Great Job John Cooper! I recommend that you do your research, talk with your accountant and if it’s the right process for you this is a great company to work with. You will help each other in the process to make it happen. When all the work is finished the funds are immediate! John Cooper was the Loan Acquisition Officer I worked with and I certainly would again. Perfect!read more
If the neighbor isn’t interested, the next best option is to go to your buyer’s list. “What I like to do every single day,” said Mark, “is [to] do something to create some value or educate people on the benefits of owning raw land.” Then, he will end the content with a call-to-action. Two example of calls-to-action would be, “If you want to learn more, just opt-in here” or “Get $250 off your first land purchase.”
Rezoning isn’t a quick process, and there are no guarantees. “Sometimes councils won’t rezone because the land is too fragmented and needs consolidation,” Coutts says. “It can easily take four to five years. Some landowners don’t have that time, so it can be a very daunting and upsetting process. You can see why they say ‘just sell it and let’s get out of here’. But if you can wait and manage the process effectively, the rewards can be considerable.”
The best place to list free classified ads these days is craigslist.org and backpage.com These are simple no-nonsense interface sites where you can list the property price, description and add images. The big drawback is you have to continue to edit and update your listing to stay on top of the listing system otherwise it will be more difficult for buyers to find you. You can learn more about how to do this through basic Google searches.
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.

Like most free listing sites, the format isn't necessarily optimized for vacant land properties (like the kinds I typically sell), but it's certainly possible to work within the parameters they give you (Pro Tip: On the first step when they ask for an address… you can also enter in the GPS coordinates of your property, in case it doesn't have a registered address yet).
About 15 years ago the best way to market your rural land was either a classified ad in the local paper, signage off the highway or the local pennysaver. Larger companies would use radio or some other direct marketing technique. All of these marketing strategies were slower and more expensive than the options today. I know we all like to complain about inflation but in terms of online marketing we're in a deflationary environment!
Environmental issues. Contaminated land is what springs to mind when environmental issues are mentioned, but in this scenario, what is most likely are potential flooding or drainage problems. A history of flooding or waterlogging is clearly not going to be welcome news for a developer, but equally if the land has been used for potentially contaminative uses in the past or is near to sources of contamination, remember that remedying any actual contamination is costly and will significantly affect the value of the land. Any past surveys or reports that have been carried out should be to hand if required.
9,861 Alabama Lots 599 Alaska Lots 15,879 Arizona Lots 12,474 Arkansas Lots 17,947 California Lots 6,629 Colorado Lots 1,098 Connecticut Lots 1,059 Delaware Lots 35 District of Columbia Lots 42,342 Florida Lots 20,650 Georgia Lots 1,170 Hawaii Lots 6,845 Idaho Lots 8,857 Illinois Lots 7,403 Indiana Lots 3,585 Iowa Lots 2,069 Kansas Lots 7,648 Kentucky Lots 3,134 Louisiana Lots 6,129 Maine Lots 4,865 Maryland Lots 1,028 Massachusetts Lots 18,665 Michigan Lots 7,325 Minnesota Lots 7,407 Mississippi Lots 9,713 Missouri Lots 5,797 Montana Lots 1,442 Nebraska Lots 3,893 Nevada Lots 2,588 New Hampshire Lots 3,388 New Jersey Lots 7,359 New Mexico Lots 9,287 New York Lots 32,804 North Carolina Lots 65 North Dakota Lots 4,955 Ohio Lots 3,952 Oklahoma Lots 6,483 Oregon Lots 7,911 Pennsylvania Lots 455 Rhode Island Lots 14,443 South Carolina Lots 1,157 South Dakota Lots 23,677 Tennessee Lots 26,203 Texas Lots 3,179 Utah Lots 1,689 Vermont Lots 16,457 Virginia Lots 2,789 Washington Lots 4,319 West Virginia Lots 16,390 Wisconsin Lots 1,832 Wyoming Lots
Sell your land to a speculative investor. Many areas have investors that will buy just about anything as long as it is cheap enough. These investors can close quickly, but will frequently offer you a very low price for your land. That's how they're able to move so fast -- they're getting a great deal. Investors usually won't require you to finance the land for them.
 Overage. Put simply this is a right to receive future payments in respect of land which has been sold. It is sometimes known as a clawback. The right is triggered by the happening of a certain event, in this scenario often the grant of planning consent for development. There are many issues to consider here, beyond the scope of this note, but landowners need to think about what will constitute the trigger event, how long the overage agreement should last for, what the obligations of each of the parties should be, how the payment should be calculated and how this payment should be secured.
Your first point of contact will be your local council, They can tell you whether a precinct structure plan has been drawn up for the area, and advise of the process and timeframe of any existing masterplan. “It’s important to establish a rapport with local government,” Coutts advises. “They will be either your blocker or saviour. There’s no use having an adversarial relationship.”
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).
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About 15 years ago the best way to market your rural land was either a classified ad in the local paper, signage off the highway or the local pennysaver. Larger companies would use radio or some other direct marketing technique. All of these marketing strategies were slower and more expensive than the options today. I know we all like to complain about inflation but in terms of online marketing we're in a deflationary environment!
Double check ad data for any property you’re considering; they’re often full of mistakes – not necessarily misleading information, but it comes from laziness. What doesn’t help is that when a listing first gets posted, apparently nearly all real estate websites post it as their own without checking it for accuracy. For example, we’re considering a property that has multiple issues:
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.
Since land is often a unique commodity, it can often be a pain for you or an agent to try and sell it.  Land is often hard to value, and most buyers lack vision for what it could become.  And that’s not to mention the fact that you have to be available to show it and explain the same land package over and over again to lots of potentially interested buyers.
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Tenants. Informal arrangements with tenants can also pose a problem when it comes to selling. If you let any buildings to business tenants they should be on proper leases which are contracted out of the security of tenure provisions of the Landlord and Tenant Act 1954. Any residential tenants should be on Assured Shorthold Tenancies. For agricultural tenants, make sure they are on licences if appropriate or Farm Business Tenancies under the Agricultural Tenancies Act 1995. Bear in mind the long notice periods and that compensation may also be due for these tenants. Agricultural tenancies that were granted before 1 September 1995 are likely to have lifetime security of tenure and if they predate 12 July 1984, successors can also be named by the tenant so that up to three generations can farm the same land. Compensation will also be payable on termination for any tenant improvements to the land. Again, it will help to have all the paperwork accessible and to hand.


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.
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.
Settle on a price that is acceptable to both parties. But don’t exceed the price you initially set as your maximum amount to pay. No property is worth paying more than you can afford. "Decide what a transaction is worth to you. A property may be worth more in value to you than the actual appraisal. Take the emotion out of it and deal with it in terms of dollars and sense," confers King. And, "don't be afraid to walk away from a deal, just do so with a handshake and a smile and do not burn that bridge."
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.
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.

If the neighbor isn’t interested, the next best option is to go to your buyer’s list. “What I like to do every single day,” said Mark, “is [to] do something to create some value or educate people on the benefits of owning raw land.” Then, he will end the content with a call-to-action. Two example of calls-to-action would be, “If you want to learn more, just opt-in here” or “Get $250 off your first land purchase.”
Although the process of selling land is less complex than selling a piece of property with a home, this is still a process that requires the help of a professional. Real estate laws vary from state to state, so it’s important to work with an experienced real estate attorney when selling your land. The help of a professional becomes even more important if you’re creating a land contract.

To appeal to the widest range of buyers, you might want to make some updates, freshen up the yard and stage a few of the rooms. But you’ve seen properties in your neighborhood bought up by builders and demolished for new houses to be built. Maybe selling your home as a teardown would save you the effort of fixing it up, while getting you into your next house sooner.
Hi Seth – My brother-in-law and I are looking to get into real estate investing and have our eye on a piece of land (we want to start small, FYI). It is 1 of 8 lots, all of them are only 1,742 sq ft, for commercial use only, and the lot we are looking at is the end lot…My thought is, buy now and hold on to it for a length of time until a developer comes along and wants to buy all 8 lots. This would obviously need all sellers to agree to sell which I am not sure how tricky that would be. My question is, do you see any chance for money to be made here? The lot is in a great location and I honestly can’t believe nothing has been built there yet. More details: $16,500 for the lot, taxes are $1,087 / year which I know is a little high based on what you stated above but even so, after negotiations, I think we could get taxes down to 4%. I know it might be hard to say, ‘yes you will make money’ or ‘no, you won’t’ but just wanted any insight you could give.
Thanks Seth. Great ideas! Going after investors if you have a property that could be an attractive buy for them is something most people wouldn’t think of. Chances are, that if an investor isn’t in the market, he/she probably knows others who are. Forums are also a good idea as people will actually look at and read posts as opposed to other platforms where people scroll through without a car.
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.
I’ve taken this route plenty of times, but I was always making my decision from the perspective of an investor (to buy and re-sell the property quickly)… not necessarily as the end-user (i.e. – buying a property that I would actually live on), so if there are some specifics that YOU would want to see, then it may be worth your while to get over here are see it.
This all boils down to how badly the developer needs your home, how much money he stands to gain by moving quickly and how robust the multi-unit housing market is. If the final offer falls a bit short of where you’d like it to be, factor in the negatives of staying: more construction noise, additional traffic and all the dough you’ll have to fork out to comfortably remain there. Realize, too, that condo prices, in particular, can be mercurial and turn on a dime if the greater housing market starts going south, which might give your buyer cold feet.
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.
Hi Seth – very helpful blog indeed. I have recently been given the opportunity to buy the 6-acre wooded lot, zoned residential, that adjoins my already-owned 3-acre lot for $64k. I know the terrain of the 6-acres quite well as I’ve had to chase my dogs all through it when they get loose. On the back end is a power line right-of-way, so certainly nothing will be built behind it. It does have a site cleared for up to a 4-bedroom home, a “proposed” well location, and although the site will not perk, the seller has an off-site discharge permit issued from the Virginia Department of Environmental Quality for a sewage disposal system. The owner will finance, with $998 down payment and $688/mo for 10 years, but that comes out to a LOT of money for 6 acres so I would likely come up with 40 percent down on my own, and pay off the rest with a personal, lower-interest loan. My concerns when it comes to land, especially as an investment: would the monthly payment for the land not be better spent to pay down my existing mortgage? Or, would the monthly payment for the land not be better invested in something with a higher rate of return? Of course, from a diversification standpoint the land may make perfect sense. I live (and the land is located) in an area mid-way between Washington, DC and Richmond, VA – – – an area that is growing like mad. I have a tough time believing that in the 15 years I have left until I retire I would LOSE money on the investment. And unlike a 401k or an IRA, which can disappear overnight should an economy tank, land will never be totally worthless. I would not actually DO anything with the land (aside from perhaps harvesting some firewood) other than to HOLD it for 15 years until I retire and leave this area.

"When you walk into a dealership you have a pretty good idea what you want to buy and what your budget is, whether it's $20,000 or $50,000," explains Veissi. "Some people walk out owning a car that they can't afford (and getting financing terms that are not favorable). Often that is because they bring emotion into the buy." In addition, you need to hire professionals with a good track record—an engineer, appraiser, realtor, and real estate attorney. You will avoid a lot of headaches once you start negations, he adds. 

Environmental issues. Contaminated land is what springs to mind when environmental issues are mentioned, but in this scenario, what is most likely are potential flooding or drainage problems. A history of flooding or waterlogging is clearly not going to be welcome news for a developer, but equally if the land has been used for potentially contaminative uses in the past or is near to sources of contamination, remember that remedying any actual contamination is costly and will significantly affect the value of the land. Any past surveys or reports that have been carried out should be to hand if required.
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.
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.
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.
Salespider.com is a free social network designed to help small to midsize businesses expand their networks, connect with contracting and supplier opportunities, post free classified ads and gain free access to sales leads and business opportunities. It's supposedly one of the largest free social network for business owners and includes free sales leads and prospect lists, free classified ads, free business directory, and free business forums.
We are an established Real Estate Firm looking to buy Raw Land in your area for short term and long term investment purposes.  We have many highly satisfied clients who were glad to get CASH rather than have the burden or liability of property ownership. Many of these clients had plans for their property when they initially purchased it, but with time and circumstance…these plans changed.
Tenants. Informal arrangements with tenants can also pose a problem when it comes to selling. If you let any buildings to business tenants they should be on proper leases which are contracted out of the security of tenure provisions of the Landlord and Tenant Act 1954. Any residential tenants should be on Assured Shorthold Tenancies. For agricultural tenants, make sure they are on licences if appropriate or Farm Business Tenancies under the Agricultural Tenancies Act 1995. Bear in mind the long notice periods and that compensation may also be due for these tenants. Agricultural tenancies that were granted before 1 September 1995 are likely to have lifetime security of tenure and if they predate 12 July 1984, successors can also be named by the tenant so that up to three generations can farm the same land. Compensation will also be payable on termination for any tenant improvements to the land. Again, it will help to have all the paperwork accessible and to hand.
Thanks for the article Seth. Very informative. Vacant land is one of those types of property I’m coming across in my search for good deals on houses. I’ve been a little brave offering people a cash offer for their lot. Only to find out later the parcel has a myriad of challenges. (Most of which could be dealt with-time and money, but still not worth it). Thankfully nobody took the deals yet. I have learned a lot and gained more understanding. I am closer to getting raw land at a great price that is build-able! Articles like yours, helps guys like me, stay focused and saved from troubles! As we know the bigger the challenges and unknowns the higher the risk-and the payday. Tread carefully.
If either of these things are inhibited, it wouldn’t be highly unlikely that the land can be secured in the way you describe. In a free market, the seller can (and usually will) sell to whoever is offering the best deal at the right time – so if the developer can’t be competitive in this way, it boils down to the old saying, “Beggars can’t be choosers”.
anyone interesting in commercial land on busy road? very close to i279 north of pittsburgh pa area and its permit allow to rebuild home or parking lot or something of business as well. last price value is 12 k but not sure what it is worth in value it is on 3856 east street... 15214... 2041 sq feet formerly warehouse was there and the land is cleared out... with fence... 

Particularly in popular neighborhoods and areas where undeveloped space is limited, purchasing existing property for the sole purpose of building a new structure on the land is fairly common. In many cases, developers and building companies will redevelop multiple properties in a neighborhood, knowing buyers will eat up new, bigger homes where midcentury ranch houses once stood.


If you own a piece of land that you’re thinking about selling, you need to know how to sell your land the proper way and at the proper time in order to maximize your ROI. Land is one of the most significant investments that you can make in your lifetime. So, if you are thinking about selling your land, you need to be absolutely sure about your decision.
I make a commitment to my clients when I become their exclusive agent. I never list a property I do not intend to sell. Until a property sells I spend all of my own money in marketing and showing a tract. Agents cannot stay in business if we do not make money. I tell people that my children like to eat every single day, so I give my best effort to selling their property. That is an arrangement that benefits both the seller and the agent.
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.
Your responses is truly encouraging. I am Construction Manager, starting out in development. I could really use your insight or how to begin. I want to build an resort, a place where families can come with all the amenities that you have to pay leaving the state of NY. With Executive suites for out of state executives. some rooms, some kitchenettes and E. Suites. Anyway, I found this great location, went to the town to see who owns the land. It is in a commercial area. I have a broker who will reach out to the owner for the sale. What would you suggest my next steps should be; get the property, get it survey, have a design prepared. I want to get investors on board. What would you suggest, I have for pitching my proposal to investors. I currently work with Architects, Engineers and they are willing to support me in this project. Just not sure what my next step should be. Any recommendations.
We are an established Real Estate Firm looking to buy Raw Land in your area for short term and long term investment purposes.  We have many highly satisfied clients who were glad to get CASH rather than have the burden or liability of property ownership. Many of these clients had plans for their property when they initially purchased it, but with time and circumstance…these plans changed.

On those notes, pay attention to who you’re likely buyer will be, and seek out those people. If the land is zoned for commercial businesses, make entrepreneurs and existing business owners your target audience. A real estate agent who is selling a flat property that gets a lot of sunshine may want to reach out to energy companies who are looking to build solar arrays.
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