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.

29 factors

01Neighborhood 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

02Physical Characteristics

Raises value

FlatGentle slopeMountain viewsLake frontageCreek frontageMature hardwoodsClearedGood soilsLarge building envelopeRectangular shape

Lowers value

Extremely steepRock outcroppingsPoor drainageWetlandsFloodingErosionSmall usable areaOdd shapeNarrow lotDeep ravines

03Size

Raises value

Fits market demandEasily subdividableLarge enough for estate

Lowers value

Too small to buildToo large for local buyersAwkward dimensions

04Topography

Raises value

LevelRolling hillsEasy drivewaySouthern exposureEasy grading

Lowers value

CliffExtremely steepLandslide potentialDifficult excavationNorth-facing in cold climate

05Access

Raises value

State-maintained roadPaved roadMultiple access pointsCorner lotWide frontage

Lowers value

LandlockedPrivate-road disputesDirt roadSeasonal accessShared-driveway conflicts

06Utilities

Raises value

Public waterPublic sewerElectricFiber internetNatural gas

Lowers value

No utilitiesExpensive extensionSeptic problemsPoor internetWell problems

07Septic Suitability

Raises value

Approved septic permitConventional systemLarge repair areaExcellent soils

Lowers value

Failed percMarginal soilsEngineered system onlyNo repair fieldHigh water table

08Water

Raises value

Municipal waterExcellent wells nearbyLakeRiverSpring

Lowers value

Poor wellsWater contaminationDrought issuesWater-rights disputes

09Zoning

Raises value

Flexible zoningHigher densityMixed useCommercial potentialMultifamily allowed

Lowers value

Restrictive zoningDownzoningMinimum acreageBuilding restrictionsOverlay limitations

10Development Potential

Raises value

Easily subdividedHigher density possibleMultiple entrancesUtilities nearbyStrong absorption

Lowers value

No subdivision possibleLimited accessUtility constraintsPoor lot layout

11Environmental

Raises value

Clean environmental historyHealthy forestNo protected species

Lowers value

WetlandsEndangered speciesHazardous wasteFormer landfillMineBrownfield

12Flood Risk

Raises value

Outside floodplain

Lowers value

FEMA floodplainFloodwayFrequent floodingHigh insurance costs

13Legal Factors

Raises value

Clear titleSurveyRecorded easementsTitle insurance available

Lowers value

Title defectsBoundary disputesEncroachmentsUnreleased liensHeirs property

14Easements

Raises value

Utility easements only

Lowers value

PipelinePower transmissionRoad easementConservation easementShared driveway

15HOA / Restrictions

Raises value

Protects neighborhood

Lowers value

High duesStrict design controlsBuilding-size minimumsRV restrictionsTime-to-build requirements

16Market Conditions

Raises value

Low inventoryHigh demandPopulation growthLow interest rates

Lowers value

High ratesOversupplyFalling pricesRecession

17Taxes

Raises value

Low property taxAgricultural defermentForestry deferment

Lowers value

High taxesDeferred-tax recaptureSpecial assessments

18Financing Availability

Raises value

Bank financing availableSeller-financing market

Lowers value

Cash-only marketDifficult appraisalHigh down payments

19Future Growth

Raises value

New highwayNew schoolsHospitalManufacturing plantEmployment growth

Lowers value

Highway bypassFactory closurePopulation decline

20Government Actions

Raises value

Sewer expansionWater expansionAnnexationRezoning

Lowers value

DownzoningMoratoriumRoad widening (taking land)Environmental regulations

21Income Potential

Raises value

TimberHunting leaseCell towerSolar leaseBillboardAgricultural lease

Lowers value

No productive useLimited access

22Recreation

Raises value

LakeRiverNational ForestATV trailsSkiingFishing

Lowers value

NoiseCrowdingSeasonal market only

23Aesthetic Factors

Raises value

ViewsPrivacySunsetsMature treesStreams

Lowers value

Power linesCell towersQuarryLandfillRailroadInterstate noise

24Parcel Configuration

Raises value

Corner lotWide frontageMultiple building sites

Lowers value

Flag lotLong narrow parcelIrregular shape

25Adjacent Uses

Raises value

Luxury homesProtected forestParksGolf course

Lowers value

IndustrialHog farmPoultry housesLandfillQuarryPrison

26Timing

Raises value

Purchased before growthEarly subdivision phaseInfrastructure planned

Lowers value

Bought after appreciation peakMarket oversupply

27Transaction Circumstances

These do not change what the land itself is worth. They affect timing, the title work involved, and which solutions are practical — and they are usually the part we can help with most.

Situations we handle regularly

Estate or inherited propertyMultiple heirsProbate in progressOut-of-state ownershipDelinquent property taxesUnreleased liensA landlord ready to move onAn owner who needs to close on a set date

28Entitlement Potential

Raises value

Rezoning potentialDensity increaseLot splitSubdivisionVarianceSpecial-use permitOverlay-district opportunitiesAnnexationUtility extensionRoad improvements

Lowers value

No entitlement possibilitiesPolitical oppositionComprehensive-plan conflictsUtility limitations

29Psychological 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?

Or call +1 828-301-0806