Land

Vacant land is the one asset class where most of the statutes that make residential wholesaling hard simply do not apply. What replaces them is diligence: a parcel with no legal access, no septic and a wetland delineation is worth very little no matter what the comparable sales say.

Free to use. This site is funded by sponsorships and advertising placements, never by a commission on your transaction and never by a fee for referring you to a settlement-service provider (RESPA §8, 12 U.S.C. §2607).

What we hold

No data loaded yet. The warehouse holds no land-class rows yet. The land lane is legally modelled and the analyzer works, but no land list has been ingested. The parcel table w_land_parcels holds 0 row(s).

Land sources

LandAtlas and the paid land marketplaces

We do not pull data from them and we cannot. Their terms prohibit reselling, redistributing, syndicating or publishing the data, prohibit exporting buy-box data outside the account, and reserve the right to suspend an account showing patterns consistent with resale, scraping or database construction. The site publishes no robots.txt and marks the application noindex, so there is no published crawl permission to rely on either. Their own terms also state that no output of the platform is an appraisal or a certified automated valuation model and that estimates “will frequently be wrong, sometimes materially”. Those are the reasons, not a complaint about the product — it may be a fine tool for a person transacting on their own account.

What is free and legal is the idea underneath: a buyer index derived from building permits, because permits are public records. That is on our roadmap, honestly not built yet.

Where the law lands on a land contract

Land lead class. No occupant -> CA 1695/2945 and NV 645F out of scope by their own terms; no due-on-sale clause on free-and-clear land (Garn-St Germain moot); no repair estimate input. Marketing-the-contract statutes (OK 59 O.S. 858-301/858-314 + SB 1075, PA Act 52 of 2024, SC H.4754, IL 225 ILCS 454 pattern-of-business) apply unchanged -- see each state's land_verdict_basis.

24 of 51 states in the compliance matrix carry a land verdict starting with GO. See every state's land cell →

Diligence checklist

Run every one of these before the inspection period ends. This list is the difference between a land deal and a liability.

1. Legal access — Does a recorded easement or a public right-of-way actually reach the parcel? A parcel you can walk to across a neighbour's field is landlocked.
2. Buildability — Percolation or soil test for a septic system where there is no sewer; slope; bedrock; floodplain. A lot that cannot take a septic system cannot take a house.
3. Wetlands and protected habitat — A delineated wetland or a listed-species habitat can remove most of a parcel's usable area.
4. Zoning and minimum lot size — What the current zoning permits, and whether the parcel meets the minimum lot size for it. Ask the county, in writing.
5. Utilities — Distance to power, water and sewer, and who pays to extend them. The cost of a long service run can exceed the price of the land.
6. Survey, boundaries and easements — An old deed description is not a survey. Recorded easements, utility corridors and mineral reservations all sit on title.
7. Back taxes, liens and POA dues — Delinquent taxes, special assessments and property-owners' association dues follow the parcel.
8. Road maintenance — A private road with no maintenance agreement is a recurring liability for whoever you sell to.

Comping raw land

Land has no square-foot-of-living-area to anchor on, so the working unit is price per acre — and it is only comparable between parcels that share the four things that actually drive value: legal access, utilities at the line, current zoning, and usable (non-wetland, non-slope) area. Two ten-acre parcels a mile apart routinely differ by a multiple on price per acre because one has a county-maintained road frontage and the other has a prescriptive trail. We do not publish land comparable sales: we hold no land sales feed, and the paid marketplaces that do are contractually closed to us. Pull recorded sales from the county recorder or the assessor's sales file, adjust on those four factors, and then use the analyzer below on your own numbers.

Land deal analyzer → · county source-of-record and parcel links we hold

Every figure on this page is computed from the numbers you type in. Nothing here is an appraisal, a loan offer, a rate quote, a tax opinion, or legal advice.

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