land sale

15 COMMON THINGS FOUND IN A LAND DEVELOPMENT PLAN

Posted on June 10, 2021July 5, 2021 by Meghna Negi in Land

The legend on a land development plan contains the codes, symbols and designations for the features and attributes shown on the plan.

Some of the following standard items may be included on a development plan – look for the definition of each feature in the legend to understand what will be included in the property development once it is built:

Buildings – are usually identified with a solid black line. The main structure will be clearly shown and any secondary or accessory buildings may also be noted.
Property Lines – these identify where the property ends and gives a visual definition of how the property will look once all the features are included.
Landscaping – trees, shrubs, planters or garden beds and any lawn areas will be identified. The legend may break down the specific plants shown on the plan.
Driveways – any access points to the property will be identified.
Dimensions – the property size will be reflected.
Scale – the scale of the plan will be marked either with a ratio, or a ruler scale depending on the size of the development.
Fences – any fence structures will be identified and may show the type of fencing to be installed.
Setbacks – if there are any setback restrictions, these areas will be identified. The setback area cannot have any structures built on them, so it’s critical that these restrictions are known before construction commences.
Easements – any easement or right-of way areas will be included on the plan to ensure the development doesn’t encroach or impede these areas in any way.
Parking – certain types of land development require a certain amount of parking be provided. Identifying where the parking will be and how many stalls will be included can be an important part of the development plan permit in some instances.
Septic tanks – while increasingly rare, if the development includes a septic field and tanks, these will be delineated on the plan.
Paths – any pathways, trails or walkways will be marked on the plan.
Street names – adjacent street names will be included to give perspective of how the development will face and how it will be oriented on the property.
Lot dimensions – the size of the lot will be clearly marked.
Distance between structures – these dimensions may be important if driveways, loading bays or other ingress or egress functions are included in the development.

Land development plans may include a number of other features or attributes depending on the type of development. Architects and planners will ensure all of the appropriate markings, definitions and other relevant aspects of the development are included and identified in the legend.

WHAT IS A ZONING TABLE?

Posted on June 5, 2021July 5, 2021 by Meghna Negi in Land Sale

Every parcel of land or piece of property has a zoning classification, set by the municipality where the property is located. Within each zoning classification are a set of acceptable uses for the land. Zoning is an important part of land development because without the correct zoning, a proposed development permit may not be approved.

Re-zoning applications are an arduous process in most areas and can take upwards of six months to a year, depending on the municipality. This process involves multiple readings or reviews before the city council and public meetings where people in the affected community have the opportunity to raise issues or concerns. Re-zoning sometimes also involves a developer making changes to the proposed development if there are environmental or other concerns.

The zoning for any property within a municipality can be found on the municipality website, generally under the zoning by-law regulations. They are often presented in a table format that shows the zoning designation, areas allowed, and acceptable uses under that zoning class.

Some of the standard zoning classifications may include:

AGRICULTURAL: Uses such as nursery, field crop or farm are included in this zoning. Generally, there are also rules surrounding having a primary dwelling or other ancillary uses or accessory buildings relating to the agricultural purposes of the property.

COMMERCIAL: Office, retail and service uses generally fall into the Commercial designation. This could include salons, laundromats or drycleaners, general office uses, grocery stores and other general retail outlets.

COMPREHENSIVE DEVELOPMENT: This site-specific zoning applies to developments such as parks, public use spaces, institutional uses, residential uses and a variety of other applications.

HISTORIC AREAS: In Vancouver, areas such as Gastown, Chinatown and Yaletown, have historic designations in place to ensure the preservation of properties with historical significance. Rehabilitation of these areas and properties upholds the importance of the properties and their history while understanding that the needs and activities of the community are evolving.

INDUSTRIAL: An Industrial designation can be further broken down into light, medium or heavy industrial uses. Some of the businesses permitted in an Industrial zone may include artist studios, print shops, church use, a variety of manufacturing uses, cold storage facilities, gas stations, public utilities, or storage facilities and many more.

RESIDENTIAL: A residential classification is applied to single-family dwellings, duplexes, multi-building properties, multi-family developments and in some cases, community care facilities.

Understanding the zoning classification of development property is critical in ensuring the proposed development is acceptable. And since there are a number of sub-classes within each of the above categories, anyone considering land development should make sure to review the current zoning to determine which zoning designation they will require to complete their development.

The classifications above are generally standard across municipalities, but it is important to consider the zoning and possible need for re-zoning if your development doesn’t fit within the current zoning designation.

sell-land-lot-and-land-hire-land-agent-to-sell-your-land

How To Sell Lots & Land: And Why Is It Different Than Selling Home

Posted on February 5, 2021 by Meghna Negi in Land Sale

Selling a home is relatively easy – you find a realtor in your area and get the property listed on the MLS service, put up a sign and wait for people to view the home. The potential buyer can see the tangible asset (the home) and knows exactly what they are getting.

Selling land or lots is different and not quite as simple.

If you’re trying to sell land lots or land, you need a specialist in this area of real estate sales to get the property marketed to the right groups of people.

Smaller Pool Of Buyers

The number of buyers looking to purchase land is a far smaller group than those looking to buy a home. People who buy land are also looking for different purposes than a home buyer.

Maybe they want a large lot or acreage to build a dream home or start a farm or ranch business, or a developer is looking to buy a large parcel of land to sell off individual lots to develop with homes or develop multi-family properties.

Whatever the case may be, the pool of buyers will be fewer than in a traditional home sale.

Different Information Is Needed

To reach the right audience, specific information is needed.

What type of development the current zoning allows
How large the lot or acreage is
And if utility services are available to the property lines are just some of the basics.

Access to the property via its own driveway or a road right-of-way or mutual easement, and environmental considerations and restrictions are all important details to be aware of.

Listing Needs To Be Specialized

In order to appeal to the right group of buyers, the listing needs to be specialized.

The information provided upfront will determine whether or not a buyer wants to “walk the land” or view the property.

You’ll need to note the site characteristics, slopes, water features or impediments, as well as all of the other details noted above.

By providing as much information as possible in the listing, the pool of buyers will be further narrowed down to only the ones who are serious possibilities.

Make Sure You Have Adequate Formal Information

Have a property survey done and the boundaries clearly marked. If there are easements or encumbrances on title, have those available for review and determine whether or not they can be discharged or removed from title.

Overhead (drone) or other aerial photos will help people get a clear picture of the property that you can’t get from ground level – size, shape, topography and any limitations as a result of these things will be identifiable from good quality, high-resolution image.

When selling land or lots, you need a realtor who works in this sector to avoid any potential pitfalls. If the realtor you hire isn’t familiar with this type of transaction, there is potential for lost time while they learn the ropes.

Hiring a specialist will get you the most qualified agent as they get up to speed on your property and its special attributes.

sell-land-online-hire-a-land-sale-agent-to-sell-land

Tips To Successfully Sell Land Online

Posted on February 5, 2021 by Meghna Negi in Land Sale

Selling land is a bit different than selling a home. So if you’re trying to sell land online, here are a few tips to help you along.

How To Sell Land Online – Successfully

Hire An Experienced Land Sales Agent

As we previously noted, selling land is different than selling homes, so it only makes sense to hire an agent who knows what that entails.

Using a well-qualified land sales agent will provide security in knowing you’ve put the property into capable hands.

Land sales agents specialize in knowing the ins and outs of this type of transaction and can give you information relating to the highest and best uses, what types of development are permitted and what the zoning allows.

If needed, they can guide you to the appropriate resources for re-zoning, obtaining development permits and more.

Upload Images Of Land

Getting some great aerial photos so showcase the land is money well spent. With drone technology, it’s easier than ever to get some amazing pictures showing the contours, size and topography of the property.

If there are great water features such as ponds or streams, make sure you get pictures of them.

Only use high-quality images that showcase the best features of the land.

Use Keywords In Online Description Of Land

When writing up the online ad, make sure you use keywords so that you show up in the search results.

If the property has a lake, use this as one of your keywords so that buyers looking for land with this feature, will be directed to your ad.

If it can be developed with multi-family residential properties, use those keywords so that developers looking for this type of use will see your ad. Repeat your keywords a few times in the ad so that it gets a more prominent display.

Get a Current Land Survey & Mark Your Boundaries

While you won’t be hosting any “open houses” to sell your land, you may need to walk the land with potential buyers.

Having the survey done and boundaries marked before you begin the process will ensure everyone can easily see where the property boundaries are, to gauge the size of the land.

You don’t want to waste time looking for old boundary stakes and having the survey in hand will provide precise details on this.

Development Prospects

Make sure you understand the zoning of the property and what it can be used for. Knowing ahead of time what type of development will be allowed on the land will narrow down the prospect pool to only serious potential buyers.

Check your Official Community Plan (OCP) for the area, and source information on the availability of utility services.

Provide As Much Information As You Can

When selling land, the more information you can provide upfront, the better.

Answer as many questions as you reasonably can in your online advertising. This will weed out buyers who may not be able to use the land for their intended purpose and will save you time dealing with buyers who won’t be able to complete the transaction.

Keeping the above in mind will ensure maximum exposure for the land and generate interest from prospective buyers.

5 Tips For Selling Vacant Land Fast

Posted on February 5, 2021 by Meghna Negi in Land Sale

Selling vacant land isn’t always a quick process. Land can take a long time, sometimes more than a year, to find the right buyer. So how can you help to sell the land fast?

5 Tips For Selling Vacant Land Fast

Use A Land Agent To Sell The Land Fast

Hiring an experienced land sales agent is key to selling land. They have the knowledge and experience to market and sell the property and sometimes, have relationships with potential buyers looking for just the right piece of land.

A qualified land agent will understand the nuances of selling lands such as zoning, use and potential development opportunities.

Price The Property Right

Pricing the property right is critical to selling land fast. While you don’t want to under-list or underprice the property, you also don’t want to price yourself right out of the market.

Talk to your land agent and review the comparable land sales in the area before setting a price. Also, don’t get stuck on a number.

Being flexible on the price of the land is helpful when reviewing offers and you don’t want to lose a sale over a few thousand dollars.

Get The Land Ready

Land doesn’t have a nice kitchen or fancy bathroom. But there are still things you can do to present the land in the best possible way. Clean up any garbage or debris that has accumulated. Tidy up the entrance to the land by cutting grass and weeds or planting wildflowers to make the area attractive.

Take pictures of the land when it shows in the best light – summertime when the wildflowers are in bloom, spring when the trees are blossoming, or fall when the leaves are changing colour.

Even if you’re not planning on selling right away, it’s a good idea to have some great pictures for when you are ready.

Communicate & Connect

Talk to your neighbours and let them know you’re going to be selling. Maybe they want to buy the land for themselves, or they know someone who might be interested.

If you’re in a growing community, reach out to some of the local builders in the area who may be looking to secure more land. Talk up your land with friends and family and spread the word that you’re selling your land.

If you’re on social media, share the listing from your agent’s website featuring your land.

Know Your Audience

Understanding who you will be marketing the land is vital.

If the property is zoned for commercial use, you’ll want to reach the local business owners and entrepreneurs. If it’s zoned multi-family residential, you’ll want to connect with the builders and developers in your area.

Targeting the people who will most likely see the benefits of buying your land is a big step in getting your land sold.

Maximizing exposure of the land for sale will generate enquiries and interest from serious buyers.

Weed out the people who are just looking, or aren’t financially qualified and you’ll only have to deal with buyers with a genuine interest in the land.

6 Most Common Mistakes That Land Owners Do While Selling A Land

Posted on February 1, 2021 by Meghna Negi in Land Agent

Selling land is an often lengthy process, very different than selling your home or condo.

Here are 6 mistakes that people frequently make when selling land:

Hiring the wrong agent.

Hiring a real estate agent who doesn’t specialize in land sales can be a fatal mistake when selling your land.

You need someone who understands the intricacies of land sales and all that entails.

Items such as zoning, highest and best use, development permit processes are all important subjects your land real estate agent must understand if they’re going to be successful in selling your land.

Not having a great listing.

Having an eye-catching listing is critical. It needs to include all of the pertinent details about the property including the zoning, any easements, right of ways, restrictive covenants or other encumbrances that can restrict or limit the uses for the land.

By putting this information in the listing, your agent ensures people have sufficient information in hand before looking at the property.

Advertising in only one place.

Advertising the property in only one place severely limits the exposure your land will receive.

To maximize the number of “views” your land gets, you need to make sure it’s on the MLS, your real estate agents website, in trade publications and print ads (local, provincial and even national).

You should also make sure the land has the real estate agents’ signage on it to capture the “drive-by” traffic that may pass by the land.

Selling at the wrong time.

Ask your real estate agent when the peak time is for selling land.

Your agent should know the selling trends in the area to maximize the chances of selling the land quickly. Maybe it’s best to list land in the spring or fall. Maybe the community is expecting an influx of developers in six months as the community grows.

Your agent should understand the best times to sell the land and hit the ground running at the right moment.

Showing to buyers who are not qualified.

Make sure your real estate agent is pre-qualifying anyone who expresses an interest in the land. If they don’t have the financial resources to complete a transaction in your price range, then don’t waste time and energy on a buyer who isn’t a serious prospect.

Using pricing gimmicks.

Advertising your land for sale using gimmicks isn’t going to attract many serious buyers. Using “offers over” a certain price or “price to be negotiated” provides a lot of uncertainty around the price of the land.

If people don’t know the starting point – the asking price – they may simply walk away, particularly if they think they may not be able to afford it.

By naming your price, you’ll narrow down the buying pool right out of the gate and eliminate anyone without the financial ability to do the deal.

Do you have a development land for sale? Connect with our team at Development Land BC to get the best offer on your land deals.

Smiles Guaranteed!

Why Hire A Land Agent Rather Than A Residential Realtor

Posted on February 1, 2021 by Meghna Negi in Land Sale

Buying land is very different than buying a house or an apartment and there are many things to consider that you don’t normally think of when buying a residential property.

Since most of us don’t have experience in buying or selling land, using a real estate agent who specializes in land sales is a great first step.

Why & Where To Hire A Land Agent?

Zoning And Development Information

Land agents understand zoning regulations. What type of development can take place on the land depends on the zoning. They can tell you the highest and best use associated with the current zoning, or alternately, what the process is to rezone the property to accommodate the proposed use.

Land agents are usually aware of the development permit process and any regulations surrounding subdivision plans.

Site Characteristics

Land agents understand site characteristics and how they may impact the value and use of the land.

What type of access there is
What the road frontage is
Are there any easement agreements or road right of ways on the property?

These are all considerations in land sales that a traditional residential agent may not be aware of.

If you’re considering buying or selling land, use a land agent who has knowledge of site characteristics such as slopes, change in elevation, roadways and trails, water features such as creeks, streams, ponds or lakes, as well as how those impact the property and its development potential.

If the property doesn’t naturally drain well or there are environmental issues, a land agent can assist in connecting you with the relevant experts who can provide guidance and feedback.

When looking at land, a land agent will generally know to look into which utilities are available (if any), what are the mineral rights, are there harvestable trees on the land, are there any environmental concerns impacting the land and so much more.

Development Opportunities

If the land is being developed, look for an agent who has relationships with, and has worked with, developers in the area.

The more the agent has dealt with this type of property or situation, the more benefits you’ll see as a buyer or seller of the land.

Land agents often have connections within the municipality for things such as official community plans, subdivision approvals, development and other building permits. With these types of connections, land agents can refer you to the right people and pave the way for future dealings with the governing authorities

While residential real estate agents can provide excellent service when selling your home, they may not have the understanding and knowledge that a land agent has. This experience comes from ongoing education, staying current on any zoning or development changes within the municipality and working with developers and authorities having jurisdiction in the area.

Hiring a land agent is a smart decision when selling or buying land. You’ll be assured you’re getting the best possible service from the most knowledgeable agents available.

10 Tips For Land Owners To Sell Land Hassle-Free

Posted on January 28, 2021 by Meghna Negi in Land Sale

Selling bare land or development land is vastly different than selling your residence. So it makes sense the person you hire to sell it, should be different too.

How To Sell Land To Developers

Choose a real estate agent or brokerage who specializes in land sales and understands the process. Find someone who stays current on what’s happening in this sector and knows the ins and outs of selling land.

Use an agent who provides a comprehensive marketing strategy. This might include:

Market analysis and comparable sales of similar type properties.
Using their website and social media to promote the land.
Using signage for drive-by traffic.

Don’t be shy about asking what other methods they employ to market the land for sale.

3. Understand what uses the land is zoned for. Are there easements, right of ways, restrictive covenants or anything else that might affect the value or future use of the property?

If a property has to be rezoned, for instance, it will take time to work through the process. If the property is in the Agricultural Land Reserve (ALR), there are restrictions on what the land can be used for.

Understand the tax implications when selling land. Will you have to pay capital gains? Is the sale subject to GST? Those are questions for your accountant and/or lawyer to answer before you sign agreements to sell the land.

Ask for a large, non-refundable deposit. Selling land often takes longer than selling a residential property and completion dates can be a year or more. A buyer will be more prone to complete the sale transaction if they’ve already put up a large deposit they can’t get back and it provides the seller with some certainty as well.

Find out the highest and best use for the land and market it to those buyers. Selling land is tricky, especially if it’s for development purposes so make sure you know what these uses are beforehand.

Understand the terms of any offers before you sign. Talk to your accountant or legal counsel if there’s any question about the proposed terms. While your real estate agent can give you guidance, they aren’t lawyers or accountants and may not fully understand how the sale of land will impact your specific situation.

Be prepared to wait. Just selling the land can take time, sometimes a year or more. After that, the buyer may have subject conditions to waive before the sale can complete. If they’re awaiting approval of development permits or rezoning, this can add a significant amount of time before you actually finalize the sale of the land.

Ensure your real estate agent weeds out anyone who’s “just-looking”. Selling land is a lengthy process so you don’t want to waste time on anyone who is not a serious buyer.

Don’t be afraid to ask questions. Ask your real estate agent, your lawyer, your accountant, and anyone else who can provide the expertise you need to sell the land.

Selling land doesn’t have to create a lot of stress. If you find the right agent to sell your development land, they’ll alleviate the hassle and assist you throughout the process.