Endre Barath, Jr. Los Angeles/Beverly Hills

John, and Michael Jacobs  & Debe Maxwell, CRS  thank you for the honorable mentions. I have some ideas, please reach out to me privately and we can discuss. It is too long to write about it here.Endre

Larry Story comes to mind.  He isn't only land focused, he's a broker, but I know he does a good bit of farm and land for development.

I have been involved in a few as a principle, never as an agent though.

Approach all of your local developers and see if there is any interest in them purchasing the property.  Or work our a long term contract with your client if they want to sell these as lots over time.

Barbara Todaro deals with these situations more often than most of us here do.

       Candice A. Donofrio has been AWOL from the Q&A Board.  Maybe she will return; she might be able to advise.

I do land and subdividing here, but we have several different ways to divide, and several factors that affect subdividing methods. Starting with all the different zonings, and whether or not the lots will be well and septic or public water and sewer. 3 of our common rural zonings are AR-1, AR-2, and AR-3. In AR-1 , we have to start with a minimun of 20 acres. A 19 acre lot can't be subdivided in AR-1 and a 20 acre lot can only be divided into 2 lots, one of which has to be over 15 acres. We also have environmental factors like Mountainside Overlay districts, Limestone districts, etc. In your last deal description, usually the builders/developers have a land aquisition methed established. Many owners overvalue the the current value only looking at how much the property will be worth after it's subdivided and developed. They forget it can cost millions of dollars for engineering, surveying, roads, curb and gutter, lighting, water runoff, retention ponds, improvements to the local sewer treatment plant, water taps, fire hydrants, underground utilities, traffic studies, etc, etc, etc.  If I was agent in that kind of deal, i wouldn't try to get paid on each future lot sale. Find out the wholesale lot value a developer would pay if you can, otherwise just list it with owner but don't put it in MLS. Then approach local builders/developers to determine interest and solicit bids. Another way to do it would be to just auction it. Check with your local auctioneer company and see if they have sold anything similar. The auction company won't want it in the MLS either until after owner agrees to auction, then they will set minimum bid, and suggest a reserve.

I don't specialize in land currently, but in the 90's I was VP of a Real Estate Development Company and grew to love the land business. As you know, land development has ups and downs and I was laid off during a down time when the last big project ended. I am still great friends with the owner of that company and he is advising me on a land deal in the Phoenix market.

I do beleive there are great opportunities because few agents take interest in land.

Endre Barath, Jr. and Larry Story are your land guys, John. 

Yolanda Cordova-Gilbert works with builders but, I'm not sure if she works through the development/land purchase part of the deal or not.

Good luck!

Endre Barath, Jr. comes to mind immediately.

Endre Barath, Jr. is , 

your first scenario is common....in my area, those losts, if conforming to zoning regulations, would be called Form A lots....subdivision approval is not required.... need one visit to the planning board to approve that you are conforming...and the town will release each lot for building....

the second scenario would depend on the advice given by the land owners CPA.... this could go many ways... and that would depend on the landowner's financial strength... if strong enough, he should pay for the engineering and go through the approval process.... and hire someone to develop the infrastructure... THEN sell lots to individual builders...clean deal... limit the number of lots sold/year depending on CPA's advice...he will recoup is up front expense ( I've experienced this happening half way through) and the balance of the lots will be pure profit.... landowners should stay away from the construction end because of liability!  lawsuits are always construction related not land related....   many scenarios available for this landowner....

he who has land wins..... the mountain will come to mohamad.... the builders are at the landowners mercy.... in my area, they are!!!

from the brokerage end, you get the listings on the lots....and when you sell a lot to a builder, you get a full commission on the end product of the home that builder constructs.... it it's a custom deal, that's his problem....he must include your fee in his calculations to his buyer..... you will get commissions on both land and end product...plus you will have the opportunity to establish a rapport with many builders....future business.... 

I do not John, good luck to you.

I don't really sell land, just very occasionally

Endre Barath, Jr. in CA

Yes, The Land Man, Endre Barath, Jr. 

I've only sold vacant lots, not acreage.

I would become a participant or co-owner. The commission on selling indidual lots i slow. It is best to become a co-owner sell to developer may be you get to sell new homes later.

I have done a few deals like this and the lots close, i got paid. Quite a few times the builders paid for the land in phases. Like a grouping of 4, 10 or even 20 lots closed at a time. SOme times the land owner allows the builder to build spec homes and gets paid at closing. I was able to list the homes and get paid to list the new construction, when no buyer agent as a transactional agent and got paid on the land portion of the sale from the land owner

Not I. Can't think of anything more boring.... then again, I'm a city girl and never lived even on a small plot of land until I was 50 years old. But it's a great niche for those who enjoy it.

Endre Barath, Jr. 

Congratulation, we got the answer.

I sell a lot of recreational land, but developement land I partner with an experienced developer

I'd say Endre Barath, Jr. and Candice A. Donofrio comes to mind.

Half of our sales are Maine land sales so it is handled differently than marketing homes. Owner financing, listing waterfront land, mix wood lots, commercial development of raw land... it all happens and keeps it interesting! Was there a question here to answer?

Land owners without resources or development expertise are usually better to sell to an experience developer. I have been involved in all of the aspects and can assure you that land development can be a risky as well as a rewarding business.

I would speak to a real estate attorney and possibly have a listing contract that specifies your plans.

John Mosier - you got it - Endre Barath, Jr.. 

Wow, the answer is there. 

peeking at the answers !

I was thinking Endre could help, but maybe not.

I also recommend Endre.

Good luck.