land real estate: Ask the Land Guy: What Is the Difference Between Landlocked and Land With Legal Access?
- 10/07/26 08:46 AM
Ask the Land Guy: What Is the Difference Between Landlocked and Land With Legal Access? When you're buying or selling vacant land, one of the first questions you should ask is: “Does the property have legal access?” A parcel can contain 2 acres, 10 acres, or even 100 acres—but if there is no legal way to reach it, you may have a serious problem. That brings us to an important distinction: landlocked property versus property with legal access. What Does “Landlocked” Mean?A property is generally considered landlocked when it does not have direct access to a public road and does not have an established legal right … (1 comments)
land real estate: Ask the Land Guy: What Is a Buildable Envelope?
- 10/07/26 08:33 AM
Ask the Land Guy: What Is a Buildable Envelope? When you look at a vacant parcel, you might see 2 acres, 5 acres, or even 20 acres and think there is plenty of room to build. But here's one of the most important things I tell landowners: You don't build on the acreage. You build inside the buildable envelope. So, What Is a Buildable Envelope?The buildable envelope is the portion of a property where a home or other permitted structure can actually be placed after taking zoning requirements and site restrictions into consideration. Think of it as the usable area that's left after everything else is … (1 comments)
land real estate: Ask the Land Guy: Can an Easement Actually Increase the Value of Your Property?
- 10/05/26 01:11 PM
Ask the Land Guy: Can an Easement Actually Increase the Value of Your Property? When landowners hear the word “easement,” they often assume it means a restriction—and therefore a lower property value. Sometimes that's true. But here's something many landowners don't realize: The right easement can actually make a property more useful, more buildable and potentially more valuable. What Is an Easement? An easement gives someone the legal right to use a specific portion of another property for a particular purpose. With vacant land, common easements include access or right-of-way easements, utility easements, drainage easements, shared-driveway easements and sewer or water … (4 comments)
land real estate: Ask the Land Guy: Engineering Review—The Step That Turns Guesswork Into Clarity
- 10/05/26 12:37 PM
Ask the Land Guy: Engineering Review—The Step That Turns Guesswork Into Clarity When it comes to vacant land, one of the biggest mistakes an owner or buyer can make is assuming that because a parcel looks buildable, it actually is. A beautiful piece of land may have plenty of acreage and road frontage, but that doesn't necessarily tell us where—or even whether—a home can actually be built. That’s where an engineering review becomes extremely valuable. An engineer can take many of the questions surrounding a property and begin replacing assumptions with facts. They may evaluate zoning and setbacks, topography and slopes, wetlands and buffers, drainage, … (2 comments)
land real estate: Ask the land guy whether I should sell land in a slow market
- 09/30/26 11:55 AM
Ask the land guy whether I should sell land in a slow market the answer depends on your holding costs, urgency, and how much flexibility you have on price. A practical way to think about it: Sell now if you need liquidity, carrying costs are high, or you have a strong offer relative to comparable recent sales. Wait if you can comfortably hold the property and believe there are realistic catalysts for improved demand or value. Middle ground: market it now but price it realistically, or consider seller financing/other terms to broaden the buyer pool. In a slow market, pricing based on current … (1 comments)
land real estate: Ask the Land Guy: Why Sewer Can Change the Value of Putnam County Land
- 09/30/26 10:24 AM
Ask the Land Guy: Why Sewer Can Change the Value of Putnam County Land When people look at vacant land in Putnam County, they often focus on acreage, location and road frontage. But there is another factor that can dramatically affect a property's usefulness, marketability and potentially its value: Sewer availability. In much of Putnam County, vacant land must rely on a private septic system. When a parcel has access to an approved public or municipal sewer system, it can change the equation. Why Is Sewer So Important?If a property requires a septic system, the land has to be capable of supporting that system. That … (1 comments)
land real estate: Ask the Land Guy: What Does BOHA Mean for Your Putnam County Property?
- 09/30/26 07:19 AM
Ask the Land Guy: What Does BOHA Mean for Your Putnam County Property? If you own vacant land in Putnam County, NY, there is one term you will hear over and over again when you decide to sell: BOHA. BOHA generally refers to Board of Health Approval, and when you're dealing with vacant land that will require a private septic system, it can be one of the most important pieces of the puzzle. Why Does BOHA Matter?A beautiful piece of land isn't automatically a buildable lot. Before a buyer can feel comfortable purchasing property for a home, they want answers to some basic questions: Can the … (0 comments)
land real estate: Ask the Land Guy: How Wetlands Can Affect Your Putnam County Building Lot
- 09/28/26 07:56 AM
Ask the Land Guy: How Wetlands Can Affect Your Putnam County Building Lot You own a beautiful piece of vacant land in Putnam County. It has plenty of acreage, road frontage, and what looks like a great spot for a house. Then someone asks a very important question: Are there wetlands on the property? That question can dramatically affect what you can build, where you can build it, and ultimately what your land may be worth. Wetlands Don't Always Look WetOne of the biggest misconceptions I hear from landowners is, "My property isn't swampy, so I don't have wetlands." Not necessarily. Wetlands can include areas that appear relatively … (1 comments)
land real estate: Ask the Land Guy: Let’s Talk About Slope on Putnam County Land
- 09/26/26 11:55 AM
Ask the Land Guy: Let’s Talk About Slope on Putnam County Land When you're looking at vacant land in Putnam County, acreage gets a lot of attention. But there is another factor that can dramatically affect a property's usability and value: Slope. A parcel may contain 5, 10 or even 20 acres, but if much of that acreage is steep hillside, the amount of land you can realistically use may be considerably smaller. Why Does Slope Matter?When I walk a piece of land, I'm not simply looking at how many acres are on the tax map. I'm looking at what those acres are actually doing. Are … (1 comments)
land real estate: Ask the Land Guy: How Much Road Frontage Do You Really Need in Putnam County?
- 09/26/26 11:39 AM
Ask the Land Guy: How Much Road Frontage Do You Really Need in Putnam County? When someone tells me they own a piece of vacant land in Putnam County, one of the first questions I ask is: “How much road frontage does the property have?” Why? Because acreage alone doesn't determine whether a parcel can be developed. You could own 2, 5, 10 or even 20 acres and still have a problem if the property doesn't have enough legal road frontage or suitable access. What Is Road Frontage?Road frontage is generally the portion of your property that borders a road. But when we're evaluating land … (2 comments)
land real estate: Ask the Land Guy: Can an Old Survey Increase the Difficulty of Selling Your Land?
- 09/26/26 11:25 AM
Ask the Land Guy: Can an Old Survey Increase the Difficulty of Selling Your Land? Yes—and sometimes an outdated survey can create more questions than answers when you’re trying to sell vacant land. A survey is one of the most useful documents a landowner can have. It can show property lines, acreage, road frontage, easements, rights-of-way, structures and other important features. But when that survey is 20, 30, 40 years old—or even older—it may not reflect what exists today. Why Does the Age of a Survey Matter?Land itself may not move, but things surrounding it can change. Roads can be widened, neighboring properties can … (0 comments)
Pricing a house is usually straightforward compared with pricing vacant land. With a house, you can compare bedrooms, bathrooms, square footage, condition and recent neighborhood sales. With vacant land in Putnam County, NY, two parcels sitting a mile apart—and containing the same number of acres—can have dramatically different values. So, what is the best way to price vacant land? The answer is simple: Don't start with the acreage. Start with what can actually be done with the property. 1. Determine the ZoningThe first thing I want to know is the zoning. What … (2 comments)
land real estate: Ask the Land Guy: Why Some 2-Acre Lots Are Worth More Than Some 5-Acre Lots
- 09/25/26 07:44 AM
Ask the Land Guy: Why Some 2-Acre Lots Are Worth More Than Some 5-Acre Lots When it comes to vacant land, more acreage does not automatically mean more value. I see this all the time. A landowner has five acres and assumes the property must be worth considerably more than a nearby two-acre parcel. Sometimes it is. But sometimes that 2-acre lot may actually be worth more than the 5-acre lot. It's Not Just How Much Land You Own—It's What You Can Do With ItWith vacant land, buyers aren't simply purchasing acreage. They're purchasing the ability to use and develop that acreage. A beautiful 2-acre parcel that … (1 comments)
land real estate: Ask the Land Guy: What Are Putnam County Land Buyers Looking For?
- 09/24/26 06:56 AM
Ask the Land Guy: What Are Putnam County Land Buyers Looking For? When someone calls me about vacant land in Putnam County, one of the first things I notice is that serious buyers tend to ask many of the same questions. They aren't just asking: “How many acres is it?” They want to know what they can actually do with the property. After decades of selling vacant land, here are some of the things I find Putnam County land buyers are looking for. 1. Is It Buildable? This is usually the biggest question. A buyer may love the location and … (1 comments)
Selling vacant land in Putnam County is very different from selling a house. With a house, buyers can walk through the rooms, look at the kitchen, check the condition and compare it with similar homes. With vacant land, much of the value is determined by things you can't see from the road. Before I put a Putnam County parcel on the market, I want to understand what we're actually selling. Here are 7 things I check before putting vacant land on the market. 1. ZoningThis is where I start. What … (3 comments)
land real estate: Ask the Land Guy: Putnam County Land—Acreage Doesn't Tell the Whole Story
- 09/23/26 07:54 AM
Ask the Land Guy: Putnam County Land—Acreage Doesn't Tell the Whole Story When Putnam County landowners tell me what they think their property is worth, one of the first things I hear is: “I have X number of acres.” Acreage certainly matters—but when it comes to vacant land, the number of acres is only part of the story. Two properties with the same amount of land can have dramatically different values depending on what can actually be done with them. What Really Determines Land Value?When evaluating vacant land in Putnam County, I look at much more than acreage. Zoning is one of the first questions. What uses … (0 comments)
land real estate: Ask the Land Guy: What If Your Putnam County Land Has No Sewer?
- 09/23/26 07:33 AM
Ask the Land Guy: What If Your Putnam County Land Has No Sewer? If you own vacant land in Putnam County, NY, you may have wondered: What happens if there is no public sewer available? The good news is that the lack of a sewer connection does not automatically mean your land cannot be developed. However, it can make septic feasibility one of the most important factors in determining the property's value and buildability. For many Putnam County properties, the answer may involve a private septic system. But before assuming that a property can support a house, the site needs to be evaluated carefully. What … (0 comments)
land real estate: Ask the Land Guy: What If Your Orange County Property Needs a Septic System?
- 09/22/26 12:45 PM
Ask the Land Guy: What If Your Orange County Property Needs a Septic System? If you own vacant land in Orange County, NY, you may know that your property doesn't have access to public sewer. That doesn't necessarily mean the property can't be developed—but it does mean septic suitability becomes an important part of determining the property's value. A septic system needs a suitable place to be installed, and not every piece of land can accommodate one. Septic Is More Than Just Digging a HoleBefore assuming your property is buildable, you may need to determine whether the soil and site conditions can support a … (1 comments)
land real estate: Ask the Land Guy: Why Town Water and Sewer Can Add Major Value to Your Land—Especially in Orange County
- 09/21/26 06:50 AM
Ask the Land Guy: Why Town Water and Sewer Can Add Major Value to Your Land—Especially in Orange County If you own vacant land in Orange County, NY, you may look at the acreage, location, and zoning when trying to determine its value. But there is another factor that can make a major difference: water and sewer availability. As the Land Guy, I have seen many situations where two parcels with similar acreage can have very different values because one has access to public water and sewer while the other must rely on a private well and septic system. Why Does Water and Sewer … (2 comments)
land real estate: Ask the Land Guy: How Zoning Determines the Value of Orange County Land
- 09/21/26 06:39 AM
Ask the Land Guy: How Zoning Determines the Value of Orange County Land If you own vacant land in Orange County, NY, you may look at the acreage, location, and surrounding properties when trying to determine what your property is worth. But there is another factor that can have a major impact on value: zoning. As the Land Guy, I always remind landowners that two parcels with the same amount of acreage can have dramatically different values simply because they have different zoning. What Does Zoning Really Tell You?Zoning establishes how a property may potentially be used. Depending on the municipality and zoning district, … (0 comments)
I will be be talking about the land, Commercial, Multi Family and single family home market in upper Westchester and Putnam County. Also my Land Sales. And Real Estate in Yorktown Heights, Westchester County Real estate, Thomas Santore, Coldwell Banker, Coldwell Banker yorktown heghts ny,
Ask the Land Guy: What Is the Difference Between Landlocked and Land With Legal Access?
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