Land Buying

A home sale tends to focus on kitchens, roofs, and school districts. Pest history rarely appears in the listing photos, yet it can shape an inspection report, a negotiation, or a closing date. Termite activity, rodent damage, moisture problems, and repeated treatments all leave traces, and those traces can surprise a buyer who assumed the house was sound or a seller who assumed the past was behind them.Pest findings are not automatically deal-breakers. Many are manageable when they are identified early, documented honestly, and addressed properly. The trouble starts when issues are discovered late, hidden under fresh paint, or explained away. The sections below describe why pest history matters in a transaction, what buyers and sellers should look for, how to document earlier treatment,... 10/12/2026

Sometimes persistence pays off when negotiating purchase offers for vacant land. This fully improved 9.35 acre parcel had a lot going for it: Electric to Property Line  3 Bedroom Installed Septic System Half Buried 3,000 Gallon Water Storage Tank Pump House 2 – Metal Carports Buried Underground Utilities Inside Parcel  RV Hookup Graded Driveway to RV Hookup Tons of Gravel and Dirt to Level Part of the Parcel for the RV Hookup Horse Friendly No HOA No CCRs UNDER CONTRACT IN KINGMAN, AZThen add in the great mountain views, incredible privacy, good road access and with an asking price of over $100,000 an offer was accepted. The seller was wise in turning down one low ball offer and another lower offer. As it has been said, if all goes well and the creek don’t rise, this vacant land listing... 10/13/2026

In today’s real estate market, there are more sellers countering beyond the dollars for the residential homes or vacant land parcels. Often these counter offers are not well understood by the buyers as well as by their buyer’s agents.A counter offer can be a necessary piece of the offer puzzle.First, AZ is not an attorney state. Buyers have the right to request the title and escrow firm. Under federal law, per RESPA sellers cannot force buyers to accept a specific title firm.Escrow/Title Counter Offer Missing PieceWhat happens if the seller’s listing agent may know an out of area title firm or a local firm lacks a complete understanding of the area.  Additionally, possibly the title firm is not as quick to respond as others specific to sending the preliminary title commitment report and... 10/09/2026

Ask the Land Guy: What Is the Difference Between Landlocked and Land With Legal Access?When you're buying or selling vacant land, one of the first questions you should ask is:“Does the property have legal access?”A parcel can contain 2 acres, 10 acres, or even 100 acres—but if there is no legal way to reach it, you may have a serious problem.That brings us to an important distinction: landlocked property versus property with legal access.What Does “Landlocked” Mean?A property is generally considered landlocked when it does not have direct access to a public road and does not have an established legal right to cross another property to reach one.You might be able to physically walk or drive to the parcel through a neighboring property, but that does not necessarily mean you have legal a... 10/07/2026

Ask the Land Guy: What Is a Buildable Envelope?When you look at a vacant parcel, you might see 2 acres, 5 acres, or even 20 acres and think there is plenty of room to build.But here's one of the most important things I tell landowners:You don't build on the acreage. You build inside the buildable envelope.So, What Is a Buildable Envelope?The buildable envelope is the portion of a property where a home or other permitted structure can actually be placed after taking zoning requirements and site restrictions into consideration.Think of it as the usable area that's left after everything else is accounted for.A parcel may contain 5 acres on paper, but once an engineer evaluates the property, the area available for a house could be surprisingly small.What Can Reduce the Buildable Envelope?Se... 10/07/2026

Ask the Land Guy: Let's Talk Topography—What Is the Land Telling You?When I walk a piece of vacant land, one of the first things I look at isn't the acreage.I look at the topography.Why? Because the shape of the land can tell you a great deal about its potential—and sometimes about the problems hiding behind an attractive number of acres.A parcel may contain 5, 10 or even 20 acres, but that doesn't necessarily mean all those acres are usable.The Land Is Always Telling You SomethingIs the property relatively level?Does it rise gradually from the road?Does it drop sharply?Is there a ridge or plateau that could provide an excellent homesite?Are there low areas where water may collect?Are there steep slopes that could make construction more difficult?These are things I start evaluating the ... 10/06/2026

Sometimes a real estate opportunity becomes more interesting because of what happens next door.I currently have a 1.279-acre parcel listed at 206 E Orville Dr. in Florence, Arizona. Recently, I noticed something new: the adjacent 1.279-acre parcel at 12092 N Nina Place is also for sale, listed separately by another brokerage.That means a buyer now has an interesting possibility to consider.Purchase one parcel - or explore the possibility of acquiring both adjacent lots, totaling approximately 2.558 acres.My listing: 206 E Orville Dr.The property is a 1.279-acre lot located just south of Florence-Kelvin Highway near the growing town of Florence.It is zoned GR - General Rural. There is currently no electric meter on the property, although electrical lines are underground and the electrici... 10/05/2026

Ask the Land Guy: Why Sewer Can Change the Value of Putnam County LandWhen people look at vacant land in Putnam County, they often focus on acreage, location and road frontage. But there is another factor that can dramatically affect a property's usefulness, marketability and potentially its value:Sewer availability.In much of Putnam County, vacant land must rely on a private septic system. When a parcel has access to an approved public or municipal sewer system, it can change the equation.Why Is Sewer So Important?If a property requires a septic system, the land has to be capable of supporting that system. That can mean soil testing, engineering, Health Department review and sufficient usable area for the proposed septic system.And here's the important part:Owning enough acreage doesn'... 09/30/2026

Ask the Land Guy: What Does BOHA Mean for Your Putnam County Property?If you own vacant land in Putnam County, NY, there is one term you will hear over and over again when you decide to sell:BOHA.BOHA generally refers to Board of Health Approval, and when you're dealing with vacant land that will require a private septic system, it can be one of the most important pieces of the puzzle.Why Does BOHA Matter?A beautiful piece of land isn't automatically a buildable lot.Before a buyer can feel comfortable purchasing property for a home, they want answers to some basic questions: Can the property support a septic system? Has soil and/or percolation testing been completed? Is there an approved septic design? How many bedrooms does the approval support? Is fill required? Is the approval still ... 09/30/2026

If you’re currently renting in the Bay Area, I want to start by acknowledging something simple: it’s completely normal if buying a home feels intimidating right now.Between median prices topping $1.5 million in places like San Mateo County, Silicon Valley and Santa Clara, student debt, and constant news headlines about affordability, it’s easy to look at the market and think, "Forget it, why even try?"Many renters I speak with have quietly given up on the idea before they’ve even started. They assume homeownership requires a flawless credit score, a massive 20% cash down payment, and a total absence of debt.The truth? Many renters are much closer to buying than they think, they’re just operating on old rules and total information overload.A Story I See All Too OftenA few months ago, I s... 09/27/2026

Ask the Land Guy: What Are Putnam County Land Buyers Looking For?   When someone calls me about vacant land in Putnam County, one of the first things I notice is that serious buyers tend to ask many of the same questions. They aren't just asking: “How many acres is it?” They want to know what they can actually do with the property. After decades of selling vacant land, here are some of the things I find Putnam County land buyers are looking for. 1. Is It Buildable? This is usually the biggest question. A buyer may love the location and acreage, but if they're planning to build a home, they need to understand whether the parcel can realistically support one. Zoning, setbacks, access, septic feasibility, wetlands, topography and other restrictions can all come into play. 2. Does It Have ... 09/24/2026

Old real estate myths still make the rounds. Here's what actually matters in today's market. Content Summary Real estate advice has a way of sticking around long after the market changes. Some tips that made sense years ago can now hold buyers and sellers back. If you're planning a move in Southeastern Massachusetts, understanding what's true today can help you make smarter decisions and avoid costly mistakes. Introduction Pull up a chair and grab a coffee. Buying or selling a home comes with no shortage of opinions. Friends share stories. Family members offer tips. Social media adds another layer of noise. Before long, you're sorting through advice that's been passed around for decades. The challenge? Today's market doesn't always play by yesterday's rules. From Plymouth to Hanson and ... 09/29/2026

Buying a rural property? Look beyond the house! During a showing, pay attention to drainage, driveway conditions, neighboring land uses, utilities, outbuildings, property lines, and cell/internet service. These details can significantly impact your experience and investment. Learn what to look for before making an offer! Seven Things Buyers Should Notice During a Rural Property Showing A rural property showing involves more than walking through the house. The home may be the center of the purchase, but the driveway, land, utilities, outbuildings, neighboring uses, and communication service can determine whether the property fits the buyer’s plans. Before the view or acreage distracts you, pay attention to these seven practical details. 1. Drainage and Water Movement Look for ditches, cu... 09/16/2026

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Seven Things Buyers Should Notice During a Rural Property ShowingA rural property showing involves more than walking through the house.The home may be the center of the purchase, but the driveway, land, utilities, outbuildings, neighboring uses, and communication service can determine whether the property fits the buyer’s plans.Before the view or acreage distracts you, pay attention to these seven practical details.1. Drainage and Water MovementLook for ditches, culverts, low areas, washed gravel, exposed roots, standing water, and erosion.Notice how the land slopes toward or away from the house, outbuildings, driveway, and septic area. Stains on foundation walls, damp crawl spaces, or piles of debris caught against a fence may clue you into where water travels during heavy rain.A sunny... 09/16/2026

Buying Acreage Is Different From Buying a Subdivision LotA subdivision lot often has clearly marked roads, nearby utilities, recorded restrictions, and neighboring homes that help buyers understand how they can use the property.Acreage requires a deeper investigation.The number of acres may attract a buyer, but boundaries, access, utilities, timber, financing, insurance, and legal documents determine what the buyer can realistically do with the land.Confirm the BoundariesFences, creeks, roads, trails, and mowing lines are not always legal property boundaries.A survey can identify the property lines, corners, acreage, visible encroachments, and the relationship between improvements and boundaries. This becomes especially important when buying wooded land where old markers may be difficul... 09/14/2026

Understanding a property’s buildable envelope is essential when evaluating land. Acreage alone does not determine a property’s development potential—site restrictions, setbacks, access, and other factors can significantly affect what can actually be built. Ask the Land Guy: What Is a Buildable Envelope? One of the most important questions to answer before buying or selling vacant land is: “Where can I actually build?” That’s where the buildable envelope comes in. A buildable envelope is the portion of a property where a house or other structure can legally and practically be located after taking into consideration the property's zoning requirements, setbacks, wetlands, topography, septic requirements, access and other restrictions. In simple terms: Your property line may show you what y... 09/09/2026

Ask the Land Guy: What Is a Buildable Envelope?One of the most important questions to answer before buying or selling vacant land is: “Where can I actually build?”That’s where the buildable envelope comes in.A buildable envelope is the portion of a property where a house or other structure can legally and practically be located after taking into consideration the property's zoning requirements, setbacks, wetlands, topography, septic requirements, access and other restrictions.In simple terms:Your property line may show you what you own—but the buildable envelope shows you where you can build.Start With the Property LinesA parcel might contain 2, 5, 10 or even 20 acres. But you may not be able to use all of that land for construction.Zoning regulations can require minimum setbacks from: ... 09/09/2026

190 Acre Farm!  Yes that's a hard find.   136 Acres Crop Rotation.  49 Acres Wooded.  5 Acres Home Site.  3 Bedroom, 2 Bath home, with 40x40 Insulated Shop, Storm Shelter, Well, and Septic System.  Home features all kitchen appliances, split bedroom plan, and covered back deck to watch the beautiful sunsets or to enjoy your morning coffee.  Private and secluded.  Wildlife galore.  Prefect place for 4 wheeling, trail riding, hunting, or if you just want the peace and quiet of country living.  Located in the peaceful rural community of Palmersville in  Northeastern Weakley County, this property offers the charm and slower pace of country living in an area rich in agricultural heritage.  Palmersville is known for framing roots, open countryside, and small-town atmosphere.  Convenient to Dr... 09/06/2026

How long has Maine land, owning a piece of your own property rolled around in your head? Land in Maine offers peace and quiet, plenty of space. Woods, wildlife, hiking trails, outdoor recreation.You are not the only one thinking about running away to Maine. Just listed, 15 acres of Maine land in Cary Maine, Aroostook County.Start small, make the call. Land listing in Maine offers 853' Smith Road frontage. Loaded with wildlife, solitude, a feeling of wide-open space.Do your own thing. Be left alone, spend some time with yourself up in Maine. Mixed woods, level to rolling terrain and no wall to wall people around you. This is your spot to build a cabin, bring in an Amish camp shell to finish off.Or park your travel trailer RV on your Northern Maine land. East Grand Lake water fun is just ... 09/02/2026