Buying Land

What should I look for when buying land?

Start with your intended use for the property. Important considerations can include access, boundaries, zoning, utilities, water sources, topography, soils, drainage, easements, neighboring properties, taxes, financing, and any restrictions affecting the land. For hunting or recreational property, habitat, timber, food sources, water, access, and surrounding land use may also be important.

How do I find land for sale?

Land can be found through real estate websites, land brokerage websites, MLS listings, auctions, local relationships, and land professionals. Working with an agent who specializes in rural property can also help buyers identify properties that fit their acreage, location, budget, and intended use.

Do I need a real estate agent to buy land?

An agent isn’t required for every transaction, but rural land can involve issues that aren’t as common with traditional residential property. A land-focused real estate professional can help buyers evaluate comparable sales, property characteristics, access, acreage, purchase terms, inspections, surveys, and other aspects of the transaction.

How much does land cost per acre?

There is no universal price per acre. Land values vary significantly based on location, property type, productivity, development potential, access, improvements, utilities, timber, recreational characteristics and local demand. Two properties located only a few miles apart can have substantially different values.

Can I finance vacant land?

Yes. Financing options may include local banks, agricultural lenders, farm credit institutions, land loans and other financing programs. Requirements for vacant land financing can differ from those for a conventional home mortgage, including down-payment requirements and loan terms.

How much money do I need down to buy land?

It depends on the lender, borrower and property. Vacant land loans may require a larger down payment than conventional residential mortgages. Buyers should speak with lenders experienced in rural or agricultural property before making an offer if financing will be required.

Should I get a survey when buying land?

A survey can help establish property boundaries, acreage and certain physical features affecting the property. Whether a new survey is necessary depends on the property, existing documentation, transaction and concerns of the buyer or lender.

What is an easement on a property?

An easement generally gives another person or entity certain rights to use a portion of a property for a specified purpose. Common examples include access, utilities and drainage. Buyers should review recorded easements and other title matters as part of their due diligence.

Selling Land

How do I determine what my land is worth?

A land valuation should consider comparable sales as well as the property’s location, acreage, tillable acres, soil productivity, timber, road frontage, access, improvements, development potential, recreational characteristics and current market conditions.

Simply multiplying acreage by an average price per acre may not accurately reflect a property’s market value.

What is the best way to sell land?

The appropriate sales method depends on the property and seller’s objectives. Rural property may be sold through a traditional listing, public auction, sealed bid process or private transaction. Property type, buyer demand, location, timing and the seller’s goals can influence which approach is appropriate.

Should I auction my land or list it?

Both methods can work.

A traditional listing allows a seller to establish an asking price and negotiate with individual buyers. An auction creates a defined sale date and competitive bidding environment.

The characteristics of the property, local demand, seller’s timeline and desired transaction structure should be considered before choosing a method.

How long does it take to sell land?

There is no standard timeframe. Location, asking price, acreage, property type, market conditions, marketing exposure and buyer demand can all affect how long a rural property takes to sell.

Do I need to clean up my property before selling it?

Not necessarily, but presentation can matter. Clearing entrances, mowing accessible areas, removing unnecessary debris and making important property features easier to see can help buyers understand the land.

Do professional photos matter when selling land?

Yes. Rural properties are often difficult to understand from road-level photographs alone. Aerial photography, maps and quality ground-level photography can help buyers visualize boundaries, fields, timber, water features, improvements and surrounding land.

Hunting & Recreational Land

What makes a good hunting property?

There isn’t one formula. Habitat diversity, food, water, bedding cover, timber, agricultural fields, terrain, access and surrounding land use can all affect a property’s recreational potential.

What should I look for when buying hunting land?

Buyers commonly evaluate habitat, access, neighboring properties, water, food sources, timber, terrain, existing trails and potential locations for stands or food plots. The ideal property depends on the buyer’s hunting and recreational goals.

Does hunting land need road frontage?

Not necessarily, but legal access is important. Buyers should understand exactly how a property is accessed and whether that access is directly from a public road or through a recorded easement.

Does timber increase land value?

It can. Timber can contribute recreational, aesthetic and potentially economic value. Species, age, quality, accessibility and timber volume all matter when evaluating its potential contribution to a property.

Are food plots valuable when selling hunting land?

Established food plots can make a recreational property more appealing to certain buyers, although their impact on market value varies. Habitat quality and the overall characteristics of the property are generally more important than any single improvement.

Farmland & Agricultural Real Estate

What determines farmland value?

Factors can include soil productivity, drainage, field size and shape, location, access, rental income, commodity economics, development pressure and local demand.

What is tillable acreage?

Tillable acreage generally refers to land capable of being cultivated for agricultural crop production. A property’s total acreage and tillable acreage are often different because woods, waterways, roads, buildings and other areas may be included in the total acreage.

What are soil productivity ratings?

Various soil rating systems are used to help evaluate agricultural productivity. The specific system depends on the location and available data. Soil information is one of several factors buyers and sellers may consider when evaluating farmland.

Can farmland be sold while it is rented to a farmer?

Yes. However, sellers and buyers should understand the existing lease, possession rights, crop rights, rental payments and termination requirements before closing.

Does cash rent affect farmland value?

Rental income can be one factor investors consider when evaluating farmland. Buyers may compare anticipated rental income with the purchase price and expenses to evaluate potential returns.

Can farmland be divided before selling it?

Potentially. Whether farmland can or should be divided depends on local zoning and subdivision rules, access, parcel configuration, surveys and the seller’s objectives. In some situations, offering land in multiple tracts can attract different types of buyers.

Land Auctions

How does a land auction work?

The seller establishes auction terms and a sale date, and qualified buyers compete for the property through bidding. Auctions may be conducted live, online or using a combination of methods.

Can land be sold in multiple tracts at auction?

Yes. Larger farms and rural properties are sometimes divided into individual tracts. Depending on the auction format, bidders may be able to bid on individual tracts, combinations of tracts or the entire property.

Do land auctions have a reserve?

Some do and some don’t. Auction terms should clearly state whether the property is being offered with a reserve, subject to seller confirmation or as an absolute auction.

What is a buyer’s premium at a land auction?

A buyer’s premium is an amount added to the successful bid according to the auction terms. Not every auction uses a buyer’s premium, so bidders should review the terms of each auction carefully.

Rural Homes & Acreage

Is buying a home with acreage different from buying a house in town?

It can be. Rural properties may involve wells, septic systems, private drives, agricultural land, outbuildings, easements, propane systems, larger boundaries and different zoning considerations.

What should I inspect when buying a rural home?

In addition to a standard home inspection, buyers may want to investigate wells, septic systems, outbuildings, access, boundaries and other property-specific features when applicable.

Can I build a house on vacant land?

Possibly, but owning vacant land does not automatically mean a residence can be built on it. Buyers should investigate zoning, building requirements, access, utilities, septic suitability, setbacks and other local requirements before purchasing land for construction.

Land Ownership & Investment

Is land a good investment?

Land can serve many investment objectives, but performance varies by property and market. Investors may consider appreciation, agricultural rent, recreational leases, timber, development potential, taxes, maintenance costs and their intended holding period.

Can land generate income?

Depending on the property, potential income sources may include agricultural rent, hunting leases, timber management and other permitted uses. Buyers should evaluate the feasibility, expenses and legal requirements associated with any anticipated income source.

Can I use a 1031 exchange to buy land?

Real property held for investment or business purposes may potentially qualify for a Section 1031 like-kind exchange when applicable requirements are satisfied. Because 1031 exchanges involve specific tax rules and deadlines, buyers and sellers should consult a qualified intermediary and tax professional.

Working With Base Camp Country Real Estate

What type of property does Base Camp Country Real Estate specialize in?

Base Camp Country Real Estate focuses on rural real estate, including hunting land, recreational property, farms, agricultural land, timberland, vacant acreage and rural homes.

Does Base Camp Country Real Estate sell property in multiple states?

Yes. Base Camp Country Real Estate works in multiple states through its network of rural real estate professionals. Availability of brokerage services and individual agents varies by state.

Can Base Camp Country help me determine what my land is worth?

Base Camp Country land professionals can evaluate property characteristics and relevant market information to help landowners understand the potential market value of their property.

Does Base Camp Country work with both buyers and sellers?

Yes. Base Camp Country’s real estate professionals work with buyers searching for rural property as well as landowners considering selling.

How do I find a land agent near me?

Base Camp Country’s Land Professionals directory allows buyers and sellers to find agents serving different states and geographic areas.

How do I sell my land with Base Camp Country?

A landowner can begin by contacting a Base Camp Country land professional to discuss the property, objectives, timing and potential marketing strategy. The agent can then evaluate the property and discuss appropriate options for bringing it to market.