If you’ve ever driven past a big, empty lot and thought, “What could I do with that?” — welcome, future land investor.
Land investing is one of the most overlooked yet potentially lucrative forms of real estate investment.
You don’t need tenants.
You don’t need buildings.
You just need vision, patience, and a solid strategy.
In this land investing beginners guide to success, we’ll cover what land investing is, why it’s worth considering, how to get started, where to invest, the types of land you can buy, common mistakes to avoid, and how to make your first deal.
Let’s get you on the path to becoming a savvy landowner — no cowboy boots required.
What is Land Investing?
Land investing is the process of purchasing raw, undeveloped land with the goal of earning a return on your investment.
Unlike traditional real estate, where you deal with houses or commercial buildings, land investing focuses on the simplest real estate asset: the earth beneath our feet.
You’re not renting it out to tenants.
You’re not renovating a kitchen. You’re buying the dirt — and betting on its future value.
That might sound boring, but here’s the kicker: land is finite.
Nobody’s making more of it.
As long as people need space to build homes, grow food, or develop communities, land will continue to be in demand.
Why Land Investing is a Good Strategy
Land is like the “quiet kid” in the investment classroom — often ignored, but full of potential.
Here’s why land can be a smart, strategic move for beginners:
1. Low Barrier to Entry
You can buy land for a few hundred to a few thousand dollars in many parts of the country.
Compare that to buying a house or apartment complex, and you’ll see why this is one of the most accessible forms of real estate investing.
2. No Tenants, Toilets, or Trash
With raw land, there are no midnight phone calls from renters or broken appliances to replace.
It’s a hands-off investment — especially great for people who want passive income without being landlords.
3. Flexibility and Potential
Vacant land can be used for residential development, farming, recreational use, solar farming, timber harvesting, and more.
The possibilities depend on zoning and location, but that’s part of the opportunity.
4. Low Holding Costs
Property taxes on raw land are often much lower than improved real estate.
There’s usually no mortgage, no insurance, and no maintenance costs unless you make improvements.
5. Appreciation Over Time
As nearby areas develop, land values typically rise.
A once-empty field near a growing suburb can turn into a prime real estate investment just by sitting there.
What Makes a Good Land Investment?
Not all land is created equal. Before you buy your first plot, make sure it checks some of these boxes:
1. Location, Location, Location
This real estate cliché still applies. Is the land near growing cities, highways, or popular recreation areas?
The closer your land is to progress or potential demand, the better your investment.
2. Access and Road Frontage
Landlocked properties without legal access are tricky and often hard to sell.
Always ensure your land has road frontage or legal access through neighboring lots.
3. Zoning and Permits
Zoning determines what you can and cannot do with the land.
If it’s zoned agricultural, you may not be able to build a house on it without a variance.
Always check with the county or city planning department.
4. Utilities and Water Access
Does the land have access to power, water, or septic?
While off-grid land can still be valuable, having nearby utility connections usually boosts land value and appeal.
5. Topography and Soil Quality
Hilly, rocky, or flood-prone land can be difficult to develop.
Use tools like Google Earth and visit the property (or hire someone) to evaluate the terrain and usability.
6. Title and Deed Clarity
Do a title search to make sure the land has a clean deed with no liens, unpaid taxes, or ownership disputes.
A cloudy title can turn your investment into a legal nightmare.
Types of Land Investing That Can Be Profitable
There are many ways to profit from land — whether you want to flip it, hold it, or use it for income-generating activities.
Here are some of the most popular land investing strategies:
1. Buy and Hold
This is the long game. You buy land in an up-and-coming area and simply wait for appreciation.
As nearby development moves closer and supply and demand goes up, your land value increases.
2. Land Flipping
Buy low, sell high — sometimes without ever visiting the land.
This strategy often involves buying undervalued parcels from tax auctions or distressed sellers and reselling at market price.
3. Subdividing Land
Large parcels can sometimes be split into smaller lots and sold individually.
This strategy can significantly boost returns, but it requires a strong understanding of zoning laws and development processes.
4. Seller Financing
Sell the land to buyers with a down payment and monthly payments.
You become the bank and collect passive income without tenants.
5. Leasing for Passive Income
Land can be leased for farming, billboards, RV storage, solar panels, or hunting rights.
This provides recurring revenue without selling the property.
6. Developing the Land
This is the most advanced (and risky) strategy — turning raw land into a housing subdivision or commercial development.
Not ideal for beginners, but potentially very profitable.
Where to Invest in Land
The “where” matters just as much as the “what.” Here’s how to spot hot zones for land investing:
1. Growing Cities and Suburbs
Look for cities expanding outward. Suburbs with population growth, job growth, and new infrastructure (like highways or schools) are prime areas.
2. Path of Progress
This refers to the direction in which a city is growing. Buy land just ahead of the path, where prices are still low, but development is coming.
3. Opportunity Zones
Some areas qualify as Opportunity Zones, which come with tax incentives for investors. These can be attractive for development or long-term holds.
4. Recreational Areas
Vacant land near lakes, mountains, national parks, or hiking trails is often desirable for cabins, camping, or RV use.
5. Rural Areas With Loopholes
Some rural counties have lax zoning laws, making them ideal for mobile homes, tiny homes, or off-grid enthusiasts.
How to Find and Buy Land
If you’re wondering where to even find land for sale, here are a few reliable ways:
1. Land-Specific Websites
Sites like LandWatch, LandCentury, and Land.com list thousands of vacant properties.
2. Direct Mail Campaigns
Many land investors send letters to owners of vacant parcels asking if they want to sell. This can uncover off-market deals.
This is the way I have ALWAYS bought land and I learned the method from Jack Bosch’s program.
Here’s a link to a free introduction webinar he does:
3. Tax Lien Auctions
Counties sometimes auction off land to recover unpaid property taxes.
You can score deeply discounted land — but do your due diligence first.
4. Local Real Estate Agents
Some agents specialize in land sales.
Find agents who understand zoning laws, land comps, and rural property sales.
5. Craigslist and Facebook Marketplace
Believe it or not, people list land here too — often priced lower than MLS properties.
Common Mistakes New Land Investors Make
Let’s be honest: land investing isn’t foolproof.
Here are mistakes to avoid when you’re starting out:
1. Skipping Due Diligence
Always check zoning, access, taxes, and title history. A “cheap” parcel may be worthless if it’s unusable.
I once bought a cheap piece of land for $500 and it took me about 3 years to sell it because it just was a piece of junk property.
2. Not Walking the Property
If possible, see the land in person.
Maps can be misleading.
Make sure it’s what you think it is.
This can be hard to do if the land isn’t in your area or you’re short on time.
But it’s also not completely necessary once you start doing more land flips and get some experience.
But when possible, it’s not a bad idea.
I’ve walked away and changed my offer price to a lower price a couple times after seeing a property.
3. Overpaying for Land
Land values vary wildly by region. Don’t assume a seller’s price is fair — always compare with similar recent sales (comps).
4. No Exit Strategy
Before you buy, know how you’ll make your money back.
Are you flipping?
Holding?
Leasing?
Don’t go in without a plan.
5. Ignoring Property Taxes
Back taxes can sink your investment fast. Check with the county for any unpaid tax bills before you buy.
If you use a good title company they will do all these checks before you close on the sale.
6. Emotional Buying
Don’t fall in love with a beautiful view. Stick to the numbers, the zoning, and the location.
Tools to Help You Analyze Land
The digital age makes land investing much easier than it used to be. Here are some tools you can use to research properties:
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Google Earth – Great for checking terrain and surroundings
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ParcelQuest or Regrid – For parcel data and boundaries
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Local County GIS Maps – Public tools for checking zoning and land use
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Zillow/Redfin – To get a sense of nearby land sales and comps
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LandGlide App – Helps you walk a property and see its parcel lines
Final Thoughts: Is Land Investing Right for You?
Land investing isn’t sexy.
It’s not glamorous.
But it’s simple, affordable, and full of long-term potential.
For beginners who want a low-risk, low-maintenance way to dip into real estate, land is a smart place to start.
You don’t need to be rich.
You don’t need to be an expert.
You just need to do your homework, buy smart, and have a little patience.
Whether you want to flip, hold, build, or lease — owning land gives you options.
And in today’s uncertain world, that kind of flexibility is worth its weight in gold.
So go ahead: stake your claim. Your future self will thank you for getting a little dirt on your hands.
FREE LIVE WEBINAR ABOUT FLIPPING LAND
Other Interesting Articles:
Land vs. Houses – Which is a Better Investment?
Things to Consider BEFORE Investing in Land
How to double $1,000 (One strategy is flipping land and I go in depth on how to get started and the margins I’ve personally made)
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Jason and Daniele
