Investing in Raw Land: This Land Was Made For You and Me

Looking for a Flexible, Long-Term Investment? Consider the Benefits of Raw Land Real Estate

Real estate can be a lot of work. Property management, tenants and often high initial costs can be a major challenge for investors. If you’re in the market for a solid, long-term investment without a high barrier to entry or major upkeep, consider investing in raw land. Buying raw land allows you to reap the benefits of a physical asset without the intensity—both in knowledge and financial resources—of other types of real estate.

What is Raw Land Real Estate?

Raw land is natural, unrefined land that has not yet been improved or built upon. This means that it has not yet been developed as farmland, nor has it been polished with features like walking paths. It is land with initial flexibility and endless possibilities—something that already developed land does not possess.

Investing in Raw Land is Accessible

Although raw land investments do come with potential risks and drawbacks, the benefits can be substantial if the right choices are made at the right time. Namely, undeveloped parcels can offer large returns if you sell to a motivated builder or developer in a high-growth area. You can also generate monthly income by either reselling through owner financing or by subdividing into leased lots.

Camille Baptiste, a real estate investor and educator with REIclub.com, agrees there are many benefits associated with raw land investments.

“One of the biggest advantages is low cost of acquisition,” Baptiste notes. “You don’t need a vast knowledge of home and building types, and you hardly ever have to deal with an inspection. There’s also low maintenance in terms of time and labor.”

Clearly, raw land investments offer big upsides. But what kind of due diligence should you perform before investing? Here are eight questions to ask before taking the leap.

1. Where Is the Raw Land Located?

There are many different types of raw land, from plains and mountains, to urban lots and coastal land. Not all raw land, though, is equal.

“There are millions of acres of raw land in the U.S.,” notes James P. Dowd, a CFA with North Capital who regularly advises clients on private real estate investments. “Most of it would not qualify as a suitable investment.”

Undeveloped land in the U.S. is valued at $6,500 per acre on average—much less than readily usable, developed land—and not all states with large swaths of undeveloped land have high land value (e.g., Wyoming). Raw land in states like California or Arizona, however, may hold more value.

You’ll also have to be aware of zoning and how it determines land use and who buys or develops the land. Does zoning allow for residential use? Commercial use? Recreational parks? These limitations can dictate your options.

Regardless of condition or location, raw land will always have some value; however, you’ll definitely see quicker appreciation and a better return in, or around, a developed area with a growing population.

You can look for investment opportunities using sites like LandWatch, National Land Realty and Lands of America, or research off-market opportunities in your state.

2. Are Basic Necessities Available?

If the land will ultimately be utilized for residential, commercial or recreational purposes, you’ll want to make sure it has access to electricity, water and sewage disposal. Air quality is also important, as parks or recreational areas will require unpolluted air.

Depending on how you plan to utilize the parcel, you may also need to evaluate the proximity to utilities, schools, roadways, medical facilities, shopping, dining and recreation.

3. How Long Are You Willing to Wait?

If you’re looking to resell for a quick profit, then investing in raw land may not be the right choice. It could be many years before a potential seller makes an offer. So, you must be prepared to pay taxes on the land without receiving any cash flow.

4. How Much Risk Are You Willing to Carry?

Are you comfortable with the level of risk associated with buying raw land for investment? You may be faced with short-term cash loss, expensive development costs and economic struggles that could prevent you from selling the land for a high enough price to generate a profit.

5. How Experienced of an Investor Are You?

According to Charles Hais of Queen City Financial Advisors in Cincinnati, Ohio, raw land investments are not for the unsophisticated real estate buyer.

“The investor must have sufficient wealth and income, and be prepared to lose all of their investment in raw land,” Hais says.

Furthermore, raw land investments offer a valuable hedge, but only for the savvy investor. Dowd explains: “Investments in land or other real estate offer a hedge against inflation in a diversified portfolio—but investors need to fully understand the value proposition of any such investment and should limit their exposure.”

6. Can You Secure Financing?

It can be more challenging, Dowd explains, to secure a lender for a raw land purchase.

“Purchasing raw land with financing is risky, especially when there is no rental income, and the investment return is expected to come from appreciation,” he says.

Also, you can expect to pay a bigger down payment—approximately 30% higher than a traditional mortgage—and with steeper interest rates. The overall term of the loan is usually longer, as well. In some cases, you may be able to avoid the higher interest rates by obtaining seller financing.

7. Is the Purchase Timed Right?

Like any real estate investment, timing is critical. To maximize your returns, try to buy raw land during periods when there is a surplus of properties on the market, which will drive down prices. Then, you can sell at a time of limited inventory, when sellers are willing to pay more.

8. What’s the Property History?

Find out the identity of the seller, and ask how long they have owned the property. If someone is trying to get rid of raw land not long after buying it, it could be because they believe it will soon lose value.

“Before purchasing raw land, buyers should be sure to perform a title search, get the land surveyed, and check the area for any issues, such as flood zones or adjacent property uses,” Baptiste recommends.

Despite the risks and potential pitfalls, the savvy investor stands to earn a healthy return on raw land purchases with the right mix of knowledge and foresight.

“Investors should do their homework before committing to any investment in land,” cautions Dowd. “Never invest more than you can afford to lose.”

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[Editor’s Note: To learn more about this and related topics, you may want to attend the following webinars and webinar series: Real Estate Investing 101 and Zoning & Land Use 101. This is an updated version of an article originally published on March 11, 2019.]

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