Why It Pays To Buy Land in Texas



by Laura Mueller

Considering buying Texas land for sale? There are lots of reasons to make an investment in the Lone Star State, where everything really is bigger — including your opportunity for a great deal.

Because it’s so large, Texas has quite a diversity available when it comes to the types of land that you can buy, with certain financial incentives for those who purchase land for agricultural or wildlife preservation purposes. Below, we’ll go over what you need to know about those incentives, plus two other reasons that buying land in a Texas is a good idea.

1. There’s No State Property Tax

Property taxes in Texas are assessed and administered on a purely local basis, meaning that regardless of where you live in the state or what you’re using your land for, you’re not going to have to worry about a state property tax. That can save you thousands of dollars per year on your land investment, with the added benefit that since the property taxes that are collected are all used locally, you’ll actually get to see your tax dollars at work. Another advantage: Texas is one of the few states where you also don’t have to pay an income tax.

2. Generous Tax Exemptions

While we’re on the topic of property taxes, let’s talk exemptions — because Texas has quite a few of them. Notably, special use appraisals that can lower the local property tax burden on land that is used for agriculture, timber, or wildlife management. The exemption isn’t a guarantee — you have to show a “productivity value” that benefits the locality in some other way — but it can be a major boon for those looking to invest in agricultural land without incurring major tax-based expenses. Other property tax exemptions in the state include those for disabled veterans, as well as for the surviving spouses of first responders, among others.

3. Development Opportunities

There’s less red tape in Texas than there is in other states when it comes to doing what you want with your property. The reason for that goes back to the state’s local-focused control. Instead of requiring widespread oversight of development on raw land, Texas land owners only need to get approval for their plans from local authorities. If you have a good case for how your proposed land use might benefit the municipality you’re invested in and you’re not up against any barriers like zoning regulations or easements, you should have a pretty easy time getting the approvals that you need.

Buying Texas land for sale is a great choice for anyone looking to invest further in the land market — or invest for the very first time. Whether you’re looking for city or country, coastal properties or properties up in the mountains, agricultural land or land for commercial developments, you’ll find a lot of options and a lot of incentives for choosing the Lone Star State. And to ensure that you get the best deal possible, work with a local agent who can oversee the process and assist you in navigating any tax exemptions that you might qualify for.

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5 Reasons to Buy Land in Montana



by Caroline Kirby

Whether you know Montana as “The Treasure State” or “Big Sky Country,” there’s no denying that this western state is plentiful in terrain, natural resources, and land.

From wilderness preserves to the Rocky Mountains to Glacier National Park, land buyers will find a bit of everything in Montana. Land in Montana is a hot commodity thanks to the abundance of natural resources and livability. If you have your eye on purchasing land, here are a few reasons to bump Big Sky Country to the top of your list.

From recreational land to spacious landscapes perfect for building a cabin, there’s no shortage of interesting things to do in Montana. Here are five reasons why buying land in Montana could be a sound investment.

1. You Love the Outdoors:

The most obvious feature that draws outsiders to Montana is its variety of outdoor offerings. From hunting to winter sports to fly fishing to national parks, there is truly something great for every nature lover.

2. Ideal Terrain for Ranching:

Apart from the incredible views, Montana terrain is suitable for just about any plan. Land in Montana is most common for people interested in ranching or homesteading thanks to its vast space and rich soil.

3. High Value at a Low Cost:

Montana’s rich natural resources and manageable terrain makes it very valuable. Yet, the property taxes are very cheap compared to other states, making property here affordable. Many land buyers are surprised to find that you can get a great piece of property for less than the price of a new truck.

4. Successful Business Culture:

While agriculture is still king of the economy in Montana, there is a burgeoning tech scene and booming tourism sector. Both of which contribute to a stable and growing economy that can support businesses of different types.

5. Great Communities to Live:

Although many think of homesteads and isolated ranches when it comes to Montana, the truth is that many cities across the state have consistently been ranked as some of the most livable places in the nation. With various higher education establishments and opportunities to be physically active, there’s plenty to keep residents interested.

As you continue your search for land, don’t overlook the opportunity to purchase property in Montana. Whether you’re looking to build a retirement home or try your hand at a new experience, there’s plenty to do in Big Sky Country. Need help in your search for the perfect piece of land? Don’t hesitate to reach out to LandHub.com and leverage their resources.

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The Perks of Buying Land in Michigan



by Caroline Kirby

Michigan is one of those magical states that has a lot to offer in terms of beautiful landscapes and year-round outdoor fun. A growing economy, affordable farming land, and high-ranked universities buying land in Michigan is a no-brainer for most.

Are you in the market for a rental property or looking to set roots somewhere new? Here are some of the top perks that bring landowners looking for property in the Great Lakes state.

Michigan has so much more to offer communities than cars and lakes, here’s a quick look at some of the benefits of owning land in Michigan. Take a look at the list below to see if looking at land in Michigan makes sense for you.

1. Great Opportunity for Hunting:

If you’re an avid hunter, then you’ll be excited to know that Michigan conveniently has a wide variety of game. Thanks to the state’s large amount of water, various species, including elk, waterfowl, bear, whitetail deer, and more, are easy to come across.

2. You Get Every Season:

If you’re someone that likes to experience all of the seasons, then Michigan is the perfect place for you. Enjoy warm summer nights, comfortable spring afternoons, crisp fall mornings, and gorgeous snow throughout the winter.

3. Stunning Landscapes:

1,300 miles of scenic trails, 10 million acres of public land, and 360,000 acres dedicated to scientific wildlife species management, habitat management, and public use means absolute bliss for any nature lover. Michigan is also home to many beautiful state parks, over 100, to be exact!

4. You’re Always Close to the Water:

If you love being on the water, then Michigan is an excellent choice. This state has more freshwater shoreline than any other and no matter your exact location, you’ll always be under 100 miles from one of the four Great Lakes. Enjoy watersports, fishing, or even just peaceful visits to the water year-round.

5. Low Cost of Living:

If you’re looking to start fresh somewhere new, then why not pick a place that’s affordable. Michigan is consistently ranked as an affordable place to live (4th in the nation), and the average monthly utility bill is 17% lower than the U.S. average.

6. Growing Economy:

Not too long ago, Michigan’s economy took a pretty big hit, yet in recent years the Great Lakes state has seen an impressive resurgence. Thanks to a combination of investors, tax-reforms, and companies moving to the state, the economy has seen an improvement.

As you search for the perfect property or piece of land, be sure to keep Michigan in mind. Diverse land, affordable living, and a growing economy make this an ideal investment. Find everything you need right here on LandHub.com.

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5 Reasons to Consider Selling Your Land to a Company that Pays Cash



by Chris Clark
Land Elevated

Upon hearing that the average hold time for selling vacant land is considerably longer than it is for a single-family home, you’re probably wondering what alternatives exist.

One option is to work with a company that pays all cash for land. There are companies out there that will purchase your land for cash quickly and make the process very simple. This article outlines some of the reasons it may be worth considering working with one of them.

If you’re looking to get top dollar for your land, and willing to put in a little more effort to get it sold, this article isn’t for you. But, if you want to quickly convert your property into cash, read on.

Save Money on Fees

Selling your land for full market value is a great option. In order to do so, you’ll want to consider the additional costs incurred as part of a typical sale. Many people elect to hire a realtor, who earns a commission, and there may be fees for title, escrow, and other services involved in closing the sale.

When selling to a company that pays all cash, you won’t incur the cost of a realtor and they will typically cover all other costs associated with closing the sale.

Don’t Need to Pay Back Taxes or Liens Prior to Sale

If you have any payments that are in arrears, cash buyers will usually buy the property without you having to pay those amounts first. They’ll build them into the cost of purchase and pay them after the sale occurs. Not only does this make the transaction simple, it removes the burden of unnecessary outbound cashflow from your bank account.

Shorter Hold Time

The average time it takes to sell a parcel of vacant land is considerably longer than the time it takes to sell a single-family home. There are two reasons for this.

First, there are far fewer people who are in the market for buying vacant land. Vacant land is usually purchased with discretionary income and most people need a roof over their head before buying more real estate.

The second reason is that bank financing for vacant land is not easy to get. Most banks don’t want to lend on vacant land because it’s difficult for them to sell if they were to ever foreclose on the property, and not a lot of people have a lump sum of cash to buy a property.

The nice thing about having a shorter hold time is that your own expenses don’t continue to accrue, and you have less liability. If you hold the property for six months to a year, you’ll have to pay more property taxes, and there’s a possibility of property maintenance depending on the property.

No Need to Deal with Flakey Buyers and Tire Kickers

One of the nice things about hiring a realtor is that you’re removed from dealing directly with buyers. The realtor deals with all of the calls, emails, and questions from various buyers and brings you a qualified candidate to buy your property.

However, you still need to work with the realtor, and not every buyer actually closes after you sign a contract with them. If you elect not to hire a realtor and sell the property yourself, then you’ll be the one to speak with all of the potential buyers who have questions about the property, the looky-loos, the tire kickers, and the unqualified.

No Stress

The last, and probably most important reason, to consider working with a cash purchase company is the stress it will relieve.

Selling a property is not something that you do every day. There are a lot of moving parts and it can be overwhelming to learn about all of them and manage the whole process.

By selling your property for cash, you can alleviate a lot of the stress involved in the sale and have peace of mind that it’s not something that you need to deal with any longer.

Lower Your Cost and Your Stress by Selling Direct

If you’re considering selling to a company that pays all cash for land and closes quickly. Consider working with True North Land.

True North Land has purchased over 500 properties for all cash and can make the process easy for you. And, they close in less than 7 days in most cases, so you can have cash in hand in no time.

Learn More

Understanding Land Use Planning in Oregon



by Fred Sperry, CF,ACF,REALTOR®
Professional Forester, Principal Broker- NW Forest Properties

In 1973, as one of the early adopters of land use planning, Oregon identified 19 statewide planning and development goals. These goals outline how the state balances development with the conservation and protection of its natural resources. While the state-wide Goals contain guidelines, the individual counties are responsible for rule making and implementation.

Land use planning in Oregon can be a double-edged sword. It is largely responsible for maintaining the beauty and productivity of Oregon’s resource lands. It also creates an impingement upon an individual’s right to use their land as they choose. A basic understanding of these rules is necessary for any real estate transaction in Oregon. For a complete list of the goals visit https://www.oregon.gov/lcd/OP/Pages/Goals.aspx .

Of particular interest to many of us advertising or shopping on LandHub.com are Goal 3 (Agricultural Lands) and Goal 4 (Forest Lands).

GOAL 3:  Agricultural Lands

PURPOSE: “To Preserve and maintain agricultural lands. Agricultural lands shall be preserved and maintained for farm use, consistent with existing and future needs for agricultural products, forest and open space and with the state’s agricultural land use policy expressed in ORS 215.243 and 215.700.”

Goal 3 requires counties to identify farmland, designate it as such on the comprehensive plan map, and to zone it exclusive farm use (EFU). EFU is broken down into multiple sub-zones defined primarily by the minimum acres that a parcel may be subdivided into. In the E40 zone, for example, a 79-acre parcel cannot be subdivided since one of the resulting parcels will be less than 40 acres, whereas an 80-acre parcel can be subdivided into two 40-acre parcels.

The rules for establishing non-farm dwellings in EFU zones are designed to minimize the number of residences on farm land. However, most counties have an income benchmark, that if met, will allow the land owner to obtain a “conditional use” permit to build a residence.

GOAL 4:  Forest Lands

PURPOSE: “To conserve forest lands by maintaining the forest land base and to protect the state’s forest economy by making possible economically efficient forest practices that assure the continuous growing and harvesting of forest tree species as the leading use on forest land consistent with sound management of soil, air, water, and fish and wildlife resources and to provide for recreational opportunities and agriculture.”

Most counties have provisions to conditionally allow a residence in forest zones.  A very few counties, including Lane (F1) and Linn County (FCM), have a forest zone that does not allow a residence to be built under any circumstances.

  • Template Dwellings. Where there has been a significant amount of rural development already, a residence may be allowed if certain stringent conditions can be met. If a “template” overlay of 160 acres, centered on the property, touches on 11 legal lots which include at least 3 residences existing as of a certain date – usually early 1990’s – the land owner can obtain a conditional use permit to build a home.
  • Large Tract Dwelling. If the parcel size is 160 acres or larger the county can grant a conditional use permit to build a residence.
  • Non-Contiguous Large Tract Dwelling. If a landowner possesses 200 or more acres in non-contiguous parcels that are in the same county or an adjacent county, the county can grant a conditional use permit to build a residence.  A deed restriction prohibiting building must be placed on the parcel(s) that will not be built on.

It is critically important to have a general understanding of these rules so we, as agents, can represent a property appropriately and to protect our Buyers from making the costly mistake of purchasing a property on which their intended use is not allowed.

As may be evident from the above description, the land use rules can be complex and confusing. Within the rules there are many references to other rules and statutes. There are land use consultants and land use attorneys that have an in-depth understanding of the rules and established relationships with local county planning departments. In many cases the cost of one of these experts is a prudent investment.

Having an understanding of how Oregon’s land use rules affect a property will lead to a wise investment and years of enjoyment and investment returns. Because of, or despite the land use rules, Oregon is a wonderful place to own forest and rural lands!

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3 Reasons to Buy Land in Georgia



by Laura Mueller

Georgia hits quite a few sweet spots when it comes to its potential as a place for investing in land. The Empire State of the South has a lot of charm—and a lot of investment potential—for the individual who’s interested in purchasing a plot of land there, particularly when compared to its other major southern states.

No land investment is a guarantee, and that’s as true in Georgia as it in the rest of the country. But with that in mind, there’s good reason to set your sights there. Here are three reasons why buying land in Georgia is a pretty good bet.

1. It’s Growing Fast

Atlanta is metropolitan hub with a quickly rising population that puts it on par with many of the country’s other major cities. And it’s not the only city in the state that’s seeing growth. WalletHub’s list of the fasting growing cities in America features not one, not two, but eight Georgia cities, including Athens, Sandy Springs, Augusta, and Savannah.

While the growth rate varies depending on the area, the general upwards trend in Georgia city populations points to a reliable stream of incoming residents and increasing interest in the state. Whether you’re interested in buying Georgia land for commercial, residential, recreational, or even personal reasons, its current population surges suggest that you’ll have lots of opportunity abounding around you.

2. Prices are Reasonable

Acre per acre, Georgia offers one of the most reasonable rates in the south—especially when considered in light of its investment potential. According to the Bureau of Economic Analysis, the value per acre of land in Georgia is about $14,000. That’s less than most of its immediate neighbors: South Carolina ($18,000 per acre), North Carolina ($16,000 per acre), and Florida ($29,000 per acre). The only neighbor with lower land value is Alabama, where the value per acre comes in closer to $12,000 per acre.

All investments require a cost-benefit analysis. And from what we can see based on Georgia land values, you get a fair price for a big opportunity, which is as good a reason as any to take the leap.

3. There’s a Ton of Land Variety

Georgia has it all in terms of land opportunities—big cities, mountain, coasts, forests, farm land. That means that you can find pretty much any type of land that you’re looking for, and lots of it. Georgia’s topographical variety also means that it’s a boon for tourists, which is great news if you’re planning on purchasing land for recreational or commercial purposes. According to recent Georgia tourism statistics, the state generated more than $3 billion in tourism in 2018 alone—a $498 million jump from the previous year.

If beautiful scenery, rising populations, and reasonable land values are part of your considerations for buying land, then Georgia definitely checks off all of the right boxes. Check out our listings of Georgia land for sale and browse what’s currently available. With a good eye and an open mind, you should have no trouble investing in Georgia land that offers both a profitable return and sustainable long-term potential.

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