|Real Estate Information|
Getting Raw Land, Not a Raw Deal!
There is more to buying raw land than meets the eye and more than a few individuals have wished they'd had a second chance upon finding themselves duped, conned, misled, ill-advised, uninformed, oversold, undereducated and often unprepared. They realize, often too late, that a raw land purchase should be properly investigated, evaluated and negotiated using a logical and rational plan.
Let me start by saying I'm not a geologist, soil analyst, surveyor, engineer or land consultant. I'm a passionate real estate investor, licensed agent, appraisal assistant and landlord who purchased various raw lots, as large as a 15-acre parcel, for investment and building projects. In addition, I have consulted with numerous individuals proficient in real estate, who have contributed to my general awareness of the conditions and merits of raw land. We, as small investors, can further use this information to our advantage in wisely choosing land and utilizing it to it's highest and best use regarding fulfillment of our needs, wants and desires.
This chapter is not a technical sleeper and as such, it will not go so far as to tell you how much lime to add to your soil to adjust PH levels (7.0 is neutral) but it does try to get you thinking about some of the more general considerations that can lead you to further investigate your options using this material as your starting point.
With that said, the first question I'll ask you is what exactly do you intend to do with this land once you have it? Why are you buying it? What purpose do you have in mind for land? Are you going to build a home, purchase a lot for retirement or investment? Will you acquire considerable acreage for farming or subdivision? Do you want commercial, residential, recreational or agricultural? Will it be in the north, south, east or west?
So your first question should be, what am I, or we, buying this land for? Will it satisfy my, or our, requirements? To get answers to these questions you would best be served by talking to those who will be most intimately involved with the land, such as your spouse, partner, family members, associated owners, etc. Once you have a clear understanding of what the land is supposed to satisfy, then your search can begin. So often people waste their time and effort because the significant partners have such a wide gap in what each person truly wants from the purchase that they never settle on anything or end up with much less than they could have had.
Land can be said to consist of soil, geology, water and climate. Whether you're looking at beaches, mountains, deserts, high plains or city lots, they all have some basic components. Some of the basic requirements we most often seek are clean air, water, electricity, sewage disposal and trash removal.
Clean air might be construed as freedom from dusty roads, smog, foul smells from industry or landfills, free from noise of traffic, airports and/or neighbors.
Water availability is essential and is often desired for aesthetics as well as drinking, bathing, washing, cooking, cleaning, toilet facilities and watering vegetation. We also enjoy lakes, rivers and streams for recreation. Others enjoy the tranquil sounds that our streams, rivers and oceans can provide. Without a doubt, water availability is a major concern. Note: A 1666 square foot roof can capture 1000 gallons of water for each inch of rainfall; cisterns of all types have existed since the dawn of man.
Electricity is another necessity that we often take for granted. Is a power plant within a reasonable distance from the land or will it cost you thousands of your own dollars to run cables across public lands to get your electricity hooked up? How far are gas and oil suppliers?
Sewage disposal - 25% of our country is on a well and septic system. If you don't have access to public utilities, will your land support a septic system as well as the water to operate it?
Solid waste disposal - how far is the landfill? Is there a collection service? You can't burn everything; how will you get rid of it?
Those are the major necessities for modern, everyday living?things that we really need, but can often overlook until after the contract is signed. Others essentials are a telephone, mail delivery, shopping, police, fire station, hospital/emergency services, schools, churches, recreation facilities and access by good roads and highways.
You'll want answers to questions like those above and county officials such as planning and zoning, community development and building departments are a good place to start. I would also call utility companies about water, sewer, electric and phone, and talk to neighbors, contractors, developers, real estate agents, appraisers and a local surveyor to have some of the more important questions addressed at the beginning of my search. I wouldn't rely on the sellers to be all-knowing, either.
Again, planning and zoning departments can offer the following: Maps of existing uses, forecasts of future development, lists of planned new roads, utility extensions, locations of planned waste disposal facilities, details on environmental areas and future land uses. They also regulate building codes, curb-cut permits, historic preservation, housing codes, subdivision regulations, tree cutting and zoning laws. They usually have aerial photographs and plat maps that can help you to better identify and evaluate the land in question.
Do you already have your location identified? Will it be in the east where the weather is often wet and humid or out west where it is predominantly arid and dry? Will you be living in cold weather in the north or gravitating towards the southern hemisphere? Concerning location, what are you least comfortable with: Avalanches, landslides, earthquakes, flooding, hurricanes, tornados, tsunamis, volcanoes and/or wildfires? You may want to investigate areas of interest by going to websites like http://www.officialcitysites. You will get a better picture of what awaits you concerning it's economy, environment, population, recreation, educational, medical and employment facilities to name a few.
Let's assume you know where you want to buy this land, why you want to buy it, and how and when you will use it once you have it. The following general observations, ideas and information may help you to further investigate the alternatives that are available to you in your endeavor to find the land of your dreams.
Raw land is unimproved property; it has no utilities, sewers, streets or structures and usually must be cleared.
Here are (or can be) a few drawbacks that are sometimes associated with raw land:
1. Negative cash flow; usually the land does not generate any income while you pay the principle, interest, taxes and costs of development.
2. Tax advantages are scanty as land cannot be depreciated.
3. Generally, raw land is considered a long-term ill-liquid investment that often takes time before gains can be realized.
4. Risk of loss on resale can occur if you choose poorly, fail to evaluate and negotiate properly, the economy slips or various other unforeseen events occur.
5. It is difficult to obtain traditional financing on or borrow against accrued equity.
Here are some possible benefits to raw land:
1. Land has the potential to experience tremendous appreciation if bought in the way of growth, or if a higher and better use can be achieved.
2. Owner financing can often be obtained through the seller at below-market rates.
3. Subdividing can create added value and provide for immediate returns.
4. Privacy and pride of ownership can provide a secure feeling to the holder.
What is considered good and bad land?
The worst you can buy is swamp or marshland. Most often flat land is the least expensive to develop and the most desired for building purposes. Land with barren rock will increase costs and virtually eliminate a basement just the same as a high water table.
Note: Loamy soil, which consists of a balanced mixture of clay, You will most often be contacting many of these sources by writing to them. Don't get discouraged when you don't get immediate replies, as the average response rate is one reply for every eight letters that you send. The pros will get on lists and pay services to monitor many of these potential sources, however, good old-fashioned detective work does pay off. When researching in this manner, secrecy is one key and fast action using all cash is the other.
A special consideration to note when hunting legally challenged property is to have a sand and some organic matter, appears rich and dark in color and is considered ideal for most purposes. As opposed to good soil, you don't want hard cracking ground when dry and sticky soil when wet. Warning! Check with your state offices for the presence of expansive soils; this stuff cracks foundations in the most insidious ways, leading many to ruin.
Many people are literally being driven to the hills. Granted the views can be spectacular but roads, utilities, water, sewer, and foundations, such as pilings, can add 25-30% to building costs alone, further adding to this already expensive proposition. When considering going vertical, an 8-degree slope is about the limit when concerning building economically on hillsides.
Plots with trees, a view, rectangular in shape, a gentle slope or none and a good location are most often preferred, and streams can boost values by 100% in some cases.
How to determine the value of raw land
Using the appraisers standard view of estimating value can give us some clues, so let's look at what appraisers do!
? Site size and shape, represented by frontage, width and depth.
? Corner influence equals visibility for commercial, or privacy for residential.
? Plottage, has assembly or combining of parcels been accomplished.
? How much land is excess or surplus; surplus has less value than what is required.
? Topography: Land's contour, grading, natural drainage, soil, view and usefulness
? Utilities: Sewers, drinking water, natural gas, electric, telephone, cable, etc.
? Site improvements: Landscaping, fences, gutters, walks, drives and irrigation
? Accessibility: Parking, location, streets, alleys, connecting roads and highways
? Environment: Climate, adequate water supply, air quality, streams, rivers, lakes, oceans and the absence of any hazardous materials
An old timer once gave me this advice: He said, "Dan, always try to buy land that is located as close to those amenities that an area is famous for, as that is often the reason people come to certain areas. He lived in Florida and had plenty of beachfront property located in tourist areas, which clearly illustrated his point.
Who has this raw land and how do we find it?
You may start your search by contacting farmers, investors, real estate agents, state and federal agencies, cities with odd lots they need to put back on their tax rolls, bureaus of land management, federal marshals, tax sales, bank foreclosures, developers, property heirs, the elderly, and family and friends. Use your networks and birddogs while driving areas of interest looking for further opportunities to buy.
Property is often advertised through newspaper ads, real estate brokers, For Sale by Owner signs, flyers, bulletin boards, the Internet, etc. A quick note on how not to buy is in order here. I would not recommend buying land from a glossy brochure or big development company as it is almost always overpriced to cover large overhead costs, advertising and profit. Also remember when a building boom is on, land prices rise. You will do much better buying when demand is low. Another caveat is to stay away from land that is advertised outside of its normal market as it is often overpriced or has problems; otherwise, a local buyer would have bought it!
If you want to find the deals, then most often you are going to have to dig for them. A few successful methods may include visiting the county clerk/recorder's office to search the public records for the following:
? New probate filings, use them to contact heirs
? Eviction proceedings to contact out of state landowners
? Arrests - these people may need money and may also be going away for a while.
? Bail bondsman who may have forfeited collateral in the form of land.
? Divorces filed, leading to a division of assets
? New guardianships to contact disinterested heirs
? Deeds in lieu of foreclosure, private sellers may in turn sell it to you.
? Lis pendens means litigation pending, often signaling foreclosure
? Title company in addition to the regular search of mortgage.
? Tax and easement liens also check files for I.R.S. liens, bankruptcy filings and judgment liens.
Up to this point we have talked about not getting conned when starting out. We also noted that it pays to understand what everyone wants from the land to start. You are aware that utilities and basic necessities are very important considerations. You know whom to contact to get further in-depth information on properties of interest. You know flat land with natural amenities is the most desirable and economical to develop. You are more familiar with the risks involved with this type of real estate and you also know that rock, marshes and hillsides can be expensive to develop. You have a better idea of how an appraiser begins to determine value and you may have a few ideas on how to find land and the people who own it.
With that said, we are ready to get down to the business of evaluating, negotiating and financing our well-sought piece of terra firma. What follows is a basic checklist. There is more to consider but this will get you off to a running start.
Basic Raw Land Checklist
? Get the most recent and valid information available: A copy of the deed containing the legal description with any covenants and/or restrictions.
? Get the street address, a plot plan indicating the specific property location, a survey, a preliminary title report, a recent map and any aerial or land based photographs to help you locate fence lines, trails, roads, streams, ponds, building locations, etc. Walk the land to verify, evaluate and correlate what is indicated, also looking for any signs of hazardous waste dumping, burying or burning.
? Determine present use in zoning, according to what planning and zoning tells you. Symbols are used to designate uses - here are a few:
A1: Agricultural with single family home
General categories include:
Farm, Ranch and Timberland
? Confirm who owns it, their full name, address and phone number
The preceding is an abbreviated checklist. It is meant to get you started off on the right foot. Many people will research buying a new car more thoroughly than they would when buying raw land; there are many good books that are devoted solely to the subject of raw land. This type of investment is generally not the best choice for the new investor but often times people look to build they're dream homes away from developed areas and for that reason I have included my two cents here.
Finance considerations $$$
Raw land as opposed to improved property is much more difficult to finance through traditional lenders. The main reasons are that it generates very little income, development costs can be expensive, there are no buildings or improvements that can be used as collateral and it is often considered speculative.
For those reasons mentioned we find that sellers are often our first choice regarding financing. It is typical for a seller of raw land to accept 10% down and the rest to be paid over time at a specified (below market) interest rate. This would be an example of an installment land contract. Other forms are contract for deed, mortgage and note and purchase money mortgages. In these cases, a real estate attorney usually drafts these contracts and a bank will act as an escrow agent to facilitate verifiable records of payments received. The seller often retains the deed until the property is paid for in full.
If you want to investigate bank financing, then you may start out by offering 30% down with a seven-year mortgage, with the bank getting an extra percentage point over and above the current interest rates for standard loans. This may not be accepted but it does give you a starting point to see just what they may be willing to do.
If you plan on building on your land, then having a development plan with an appraised set of blue prints for the project will help the lender in justifying your loan. If you can use equity from other property, then paying substantial down payments may also be an option.
My final words of caution here would be to know values and don't overpay. Always offer less when possible and research recent sales of comparable properties. The larger a parcel is, the cheaper it tends to get per acre. Ask an agent what an acre of land tends to go for in the area that you are considering; try to buy more than one acre.
When buying residential lots, builders try to keep raw land costs down to 10% of the overall value of the project. If streets and utilities are already in place, then they will use 25% as their guideline. If you can combine or assemble parcels or achieve zoning changes with property, you have a good chance of immediately increasing its value. Always physically inspect the property and do your research before obligating yourself to buy it. Try using contracts with contingencies put in to protect yourself. In essence, these are really options that let you control the deal while you investigate and research the land's potential to satisfy your objectives. Happy Hunting and buy the high grounds!
Dan Auito is a dual-licensed real estate agent and appraisal assistant. Dan is a 20-year veteran of the United States Coast Guard. He has acquired over 1.3 million in real estate assets in 14 years while also founding a non-profit drug prevention corporation, a real estate consulting group and is the author of "Magic Bullets in Real Estate." This 300-page power-packed book comes with a website that further supports its readers. Please visit with us at http://www.magicbullets.com
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The average price of a home in Rutherford County has increased 7 percent over the past year while the number of homes sold has held steady, according to The ...
Florida home insurers drop thousands of policies | Florida Trend Real Estate Florida Trend
Between hurricanes and a hullabaloo over water claims, home insurers dropped the policies of more than 87,000 Floridians in the third quarter of 2018 alone, ...
People and Property: NH Real Estate and Construction News Roundup New Hampshire Business Review
Brookstone awarded Antrim Wind project, CRDC honors bankers … and more.
Tri-Lakes area real estate sales: Oct. 22-28, 2018 Colorado Springs Gazette
This list was obtained from the El Paso County Assessor's Office and covers sales recorded during the period of Oct. 22–28. Each listing includes the address ...
Real Estate Companies Announce They Are 'Joining Hands' - Brevard NC The Transylvania Times
Steve Owen & Associates and Beverly-Hanks & Associates, Realtors, are joining hands to further serve the real estate needs of Transylvania County.
Real estate transfers: Reported Dec. 9, 2018 Herald-Whig
Real estate transfers recorded in the office of Adams County clerk and recorder. Quincy area. Frances E. Burrus, property at 2029 Locust St., to Angela F.
Nadji: 5 reasons to feel good about real estate CNBC
Hessam Nadji, Marcus and Millichap President and CEO, talks the positive outlook for the real estate market.
How much? Tompkins County real estate transactions Ithaca Journal
Real estate transactions for Sept. 16-22. TOMPKINS COUNTY. Caroline. Stephen James Moyer sold 26 Flat Iron Road to Duane Austin for $39,000 on ...
2019 Real Estate Forecast: What Home Buyers, Sellers And Investors Can Expect Forbes
The year started with sky-high home prices, historically low mortgage rates and a definitive upper hand for sellers. In recent months, though, things have started ...
Appeals Court Won't Void Real Estate Contracts Despite No 'Corporate Formalities' | New York Law Journal - Law.com
Appeals Court Won't Void Real Estate Contracts Despite No 'Corporate Formalities' | New York Law Journal Law.com
A company can't void real estate contracts where there is conflicting evidence about whether the property sales were informally or formally approved by the ...
Lion Real Estate Exits San Diego Multi-Housing News
Lion Real Estate Group has sold The Avenue at San Marcos, an 84-unit Class B community in San Diego, for $23.3 million. The buyer, Woodspear Properties, ...
Sandusky County real estate transfers Nov. 22-Dec. 6 Fremont News Messenger
Real estate transfers recorded by the Sandusky County Auditor's office from Nov. 22 to Dec. 6.
CBRE's 2019 Outlook: Strong Economy Expected To Lift All Commercial Real Estate Sectors - American Journal of Transportation
CBRE's 2019 Outlook: Strong Economy Expected To Lift All Commercial Real Estate Sectors American Journal of Transportation
Robust US Job Growth, Consumer Confidence Seen Boosting Office, Industrial Sectors, Aiding Transformation In Retail, Holding Cap Rates Steady.
North Texas home sales see biggest slide in seven years Dallas News
North Texas home sales fell by 8 percent in November.It was the biggest year-over-year sales decline in more than seven years.Real estate agents...
Los Angeles Real Estate Summit Think Realty
What Should You Expect at The Summit? This one-day summit offers invaluable insights through workshops and networking opportunities for those in the real ...
This week's top commercial real estate transactions | Real Estate Dallas News
SalesLibitzky Property Cos. and Sunwest Real Estate Group acquired Coppell Tech Center II and Highpoint Oaks I, a 2-building office portfolio at...
Real-Estate Broker Eastdil Hires Allianz Executive for N.Y. Sales Wall Street Journal
Real-estate broker Eastdil Secured has hired a top U.S. executive from a European financial firm, a move that could bolster the broker as its parent company ...
10 Must Read CRE Items for December 11, 2018 National Real Estate Investor
Harvard University's endowment has been buying large tracts of agricultural land in California, reports the Wall Street Journal. Former Bloomberg L.P. ...
As 2018 real estate market wraps up, buyers and sellers prepare for the year ahead - Kirkland Reporter
As 2018 real estate market wraps up, buyers and sellers prepare for the year ahead Kirkland Reporter
The holiday season is typically slow for residential real estate in Kirkland, as families tend to go out of town and may not be looking to move in the chilly weather, ...
Hendersonville’s Durham Farms villas hold appeal for all ages The Tennessean
The villas being built by David Weekley Homes in Hendersonville's Durham Farms neighborhood offer open floor plans and one-level living.
The 911 caller couldn’t talk. Then came a voice in the background: ‘Where is the money?’ - The Washington Post
The 911 caller couldn’t talk. Then came a voice in the background: ‘Where is the money?’ The Washington Post
Arrest made in shooting death of Maryland real estate salesman inside model home.
Fauquier County real estate transfers for Dec. 2-6 Fauquier Now
The Fauquier County Circuit Court clerk's office recorded these real estate transfers Dec. 2-6, 2018.
Dividend Increases: December 3-7, 2018 (Part 1: Real Estate Sector) Seeking Alpha
Monitoring dividend increases for stocks on my watch list helps me identify candidates for further analysis. In the past week, 28 companies declared dividend in.
Retiring Americans Scammed $100M in Tropical Real Estate Deal RealClearLife
Americans retiring abroad, beware: The FTC says you're a prime target for real estate development scams that promise a luxurious resort with a downpayment ...
The biggest Hamptons celebrity real estate stories from 2018 Curbed Hamptons
The year is winding down and 2018 is about to come to a close. Each year, the Hamptons real estate scene bears witness to celebrity home sales, purchases, ...
Why Real Estate Agents Should Not Fear Specializing Forbes
There are plenty of opportunities to find a specialized niche in real estate.
Real estate powerhouse Ackerberg Group bets big in Uptown and St. Paul Star Tribune
Stuart Ackerberg may have hit a few hiccups, but he was always certain the second phase of his MoZaic office development in the Uptown area of Minneapolis ...
Is Northview Apartment Real Estate Investment Trust’s (TSE:NVU.UN) CEO Salary Justified? - Simply Wall St
Is Northview Apartment Real Estate Investment Trust’s (TSE:NVU.UN) CEO Salary Justified? Simply Wall St
In 2014 Todd Cook was appointed CEO of Northview Apartment Real Estate Investment Trust (TSE:NVU.UN). This report will, first, examine the CEO ...
How To Create A House Buying Wish List For Your Dream Home
Buying a house is one of the most exciting things you will ever do. But there are LOTS of little details involved - details which can be very costly if they are overlooked.
Choosing An Estate Agent
With so many estate agencies vying for your business, choosing the right agency can be difficult. We have put together the following top ten tips to help you find and use the most appropriate estate agent to sell your house.
Successful Property Letting And Management
Successful Property Letting And Management is not something that just happens, it is something that has to be worked at, and planned professionally. When a landlord or an agent has a problem let, it is almost certainly to do with the suitability of the selected tenant.
Why Should Sellers Be Absent During Showings?
If only there were a way to sell your home without letting all those people come through. Unfortunately, the reality is that homes must be shown in order to be sold.
Your Home Equity Can Work for You
"Use your home's equity to pay off your debt. It's easy and simple, no closing costs!" Every time I turn on the television, commercials bombard me telling me to take out a home equity line of credit.
Writing on the Wall - Are REITs a Better Investment for You?
When I was a young child I had many annoying tendencies. My mother explained to me that the most annoying was my need to write on the walls of every room.
How To Increase Your Homes Selling Price by $3,306.75 In The Next 33 Days
According to the Federal Housing Finance Board:..
Reinventing Real Estate, Part 2: Online and Empowered Consumers Are Taking Charge and Paying Less
Demanding consumers"Internet buyers tend to be better informed on market conditions and better prepared to act on the home they want when they start working with a realtor. Luckily for realtors, these changes don't necessarily hurt, as long as they are able to adjust to the new relationship and realize that the new-style buyers value speed and efficiency over guidance when finding a home.
Home Buying: Things To Keep In Mind
So you've decided you want to own a home and now you want to begin your search for one. Before jumping into a home search, there are a few things you should keep in mind when going about buying a home.
Real Estate Research By Talking
Real estate research might start with a look at the U.S.
Conversation & The Real Estate Investor
One key that makes investors is conversation or should I say "The Art Of Conversation".All successful investors are skilled in conversation and I'm not talking about the investors that does 10, 20 or even 30 deal a year! I'm talking about the "BTO" Big Time Operator; The Big Dog's slamming down 100 or more deals every year.
Should You Sell Your Home Yourself?
Are you thinking about selling your home? Would you like to sell it by yourself instead of hiring a real estate agent? If so it would be beneficial to review the pros and cons of selling your home by yourself before hanging out the sign.PROSSelling your home without an agent means More Money.
Moldy Homes are a Great Investment
Have you seen this in your classifieds? -"Will pay $$$ for moldy homes. Call 555-555-5555"All you have to do is watch the news and you know about mold problems.
Making a First Impression When Selling Your Home
So you've decided to take advantage of the booming real estate market and put your house up for sale. As you know, buying a house is the most important purchase a consumer can make.
Sellers, Are You Having A Hard Time Selling Your Home?
Sue and Chuck DeFiore have the perfect solution for you - Lease Purchasing your home!What is Lease Purchasing?A Lease Purchase is a process that combines a basic rental lease with an agreement to purchase, or with an option to purchase the property. The Buyer (or Lease-Purchaser) pays to the seller a monthly payment that usually approximates a rental amount or a typical mortgage payment on the home.
How to Get Started in the Real Estate Game Fixing and Flipping Houses
If you're looking to get started investing in real estate by fixing and flipping houses, you'll want to know what to type of property to buy. Many real estate investors make millions turning ugly houses into dollhouses.
Property Investing Secrets 7
Property Investing Secrets:How Buying Real Estate Is Like Planning a Trip to the Greek IslandsOne you start property investing, one important tip is to press the flesh with the real estate agents in the areas where you plan to buy. Because property investing is a bit like buying a holiday package, you must separate yourself from the rest of the investors by giving the real estate agents the information they are looking for in your first face to face meeting.
What Can I Realistically Earn In A Lease Purchase Business?
If you're looking at Lease Purchasing as a business, you'll obviously want to earn much more than the $20,000 per year in our "How To Give Yourself A $20,000/Year Raise Without Asking Your Boss" article. Let's review the numbers from that article: For every 100 calls Sue makes on For Sale By Owner property, she either speaks with or leaves messages for about 60%.
The Echo Boomers - The Next Big Consumers
The Echo Boomers or Generation Y currently make up about one third of the US Population. Many of the Echo Boomers are starting to reach an age where they want and need things like, Houses, Cars, Insurance.
Home Staging Strategies
Who are you preparing your home to sell to?You, as a home seller, have two initial choices.1.
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