Land Market Tips You Can Use Right Now

Thinking about buying a piece of land? You don’t need a degree in geology or a wall of legal jargon to make a good deal. Below are the core ideas that help you spot value, avoid hidden costs, and keep the process simple.

Check the Soil Before You Sign Anything

Good soil is the foundation of any land investment. If the ground is too sandy, rocky, or water‑logged, you’ll face extra expenses later—whether you want to farm, build a house, or develop a commercial site. Use a quick test: dig a 12‑inch hole, feel the texture, and look for layers of dark, crumbly earth. Dark, loamy soil usually means nutrients and stability. You can also order a basic soil report online for under $100; it tells you pH, drainage, and any contaminants.

Don’t forget the local climate. A soil type that works in Ohio may be a nightmare in Arizona. Match the soil’s drainage capacity to your intended use. For building, you need solid, well‑compacted ground. For farming, look for organic matter and good water retention.

Know the Tax Landscape Before You Pay the Deposit

Property taxes can turn a seemingly cheap plot into a costly nightmare. Start by checking the county’s assessor website—most counties list the current tax rate per $1,000 of assessed value. Multiply that by the land’s assessed price to get an annual estimate.

Some states, like Texas, have high rates but also offer exemptions for agricultural use. Others, like Florida, may have lower rates but add special assessments for infrastructure. Ask the seller for the last two years of tax bills and look for any pending levies or special district fees.

Consider how long you plan to hold the land. If you’re flipping within a couple of years, a higher tax rate might be okay. If you intend to keep it long‑term, look for areas with stable or declining tax rates.

Finally, research any upcoming ballot measures that could raise taxes. Local news sites often report on proposed millage increases months before they’re voted on.

By combining a quick soil check with a solid tax audit, you can cut out surprises and focus on land that truly fits your goals. Remember, the best deals are the ones where you know exactly what you’re buying—down to the dirt under your feet and the tax bill in your mailbox.