Use a title company if you are not familiar with deeds, deed conveyance and closing of real estate. I prefer First American Title and you can find them anywhere. They will handle the monies, title search, title policy, deed, recording of the deed and pro-rated taxes, etc. Fees will vary and you can certainly negotiate. Typically the seller pays for the title policy and the buyer pays for half of the escrow fees. You can always charge an extra recording fee to offset these expenses.
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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.


With the Arizona housing prices climbing up to pre-crash levels and single family homes being snatched up by investors to flip or rent back to millennials, do you think buying raw land now is the best strategy ? In my opinion, the fact that its hard to generate income off of raw desert land many investors pass because there in no rate of return. Million dollar homes are within a few miles of these parcels I’m looking at and i can buy a 2.5-5 acre parcel below 250k. I want to park my money in land because i know this area is up and coming vs risking it in the stock market. I would sit on the land for 10-20 years before building. Am i crazy or just see something a lot of other investors are missing out on? Also, small washes on parcels are not a huge issue right? I avoid anything that falls in a flood plane
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.

I’m so happy that you mentioned to send out letters to your neighbors that say you are planning on selling your place. My sister had the worse time trying to sell her place. She put ads online and in the newspaper, talked to real estate agents, and tried other methods. It wasn’t until she sent letters out to her neighbors that she got a response. All in all, don’t give up! You’ll find someone to buy your place one way or another!
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I’m learning the hard way about the hidden costs of buying empty land. Unless utilities are already there, it can be VERY expensive to run them from the street to the building site. For example, one parcel we looked at was about 1000′ feet off the main road where utilities are located. To run city water, gas, electricity, and cable could run anywhere from $10-100 per foot! Multiply that by 1000 and I better understand why developers say that they spend the same on running utilities as they do on the land. It may cause us to reevaluate our goals and possibly shift to buying a property that already has a rundown home on it.

From what I've seen, Oodle probably has the most streamlined process for posting a property for sale. You don't have to navigate through page-after-page of details to post a property. Property sellers can fill out one simple submission form to get their entire listing compiled and posted in a matter of seconds (and it's especially fast if you already have the listing information prepared and you're just copying it from another source).
If you are a potential buyer looking to purchase property directly from a seller - Many properties are available across the country and outside of the U.S. including vacant residential lots, large acreages, homes and ranches, hunting and fishing properties, investment properties, land ready for development, commercial buildings and much more. View Listings.

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

Hire an appraiser to determine the value of your land if you don't have the market knowledge to do it yourself. Without knowing what your land is worth, it will be hard for you to assess the strength of the offers that you receive. The appraisal will also determine the highest and best use of the land, and you can use that information to target your marketing activities.
To be honest, I actually had a hard time with this site at first. For some reason, it was automatically flag and removing all of my listings almost immediately after posting… which was a little problematic. I'm still not sure why it was doing this – but I'm guessing it was because my listings were all for vacant land, and these properties typically don't have a verifiable street address. That being said, if you can actually get your listings posted successfully – the ads do a good job of highlighting all the important details in a short amount of space.
Thank you very much for the write-up. I learnt quite a great deal, being a novice in real estate business. As a matter of fact I stumbled on your article while searching for information about possible investment opportunities on a piece of land. One of our client conferred a nine-hectar piece of land to us and we’re considering what investment would be appropriate on it. That’s what pushed me to start searching for things to do before investing on a piece of land, and I must confess that your article provided 95% of the answers. Thank you again. I guess I know how to go about it now, who to talk to and what to look for. In case you’d like to know where I’m writing from, I’m based in Douala, the economic capital of Cameroon (Central Africa), a country so geographycally blessed with a long history of political stability and an accomodating business environment. If you happen to think of an investment opportunity in Africa put Cameroon on your priority list. Let’s keep in touch.

There are hundreds of millions of people passing through this site each month (with many of them coming from syndicated outlets like AOL, Yahoo, Trulia and more) and most of them are there with the sole purpose of looking for real estate to buy and rent. It's also worth noting that many buyers start their search with Zillow (instead of looking only at their local MLS listings), so it's a great way to gain exposure to a massive (and targeted) audience at no cost.

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”.

My only real complaint with Zillow is with their video feature. While I'm certainly glad they provide ANY options to add video (unlike most of the free listing sites I've come across), I'm not a huge fan of their 2-minute self-shot video option. It's not easy to show a property in it's best light in under 2 minutes and/or by only using the camera in your pocket. It's unfortunate that they don't offer the ability to upload or embed a higher-quality, better-produced video. If they added this option, it would be a MAJOR improvement to their FSBO listing platform.


And I know what you mean about the assessed value – this number means almost nothing in my mind, because the county will usually peg this number as high as possible, because it allows them to charge more in tax revenue for the property. I think you can get it reassessed in many cases, but there usually aren’t any guarantees that your request will get traction, and the process isn’t necessarily fast or easy. It may be worth your while to call the local tax collector and just ask them how much the annual tax bill is – that should tell you pretty quickly what the obligation would be.
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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