Over the weekend I was contacted by someone that has (or I should say had) a 15 acre property with a house, a barn, and a couple of large buildings used for garages and storage.  The property is quite nice and suitable for horses or any farm animal. 

The reason I said "had" a 15 acre property is because it was subdivided into 2 parcels.  The one parcel is about 5.5 acres with the home and buildings.  The other is about 9.5 acres of vacant land. 

Now, these properties have been on the market for a very long time, and are priced reasonably.  Why haven't they sold?  The seller is even willing to sell both properties for a discount.  It would make a very nice property for farm animals.

If the seller is willing to sell both parcels at a discount, then why was it subdivided in the first place? 

Most buyers are searching on-line.  If they are searching for a property for their horses and farm animals, they usually search for 10+ acre properties.  There are tax advantages for properties that are over 10 acres and used for agriculture.  Even if both parcels are bought by one buyer, some township zoning boards will consider these as 2 separate parcels, therefore, not allowing the advantages of 10+ acres.

I specialize in rural and horse properties and farms and I have a number of buyers I am working with.  Some searching for properties for their horses or farm animals, others just want large acreage for privacy.  Even though they are working with me, they still do their own searches on the internet.  So, this property will be missed, which is unfortunate.

As you can see, subdividing a large property like this makes it more difficult to sell.  The seller may be able to reverse the subdivision, depending on the township, but it will cost money to do it.  Is it worth it?  Only the seller can answer that. 

Before subdividing your large acreage, think twice about it.  Ask questions before spending the money on subdividing.  Contact an agent that specializes in large properties and farms, and find out what their opinion is.  After all, they deal with these types of properties most of the time and have the knowledge.

Brigita McKelvie, REALTOR

Pennsylvania License #RS297130

Residential, Rural and Horse Properties and Farms

Cindy Stys Equestrian & Country Properties, Ltd.

The Premier Equine & Country Realty Firm covering Eastern Pennsylvania from back yard to world-class facilities.