to sign, notarize, and return to them. Once the signed and notarized documents are received, the agreed upon funds are distributed and you get paid! Our process is simple, straightforward, and typically takes about 2-4 weeks to complete.
This is one of many reasons why people buy title insurance when they purchase a property, because it ensures that the title is clear and that the buyer is actually getting all of the rights they’re expecting to get (unless otherwise noted in the title insurance commitment). If you’re concerned about this and you haven’t already ordered a title commitment, you might want to consider doing this.
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).
Thanks for excellent recommendations. Meanwhile,I would recommend sellers to monitor the work that manage their properties. So, read the description that agent wrote about your property, make improvements if it’s needed. Pay special attention on photos that the professional make. Great photographs are increasingly becoming essential in marketing a house. Here are tips https://rentberry.com/blog/real-estate-photography-tips that you may share with real estate agent if you’re not satisfied with photos.
Hi Colt, whenever I buy landlocked parcels, my offer is VERY low (because practically speaking, if nobody can access it, it might as well be on the moon – which isn’t all that useful UNLESS someone can obtain legal access). One way to prove that it’s landlocked would be to find a parcel map of the property – and I explain how to do that in this blog post: https://retipster.com/property-pictures
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
Other options to consider are selling your land with owner financing which makes it easier for people to afford. Trying to find cash buyers can be difficult depending on your asking price and banks don't typically want to lend on vacant land. Also, if you have land you want to sell in a hurry and you'd like to get cash for it there are a number of wholesale land buyers that make be interested in making you a cash offer for your land.
If you intend to hold onto a property for any length of time, beware of a super high tax bill relative to the actual value of the property itself. I haven't run across this issue very often, but for various reasons, there are some properties that have some ridiculously high taxes in proportion to the property’s actual value (for example, if a $10,000 property has an annual tax bill of $2,000, THIS IS TOO HIGH). In my experience, I've found that a reasonable annual tax bill usually falls in the range of 1% – 4% of the property’s full market value.
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.
If your property and those around it have recently been rezoned, this could be a sign you can sell your property to a developer for a good profit. But nothing is set in stone. The next best step is to speak to your real estate agent, who will know what has recently sold and whether any developers are actively looking in your area. They can then assess your home to see whether it would be able to sell and some estimated figures.

Land Requires Different Sales Techniques – A home has a kitchen, bathrooms and a façade that can be visual and photogenic. You can hold an Open House for a home and walk a buyer through each room to help make the sale. Buyers can easily visualize themselves in – and fall in love with – the built home. It’s just not the same for vacant residential lots and land.
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