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Here's Why You Should Consider Raw Land Investing

With the right knowledge and experience, investing in land can be highly lucrative for real estate investors. By buying raw land, you have the freedom to create whatever you envision within zoning regulations. Raw land...

With the right knowledge and experience, investing in land can be highly lucrative for real estate investors. By buying raw land, you have the freedom to create whatever you envision within zoning regulations. Raw land investing requires patience and a long-term strategy, but it can lead to significant cash flow and appreciation. In this article, we will explore the benefits and challenges of raw land investing and provide tips on evaluating and profiting from your land investment.

What is Raw Land?

Raw land refers to undeveloped terrain that has not been prepared for construction. Despite the lack of grading and subdividing, investing in raw land is becoming increasingly popular among real estate investors. This form of investing allows you to create your vision on a blank canvas. Additionally, raw land investing has been proven to provide consistent cash flow and appreciation over time.

Does Land Appreciate?

Raw land is an appreciating asset due to its limited supply and increasing demand. As the population continues to grow, the demand for undeveloped land will rise. This limited supply and growing demand increase the value of raw land over time. Investing in raw land is no longer a question of whether it appreciates but rather how much it will appreciate.

How Many Years Can You Finance Land?

The duration of a land loan varies based on factors such as location and use. Lenders are more likely to offer longer loan terms for land with intrinsic value as it represents a less risky investment. However, most raw land loans have a limit of around 10 years or less. It is important to consider the loan terms when investing in land and carefully evaluate your financial capabilities.

Land Investment Investing in land can offer attractive profit margins.

What State Has the Cheapest Land Per Acre?

Investing in raw land involves a certain degree of risk and uncertainty. However, by finding relatively inexpensive land with potential for future development, you can increase your chances of turning a profit. Here is a list of five states where raw land prices remain affordable compared to their future potential:

  • Tennessee
  • Arkansas
  • West Virginia
  • New Mexico
  • Arizona

Types of Land Investments

Investing in land is not as simple as buying the first available plot. There are various types of land investments, each with its own advantages. It's crucial to understand the different options when considering a land investment.

Commercial and Residential Land Investments

Commercial and residential land investments are popular among investors because they are already zoned for a specific use. These plots provide a starting point for analysis and make financing easier. Analyzing the market to determine the most profitable development is essential for success in this type of investment.

Row Crop and Livestock Land Investing

Row crop and livestock land investments require investors to have knowledge of both real estate and the agricultural industry. These investments involve analyzing market prices and performance of crops or livestock for profitability. Understanding the market and potential tenants or lessees is crucial.

Small Farm Land Investing

Small farm land investments include areas used for timber, minerals, orchards, vineyards, and more. These investments are generally easier to break into compared to row crops. Investors should conduct basic agricultural research to make informed decisions.

6 Benefits of Raw Land Investing

Raw land investing comes with inherent risks and rewards. Understanding your exit strategy, weighing your options, and conducting thorough research are key to success in this form of investing. Here are six benefits of raw land investing:

  1. Easy to acquire
  2. Little-to-no competition
  3. Low cost to own and maintain
  4. Potential for quick profit
  5. Flexibility to build or hold
  6. Potential for passive income

While the benefits are numerous, they require careful consideration and analysis to determine financial viability.

Raw Land Issues to Consider

While raw land investing can be profitable, there are issues to consider before making a purchase. Land use restrictions, access to utilities, remoteness, and property taxes are important factors to evaluate. Additionally, row crop and livestock land investments come with added responsibilities such as market fluctuations and agricultural considerations. Due diligence and professional advice are essential.

Raw Lands Raw land offers flexibility and potential for profit.

Land Investment Tips: How to Invest in Land and Profit

Investing in raw land comes with its own set of strategies and considerations. Here are a few ways investors can make money by investing in land:

  • Divide a single plot into several smaller plots to increase value.
  • Develop raw land to increase its use and value.
  • Buy and hold raw land, as it tends to appreciate over time.
  • Lease the land for various purposes to generate rental income.

Each strategy has its own pros and cons, and the choice depends on your investment goals, financial resources, and management capabilities.

Subdivide for Land Sales

Subdividing a raw land investment can increase its value. By separating the land into smaller lots, investors can sell them individually and potentially achieve a higher total land value. This strategy enables investors to target a larger pool of buyers and enhance marketability.

Develop It

Developing raw land into residential or commercial properties is a popular strategy. Depending on the location and zoning regulations, investors can create various revenue sources by developing the land. Developing raw land requires careful planning and market analysis to ensure profitability.

Buy and Hold

Buying and holding raw land can be a long-term investment strategy. With inflation and potential appreciation, investors can earn returns over time. By purchasing land below market value through auctions or tax sales, investors can enhance their potential for profit.

Lease It

Leasing raw land can generate passive income. Many businesses require undeveloped land for their operations, and leasing to them can be a reliable income source. This strategy applies to billboard rentals, cell towers, ranching, and utility companies. Leasing allows investors to earn a monthly return on their investment.

How to Evaluate Your Raw Land Investment

When evaluating a raw land investment, it's important to consider several factors:

  • Location: The location of the plot is vital to its viability as an investment. Research growing areas and expanding neighborhoods to find the right piece of land.
  • Zoning: Understand the zoning regulations and how they align with your investment goals. Rezoning can be time-consuming and costly.
  • Utilities: Determine what utilities are available on the land, such as water, electricity, and internet access. These factors can impact development costs and timelines.
  • History of the Land: Conduct a thorough title search to check for ownership disputes and any other legal issues.
  • Area Issues: Hire a land surveyor to assess the boundaries, potential restrictions, and any other factors that may affect the profitability of the investment.

Is Buying Land a Good Investment for You?

Investing in raw land requires managing risk, financial organization, prioritizing research and due diligence, and having a supportive network. Before embarking on a raw land investment, ask yourself:

  • Can you handle the inherent risks associated with investing?
  • Are you financially organized and prepared for long-term investments?
  • Will you prioritize research and due diligence throughout the process?
  • Do you have a support system that can provide guidance and motivation?

Consider these questions to determine if raw land investing aligns with your investment goals and capabilities.

Where to Find Raw Land for Sale

Finding raw land for sale differs from traditional property listings. Specialized websites like Land Watch, Lands of America, and Land Flip focus on buying and selling raw land. Drive around target markets to identify potential development areas. County tax records also provide information on land available for sale. Additionally, a direct mail campaign can help locate landowners interested in selling.

Raw Land Investing Terminology

As a beginner in raw land investing, it's important to familiarize yourself with the terminology:

  • Zoning: The legal designation of land that determines its use, such as residential or commercial.
  • Zoning Variance: A request to change the existing zoning regulation to enable different land use.
  • Mineral Rights: Ownership of natural elements on a piece of land, such as coal or gas.
  • Air Rights: The right to use or develop space above the land, such as building multiple stories.
  • Land Bank: A registry for vacant properties, raw land, and foreclosed homes managed by the government or non-profit organizations.
  • Ingress or Egress: Terms used to describe the entrance and exit of a property, determining its accessibility.


Raw land investing, like any form of real estate investing, comes with risks and rewards. By educating yourself, understanding financing options, researching market conditions, and analyzing potential investments, you can unlock the profit potential of raw land investing. While there are uncertainties, investing in land can provide substantial returns over time. Take advantage of the opportunities in the real estate market by investing in raw land.

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