How to increase the value of vacant land

What raises the value of raw land?

Buyers pay for land they can use, so legal access, clear boundaries, utilities, soil and zoning matter most. A Texas A&M AgriLife rural land checklist says a current survey is strongly recommended to confirm boundaries, acreage and legal access. It also says access to public roads and utilities affects both the initial investment and long-term value.

Start by comparing nearby sales, as in how to value vacant land.

How much does a land survey cost?

Survey cost depends on acreage, terrain and county, so get written quotes from two or three local surveyors. Give each the legal description from your deed.

Check that each surveyor holds a license with your state board of licensed surveyors. A survey is most useful when lines are unclear or the parcel has no recent one. Texas A&M AgriLife lists outdated or missing surveys as a red flag for buyers.

How do I fix legal access?

Land with no legal road access is hard to sell. Texas A&M AgriLife tells buyers to proceed with caution when access is unclear or disputed. Check your deed and county records for a recorded right to reach the land.

If neighbors let you cross their land, ask an attorney to put it in a written, recorded easement. If your land has no access at all, read our guide on landlocked property.

How much does a perc test cost?

Perc test fees are set locally, so call the county health department where the land sits. Where sewer is not available, buyers want to know whether septic will work. A percolation test or soil evaluation answers that.

Harford County, Maryland lists $250 per lot for a conventional test with up to five evaluations. The owner must supply a backhoe and an operator. Saginaw County, Michigan says owners use its preliminary soil evaluation before they offer land for sale. Those are two counties. Yours will differ.

Are utilities worth running to a site?

Running power, water or sewer to a site is a bigger decision than a survey or a perc test. Call the local utility for a written estimate before you commit. Compare the estimate with what nearby land with and without utilities sold for.

Does clearing the land add value?

Cleaning up before you sell is a low-risk step. NC State Extension advises that if you have cleaning up to do, you try to finish it before you share the land for sale. Ask your county or a forester before you cut trees.

Does rezoning or subdividing add value?

Rezoning or subdividing can change what a buyer can build, but it costs money and time and a board can say no. Johnston County, North Carolina charges $500 to $1,250 or more to apply for a rezoning, before surveys and studies. See how to rezone land and how to subdivide land.

Check your zoning first. Our guide to finding your property's zoning is the first step.

How do I decide if a fix is worth it?

For each fix, write down the cost, the time and the likely effect on price. If the gain is not clear, skip it. Property taxes keep coming while you wait.

The cost of waiting calculator and the net proceeds calculator help.

When is selling as-is the better call?

Selling as-is is better when fixes cost more than they add, when you need to close soon, or when you do not want the project.

Liberty Acres is a family-owned land company. We buy land anywhere in the US, in any condition, and close through a title company. We pay back taxes and all closing costs, with no agents and no commissions. We can close in as little as 14 days. Most sales close within a few weeks to a few months, once the title work is done. For larger parcels with development potential, we can sign terms that allow time for zoning and entitlement work. You keep title until closing, and the price can reflect the added value. To see what your land brings today, get a cash offer.

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