Land Selling

Ask the land GUY: What Your Westchester County Land Could Be Worth in Today's Market“Tom, I have vacant land in Westchester County. What is it worth today?”That is one of the most important questions a landowner can ask—and one of the easiest questions to get wrong.Westchester County remains a strong real estate market. In May 2026, the median home sale price was about $867,000, up 8.5% from the previous year, according to Redfin. Zillow reported a typical Westchester County home value of approximately $879,000, up 5.9% over the prior year.But here's the important point:You cannot value vacant land simply by multiplying the number of acres by a price per acre.A 2-acre parcel can be worth dramatically more—or less—than another 2-acre parcel depending on what can actually be done with it.... 08/12/2026

Ask the Land Guy: The Biggest Mistakes Putnam County Landowners Make Before Selling“I have a piece of land in Putnam County. I think I know what it’s worth. Should I just put it on the market?”Before you do, let's talk.After decades in real estate and construction—and specializing in vacant land—I’ve seen landowners make the same mistakes over and over again.And some of those mistakes can cost you thousands of dollars.Mistake #1: Assuming acreage determines valueOne of the biggest misconceptions I hear is:“It’s 5 acres, so it must be worth $X.”Not necessarily.Two parcels with the same amount of acreage can have dramatically different values depending on zoning, road frontage, topography, utilities, wetlands, access, septic feasibility and development potential.With land, what you can do... 08/07/2026

Ask the Land Guy: Subdivision Dreams vs. Reality in Putnam County“I have 5 acres. Can I subdivide it into five building lots?”That is one of the most common questions I hear from landowners in Putnam County.And the answer is: Maybe—but acreage alone doesn't tell the whole story.Many landowners look at a parcel and think, “If I have enough acres, I should be able to divide it.” Unfortunately, subdivision is much more complicated than simply drawing lines on a map.So, what determines whether land can actually be subdivided?1. ZoningEvery town has its own zoning requirements. Minimum lot size, frontage, setbacks, density and other regulations can determine how many lots a parcel could potentially support.Five acres in one zoning district may have completely different development potential ... 08/07/2026

Ask the Land Guy: What Makes One Parcel Worth More Than Another?A question I hear all the time is:"My neighbor's lot sold for much more than mine is worth. Why?"It's a great question—and one with many possible answers.Two parcels can sit side by side and still have dramatically different values.Here's why.BuildabilityThe biggest factor is often whether the land can be built on.A parcel with favorable soils, good topography, and the ability to obtain permits is usually worth considerably more than one with significant development challenges.Road FrontageProperties with adequate frontage on a public road generally attract more buyers than land with limited or difficult access.Access is one of the first things buyers evaluate.UtilitiesPublic water, sewer, natural gas, and nearby electric s... 08/04/2026

Ask the Land Guy: Can I Sell Land Without Board of Health Approval?One of the most common questions I receive from landowners is:"Can I sell my land if it doesn't have Board of Health approval?"The short answer is:Yes, you absolutely can.However, whether the property has Board of Health (BOH) approval can have a significant impact on its value, marketability, and the number of buyers who may be interested.Let's take a closer look.What Is Board of Health Approval?For properties that are not served by public sewers, Board of Health approval generally means the land has been evaluated and approved for an on-site septic system.This often involves soil testing and engineering to determine whether the property can support a septic system that meets local health regulations.For many buyers, BO... 08/03/2026

We Have Buyers Looking for Vacant Land in Westchester County—Do You Own Any?If you own vacant land in Westchester County, now may be the perfect time to sell.Demand for buildable lots continues to outpace supply, and I currently have qualified buyers actively searching for vacant land throughout Westchester County. Many are looking to build custom homes, while others are seeking investment opportunities or land for future development. The challenge isn't finding buyers—it's finding quality properties to show them.Whether your property is a fully approved building lot, raw land, wooded acreage, or a parcel you've owned for years and haven't decided what to do with, there may already be a buyer waiting.Many landowners assume their property has little value because it lacks utilities or ap... 08/01/2026

We Have Buyers Looking for Vacant Land in Putnam County—Do You Own Any?If you own vacant land in Putnam County, this may be the perfect time to consider selling.One of the questions I'm hearing most often from buyers is, "Do you have any land available?" Unfortunately, my answer is often the same: inventory is limited.Right now, I have buyers actively searching for vacant land throughout Putnam County. They're looking for everything from small residential building lots to larger parcels for custom homes, recreational use, and future investment. Some are builders searching for their next project, while others are individuals ready to build the home they've always envisioned.The challenge isn't finding buyers—it's finding enough quality properties to meet the demand.Many landowners don't ... 07/30/2026

Yes, and before you price the lot rather than after. Zoning tells you what a jurisdiction permits in theory. The tree code tells you how much of that you can physically build once retention requirements, protection zones, and replacement obligations are applied. In Seattle, Bellevue, Redmond, and Kirkland, those are separate bodies of law that run at the same time, and the tree code is where a lot of theoretical density quietly disappears.Key points: The size at which a tree becomes heavily protected differs in every one of the four cities. A 25-inch Douglas fir is treated very differently depending on which side of a city line it's standing on. Redmond requires a minimum of 35% of all significant trees to be retained in all developments. Kirkland won't accept a development permit for d... 07/29/2026

Ask the Land Guy: Should I Clear My Land Before Listing It?One of the questions I hear quite often from landowners is:"Should I clear my land before I put it on the market?"The answer is...It depends on the property.Many owners assume that clearing trees and brush will automatically increase the value of their land. Sometimes it does. But in many cases, spending thousands of dollars clearing a property before listing it doesn't result in a higher selling price.Before you hire a contractor or rent heavy equipment, here are a few things to consider.First, Ask Yourself Why You're Clearing ItThere are good reasons to clear land.For example: To improve access. To expose a potential building site. To remove overgrown brush. To eliminate dead or hazardous trees. To make the property easier to ... 07/29/2026

The One Phone Call Every Putnam County Landowner Should Make Before SellingSelling vacant land isn't like selling a house.There are no kitchens to remodel, walls to paint, or furniture to stage. Instead, the value of your property depends on factors that many landowners don't fully understand—zoning, road frontage, wetlands, utilities, buildability, and buyer demand.That's why there's one phone call every Putnam County landowner should make before putting a "For Sale" sign on their property.Call a land specialist.That one conversation could save you thousands of dollars and help you avoid mistakes that can keep your property from selling.Don't Guess What Your Land Is WorthOne of the biggest mistakes I see is owners setting a price based on what they paid years ago, what a neighbor told ... 07/29/2026

Ask the Land Guy: Do I Need a Survey Before I Sell?If you own vacant land in Putnam County and are thinking about selling, one of the first questions you may ask is:"Do I really need a survey before I put my property on the market?"The simple answer is:No...but it can make your property much easier to sell.Over the years, I've found that one document can answer more buyer questions than almost anything else—a current land survey.While it's not required for every sale, it can save time, reduce stress, and even help you maximize the value of your property.What Is a Survey?A survey is a detailed map prepared by a licensed land surveyor that identifies the exact boundaries of your property.It can also show: Property corners Road frontage Easements Rights-of-way Existing driveways Fences and... 07/28/2026

Ask the Land Guy: What Happens If My Property Has Wetlands?One of the most common concerns I hear from landowners is:"My property has wetlands. Does that mean it's worthless?"The answer is almost always...No.In fact, some of the most desirable parcels I've sold contained wetlands.The key is understanding how much of the property is affected and how those wetlands impact the land's overall use.Many people assume that wetlands automatically make land unbuildable. That's simply not true.Let's separate fact from fiction.What Are Wetlands?Wetlands are areas where water is present at or near the surface for enough of the year to support wetland vegetation and soils.They may include: Marshes Swamps Seasonal wetlands Wet meadows Small streams Low-lying wooded areas Wetlands play an important ro... 07/27/2026

The Right Buyer May Already Be WaitingOne of the biggest misconceptions homeowners have is believing that a buyer search doesn't begin until their property is listed. In reality, the search often begins months earlier.Every week I speak with buyers who tell me exactly what they're looking for. Some want a particular neighborhood. Others need a certain amount of acreage, road frontage, or privacy. Some are builders looking for their next project, while others are families hoping to find the perfect place to call home.I don't simply collect names—I build relationships. I learn what my buyers need, what they can afford, and how quickly they're prepared to move when the right property becomes available. That's why, when a new listing comes across my desk, I can often make phone calls before... 07/26/2026

 A little bit about my BUSINESS   I consistently sell more than half of my listings by connecting them directly with qualified buyers who are already searching for the right property. Over the years, I have built an extensive network of serious buyers, investors, builders, developers, and homeowners who regularly contact me looking for new opportunities. Many of these buyers have been searching for months, and some have missed out on multiple properties because inventory has been so limited.When you list your property with me, there is a strong possibility that I already have the perfect buyer waiting. Rather than simply placing your property on the market and hoping the right person discovers it, I actively match your property with buyers whose needs, budget, and goals closely align wi... 07/26/2026

Rare Opportunity: Own a 50% Interest in a Private Chain of Potomac River Islands Opportunities to purchase privately owned islands along the Potomac River are exceptionally rare. Now available is a 50% tenant-in-common interest in a remarkable chain of three unnamed islands totaling approximately 108± acres (per tax records), located in Washington County, Maryland, just downstream from Dam No. 5 and adjacent to the historic C&O Canal. Accessible from both the Maryland and West Virginia sides of the Potomac River, these islands represent one of the few remaining privately owned island properties within easy reach of the Washington, D.C. metropolitan area. A Natural Paradise Whether you're an avid outdoorsman, conservation enthusiast, or simply someone seeking a truly unique recreational... 07/26/2026

Ask the Land Guy: Can I Subdivide My Property?One of the questions I hear most often from landowners is:"Can I subdivide my property?"It's an excellent question—and one that could have a significant impact on the value of your land.Many owners have heard stories about someone dividing a large parcel into several building lots and selling each one separately. Naturally, they wonder if the same opportunity exists for their property.The answer is...Maybe.Whether a property can be subdivided depends on several important factors, and every parcel is different.It Starts With ZoningThe first thing I look at is the property's zoning district.Every municipality has zoning regulations that establish: Minimum lot size Required road frontage Setback requirements Permitted uses Density requirements ... 07/22/2026

How a Professional Land Evaluation Can Save You ThousandsIf you're thinking about selling your vacant land in Putnam County, the first question on your mind is probably:"What is my land worth?"That's an important question—but it's not the only one.The better question is:"How do I make sure I don't leave money on the table?"The answer begins with a professional land evaluation.Many people think an evaluation is simply putting a price on a property. In reality, it's much more than that. A thorough evaluation can uncover hidden value, prevent costly mistakes, and help you maximize your return when it's time to sell.The Most Expensive Mistake Is GuessingI've met many landowners who have an idea of what their property is worth.Some base it on what they paid years ago.Others compare it to a n... 07/22/2026

Ask the Land Guy: How Much Is My Land Worth?If I had to pick the question I'm asked more than any other, this would be it:"Tom, how much is my land worth?"It's a simple question, but the answer is rarely simple.Many landowners assume they can look at what a neighbor's property sold for or check an online real estate website and have their answer.Unfortunately, vacant land doesn't work that way.Every parcel is unique, and even two neighboring properties can have dramatically different values.The First Thing I Tell Every LandownerWhen someone asks me what their land is worth, I don't immediately give them a number.Instead, I start asking questions. Where is the property located? How many acres does it contain? What is the zoning? How much road frontage does it have? Is it buildable? Does ... 07/21/2026

What Makes One Land Broker Different From Another?If you're thinking about selling your vacant land in Putnam County, you may be asking yourself:"Does it really matter which real estate agent I hire?"When it comes to selling a house, many agents have similar experience.Vacant land is different.Selling land requires a specialized set of skills, knowledge, and marketing strategies that go far beyond simply placing a listing in the MLS.The broker you choose can have a significant impact on how quickly your property sells—and how much you ultimately receive for it.Not Every Agent Specializes in LandMost real estate agents spend the majority of their time selling homes.Homes come with kitchens, bathrooms, finished square footage, and comparable sales that are relatively easy to evaluate.Vaca... 07/21/2026

Ask the Land Guy: Can I Build on My Land?One of the first questions I hear from landowners is also one of the most important:"Can I build on my land?"It sounds like it should have a simple yes-or-no answer.Unfortunately, it usually doesn't.Many people assume that if they own a piece of vacant land, they automatically have the right to build on it. Others believe that because a neighboring property has a house, their parcel must also be buildable.The truth is that every property is different, and determining whether land is buildable requires looking at several important factors.Zoning Is the First Place to StartThe first thing I review is the property's zoning.Zoning establishes how land can be used and may regulate: Minimum lot size Setback requirements Permitted uses Building height A... 07/20/2026