- 777 Brickell Ave, Suite 500-99620, Miami, FL 33131
- offers@activeacres.com
- (754)-300-0612
October 4, 2025
Quick Answer: Start with recent comparable vacant land sales in your local market and apply market supported adjustments for differences such as size utilities road access zoning and topography. If inventory is thin you can use older or best available comps with time adjustments supported by local trends.
What to check: Fannie Mae Comparable Sales · Fannie Mae Adjustments and Time Adjustments
Quick Answer: Deed legal description survey if any title report or commitment HOA or POA documents tax statements easements and agreements utility info well or septic records access letters and any permits or studies such as soil wetlands perc and geotech. Organized documents reduce fallout and support your price.
What to check: Title policy coverages comparison · ALTA Homeowners Policy overview
Quick Answer: Confirm recorded access through deeded easement or public road frontage. Lack of legal access hurts value and financing. A standard owner policy insures right of access and an enhanced policy may add actual vehicular or pedestrian access coverage in some states.
What to check: Access coverage in ALTA policies · Expanded right of access explained
Quick Answer: Buyers and lenders check FEMA flood maps. Parcels in Special Flood Hazard Areas such as Zone A or AE can face insurance and buildability hurdles. Provide clear maps early and factor mitigation into pricing.
What to check: FEMA Map Products and Tools · FEMA National Flood Hazard Layer viewer
Quick Answer: Screen with USFWS IPaC for listed species and the National Wetlands Inventory for wet features. These are screening tools and buyers may request delineations or agency consultation for certainty.
What to check: USFWS IPaC · USFWS National Wetlands Inventory
Quick Answer: Zoning setbacks and use by right are local. Link to your county or city code and provide a one pager with zoning district minimum lot size setbacks allowed uses and any overlays such as floodplain wildfire or coastal.
Quick Answer: Sometimes. Subdivision rules such as lot size frontage utilities and access vary widely. If viable a preliminary survey and a pre application meeting can unlock value. If not market as a single tract and note any theoretical yield.
Quick Answer: Yes. Utility ingress or egress pipeline conservation or use restrictions appearing on title or survey should be disclosed. Buyers price in constraints and surprises kill deals.
What to check: How ALTA policies treat easements
Quick Answer: Rights can be severed historically which creates a split estate. Confirm reservations and prior conveyances in title then disclose clearly since retained or third party rights can impact surface use and value.
What to check: BLM Split Estate overview
Quick Answer: For unsewered parcels buyers often require soil suitability for septic and safe potable water. Pre listing tests reduce risk and time to close.
What to check: EPA Septic Systems · CDC Private Wells testing
Quick Answer: Share a Web Soil Survey map and note limiting soils such as shrink swell shallow bedrock or hydric. If slope or access grading is material get a topo and a builder opinion.
What to check: USDA NRCS Web Soil Survey
777 Brickell Ave, Suite 500-99620, Miami, FL 33131
Quick Answer: If pins or monuments are uncertain consider a boundary survey. Title insurers treat record matters differently from on the ground issues and enhanced policies sometimes address certain encroachments by endorsement.
What to check: Coverage nuances for encroachments
Quick Answer: Yes. Tax liens judgments and HOA liens surface on title. Clear or negotiate payoffs early and disclose obligations to avoid last minute retrades.
Quick Answer: In balanced to slow markets exposure through MLS and land marketplaces plus positioning matter. Skilled land brokers add comp selection entitlement framing and buyer screening. FSBO can work if you replicate that rigor.
What to check: Realtor dot com August 2025 market trends
Quick Answer: Most buyers and lenders will require it. Standard owner policies cover title defects recorded liens and right of access. Enhanced policies may address some off record risks. Ask about endorsements that fit land such as access encroachments map and minerals limitations.
What to check: ALTA policy comparison
Quick Answer: Customary items include title insurance if seller paid in your state recording transfer tax escrow or attorney fees prorated taxes or HOA survey updates and negotiated concessions. Ask title or escrow for a preliminary net sheet.
Quick Answer: Require in person or approved remote online notarization where legal with robust ID checks. Insist on settlement through licensed title or escrow. Use fraud holds and callback verification on wires. Title policies can cover certain forgery risks. Ask about endorsements targeted at impersonation trends.
What to check: ALTA Seller Impersonation Fraud · FBI 2024 Internet Crime Report press release · FBI IC3 file a complaint
Quick Answer: Solar and battery projects use long leases or easements and may include decommissioning surety bonds and restoration standards. Get specialized counsel and insist on clear end of life obligations and assignments.
What to check: NREL PV End of Life Best Practices · NCCETC 2024 Decommissioning Snapshot January 2025
Quick Answer: Without legal access financing is difficult and the buyer pool shrinks. Solutions include negotiating a recorded easement pursuing statutory or private remedies with counsel or discounting accordingly. Disclose clearly.
Quick Answer: Yes but consumer credit sales secured by a dwelling can trigger federal Loan Originator rules under Regulation Z section 1026.36 and state law. Work with counsel and a loan servicer and use proper disclosures interest and default remedies. Consider a neutral escrow or servicer.
What to check: CFPB 12 CFR 1026.36 Loan Originator Rule
Quick Answer: Provide CC and Rs architectural guidelines dues transfer fees and any point of sale certificates. Buyers will factor restrictions such as RVs outbuildings or rental bans into price.
777 Brickell Ave, Suite 500-99620, Miami, FL 33131
Quick Answer: Highly state specific. Provide well logs irrigation district info and any water right certificates or ditch easements. Engage a water rights attorney in prior appropriation states in the West.
Quick Answer: It typically reduces development value but can attract conservation minded buyers and can provide tax benefits when properly structured. Disclose baseline reports maps and reserved rights.
What to check: Land Trust Alliance What is a conservation easement
Quick Answer: Days on market lengthened as inventory rose in 2025 but timing is hyper local and property type specific. Price to the market and pre answer diligence questions to shorten DOM.
What to check: Realtor dot com August 2025 trends
Quick Answer: Clear access photos corner pins utilities views topo overlays drone fly throughs and a simple constraints map for flood wetlands and setbacks. Provide downloadable KML or GPX for on site tours.
Quick Answer: If boundaries or acreage are uncertain or you anticipate splits ordering now reduces renegotiation risk. Share the survey and legal description in your data room.
Quick Answer: State specific purchase agreement and mandatory disclosures such as lead paint for improved pre 1978 structures and HOA items. For vacant land add exhibits for maps easements and zoning summaries.
Quick Answer: Possibly through escrow or title partners that support crypto conversion and enhanced KYC and AML. Clarify who bears volatility fees and tax reporting. Traditional wires remain standard.
Quick Answer: Require recent proof of funds verify identity on video use earnest money in escrow and favor non assignable offers or tight assignment terms if wholesaling risk is high.
Quick Answer: Normal includes title survey environmental well and septic access confirmation and zoning verification. Risky includes open ended feasibility with multiple extensions or funding tied to later entitlement milestones without additional consideration.
Quick Answer: Prohibit assignment or require written consent additional non refundable consideration and a named assignee within a set window. Limit access until capacity and intent are proven.
Quick Answer: Clarify what conveys and the removal timing. For manufactured housing confirm title and local code requirements for demolition or relocation permits.
Quick Answer: Many states recapture tax benefits when agricultural or open space land changes use. Disclose status and allocate risk in the contract and get a payoff estimate from the assessor.
Quick Answer: Get a forester cruise with net to seller estimates and replant obligations. Decide whether to harvest before sale sell with timber reserved or price with timber value included.
Quick Answer: Yes through separate conveyances or reservations but severed rights can reduce marketability. Spell out surface use limits and add disclosure maps.
What to check: BLM Split Estate
Quick Answer: If price reflects risk and you verify funds and identity it can be optimal. Counter with short but reasonable diligence and meaningful non refundable earnest money after key checks such as title survey and access are satisfied.
Quick Answer: Confirm via survey. Solutions include boundary line agreements easements or adjustments. Title endorsements may help so coordinate with the carrier early.
Quick Answer: Land is generally a capital asset. Gains depend on basis holding period and selling costs. Installment sales can spread recognition over payments. Consult a CPA for federal and state specifics.
What to check: IRS Publication 544 Sales and Other Dispositions · IRS Publication 537 Installment Sales
Quick Answer: Parties legal description price and earnest money contingencies for title survey access well septic and zoning closing timeline prorations disclosures assignment rules default remedies and exhibits such as maps easements and HOA documents.
Quick Answer: Use MLS plus land marketplaces with real buyer traffic. Syndicate to LandWatch and Land And Farm and your broker network. If speed matters you can also note that a cash buyer may close without financing but you should still verify identity and funds.
What to check: Land dot com Network · LandWatch · Land And Farm · Realtor dot com market context
What to check: MBA Nationwide RON overview · ALTA Digital Closings and RON
Disclaimer: Laws and standards vary by state and county and change over time. This is general information for U.S. sellers. Work with a licensed real estate attorney broker title or escrow officer surveyor and tax advisor for your specific parcel.
