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How we value land

What your land is worth — and the factors that decide it.

How much is land worth? It depends on the land’s condition and many other factors. Just as there is no perfect person, there is no perfect parcel — every factor has positive and negative characteristics, and a strength in one can be offset by a weakness in another. That’s exactly why land is so much harder to value than houses. Below are the 30 factors we weigh on every parcel.
Raises valueLowers value

30 factors

01Location

Proximity to towns, jobs, schools, highways, and desirable areas — the single strongest influence on what land is worth. [PLACEHOLDER — client to supply positive/negative detail]

02Neighborhood Factors
Raises value
Increasing home valuesNew constructionPride of ownershipStable ownershipLarge homes nearbyUpscale subdivisionsActive development
Lowers value
Vacant / abandoned structuresDeclining neighborhoodsHeavy rentalsJunk yardsIndustrial neighborsMobile-home concentrations (sometimes)High vacancy
03Physical Characteristics
Raises value
FlatGentle slopeMountain viewsLake frontageCreek frontageMature hardwoodsClearedGood soilsLarge building envelopeRectangular shape
Lowers value
Extremely steepRock outcroppingsPoor drainageWetlandsFloodingErosionSmall usable areaOdd shapeNarrow lotDeep ravines
04Size
Raises value
Fits market demandEasily subdividableLarge enough for estate
Lowers value
Too small to buildToo large for local buyersAwkward dimensions
05Topography
Raises value
LevelRolling hillsEasy drivewaySouthern exposureEasy grading
Lowers value
CliffExtremely steepLandslide potentialDifficult excavationNorth-facing in cold climate
06Access
Raises value
State-maintained roadPaved roadMultiple access pointsCorner lotWide frontage
Lowers value
LandlockedPrivate-road disputesDirt roadSeasonal accessShared-driveway conflicts
07Utilities
Raises value
Public waterPublic sewerElectricFiber internetNatural gas
Lowers value
No utilitiesExpensive extensionSeptic problemsPoor internetWell problems
08Septic Suitability
Raises value
Approved septic permitConventional systemLarge repair areaExcellent soils
Lowers value
Failed percMarginal soilsEngineered system onlyNo repair fieldHigh water table
09Water
Raises value
Municipal waterExcellent wells nearbyLakeRiverSpring
Lowers value
Poor wellsWater contaminationDrought issuesWater-rights disputes
10Zoning
Raises value
Flexible zoningHigher densityMixed useCommercial potentialMultifamily allowed
Lowers value
Restrictive zoningDownzoningMinimum acreageBuilding restrictionsOverlay limitations
11Development Potential
Raises value
Easily subdividedHigher density possibleMultiple entrancesUtilities nearbyStrong absorption
Lowers value
No subdivision possibleLimited accessUtility constraintsPoor lot layout
12Environmental
Raises value
Clean environmental historyHealthy forestNo protected species
Lowers value
WetlandsEndangered speciesHazardous wasteFormer landfillMineBrownfield
13Flood Risk
Raises value
Outside floodplain
Lowers value
FEMA floodplainFloodwayFrequent floodingHigh insurance costs
14Legal Factors
Raises value
Clear titleSurveyRecorded easementsTitle insurance available
Lowers value
Title defectsBoundary disputesEncroachmentsUnreleased liensHeirs property
15Easements
Raises value
Utility easements only
Lowers value
PipelinePower transmissionRoad easementConservation easementShared driveway
16HOA / Restrictions
Raises value
Protects neighborhood
Lowers value
High duesStrict design controlsBuilding-size minimumsRV restrictionsTime-to-build requirements
17Market Conditions
Raises value
Low inventoryHigh demandPopulation growthLow interest rates
Lowers value
High ratesOversupplyFalling pricesRecession
18Taxes
Raises value
Low property taxAgricultural defermentForestry deferment
Lowers value
High taxesDeferred-tax recaptureSpecial assessments
19Financing Availability
Raises value
Bank financing availableSeller-financing market
Lowers value
Cash-only marketDifficult appraisalHigh down payments
20Future Growth
Raises value
New highwayNew schoolsHospitalManufacturing plantEmployment growth
Lowers value
Highway bypassFactory closurePopulation decline
21Government Actions
Raises value
Sewer expansionWater expansionAnnexationRezoning
Lowers value
DownzoningMoratoriumRoad widening (taking land)Environmental regulations
22Income Potential
Raises value
TimberHunting leaseCell towerSolar leaseBillboardAgricultural lease
Lowers value
No productive useLimited access
23Recreation
Raises value
LakeRiverNational ForestATV trailsSkiingFishing
Lowers value
NoiseCrowdingSeasonal market only
24Aesthetic Factors
Raises value
ViewsPrivacySunsetsMature treesStreams
Lowers value
Power linesCell towersQuarryLandfillRailroadInterstate noise
25Parcel Configuration
Raises value
Corner lotWide frontageMultiple building sites
Lowers value
Flag lotLong narrow parcelIrregular shape
26Adjacent Uses
Raises value
Luxury homesProtected forestParksGolf course
Lowers value
IndustrialHog farmPoultry housesLandfillQuarryPrison
27Timing
Raises value
Purchased before growthEarly subdivision phaseInfrastructure planned
Lowers value
Bought after appreciation peakMarket oversupply
28Seller Characteristics

These don't change the land's intrinsic value — but they can significantly affect the price an investor pays.

Raises value
Estate saleInherited propertyTax delinquentOut-of-state ownerTired landlordMultiple heirsDivorceFinancial distress
Lowers value
Emotionally attached ownerUnrealistic expectationsNo urgency to sell
29Entitlement Potential
Raises value
Rezoning potentialDensity increaseLot splitSubdivisionVarianceSpecial-use permitOverlay-district opportunitiesAnnexationUtility extensionRoad improvements
Lowers value
No entitlement possibilitiesPolitical oppositionComprehensive-plan conflictsUtility limitations
30Psychological Value

These influence buyers even though they don't change the land itself.

Raises value
WaterfrontCorner lotMountain viewsCul-de-sacPrestigious addressGated community“Estate-sized” parcel
Lowers value
Busy roadDifficult drivewayNear cemeteryNear transmission linesPerceived safety issues

No factors match that search.

No perfect parcel? That’s where we come in.

We weigh all of these together to reach a fair value — and we buy land as-is, offsets and imperfections included. Want to know what yours is worth?
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