Land Selling

OCEAN SHORES REAL ESTATEJust SoldSOLD 10/6/26: 359 Geoduck Lp, #OceanShores, WA.This beautifully cleared lot with privacy on the Bell Canal with Southern views. Water, sewer and power installed. Covered patio and shed installed.Sold for $135,000 cash.Congratulations to my Buyers, who are looking forward to using it and enjoying the waterfrontage.I praise God for His blessings! 10/07/2026

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 easements. The important question isn't simply, “Does the property have an easement?” It's “What does that easement al... 10/05/2026

Ask the Land Guy: Engineering Review—The Step That Turns Guesswork Into ClarityWhen 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, driveway access, septic feasibility, well location, utilities, easements, road frontage and the potential building envelope.Why Does This Mat... 10/05/2026

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 comparable sales—not what you paid or hope it’s worth—is especially important. If you give me the location, acreage/property type, asking price, what you owe (if anything), annual carrying costs, and ... 10/01/2026

 It is not just a square, but a dream made into reality!Real estate sometimes takes me beyond my usual market area, and I’m always happy to go where my clients need me. It was especially rewarding to help the son of a longtime repeat client purchase a quarter-acre lot in Silver Springs Shores, a growing community of single-family homes. Located on a paved road with nearby utilities, no HOA, and single-family zoning, this property is the ideal setting for his first home. With guidance from his parents, he’ll soon begin building—and I can’t wait to see his vision come to life!Katina Hargrove, Broker/Owner of Stake Your Land Realty, Inc. 352-551-0308https://www.stakeyourland.com/  09/30/2026

The Reserve at St. Charles Bay - Rockport TX Only $325.000Just what you have been waiting for!  This exquisite and beautiful neighborhood that makes a great place to go, relax and have fun, with all of the amenities that Rockport Texas has to offer.  122 Bismarck Lane is currently listed for Sale for $325,000.  This is the Lowest Priced Waterfront Home in the Community Currently for Sale.  It is East Facing so you don’t have the afternoon sun, but still have the Coastal Breezes.  This Neighborhood offers short term daily rentals, along with vacation homes, full time residences, investment properties, and a place for “Snow Birds” to come and hang out for the winter!The community features: A 500 Foot Lit Fishing Pier A Hammock Park 2 Miles of Boardwalk A Kayak Launch Deck Paddle Boarding ... 09/28/2026

Ask the Land Guy: How Wetlands Can Affect Your Putnam County Building LotYou 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 dry during certain times of the year. Vegetation, soils, drainage patterns, groundwater conditions, streams, and other characteristics can all play a role in determi... 09/28/2026

Ask the Land Guy: Let’s Talk About Slope on Putnam County LandWhen 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 they relatively level? Do they gradually rise from the road? Does the property drop sharply? Is there a reasonable location for a driveway? Is there enough suitable area for a house, septic system and required setbacks?Th... 09/28/2026

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 for development, the important questions go beyond simply measuring the property line along the road.I want to know: Is it frontage on a public or otherwise legally recognized road? Does the parcel meet the frontag... 09/26/2026

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 be subdivided, easements can be created, lot lines can be adjusted, zoning regulations can change, and improvements may have been made since the original survey was prepa... 09/26/2026

Ask the Land Guy: What Is the Best Way to Price Vacant Land in Putnam County? 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 is the minimum lot size? How much road frontage is required? What are the setbacks? Is the proposed use permitted?Zoning establishes the basic framework for w... 09/25/2026

Ask the Land Guy: Why Some 2-Acre Lots Are Worth More Than Some 5-Acre LotsWhen 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 is buildable, has good road frontage, favorable topography and straightforward utility or septic options can be far more attractive than five acres filled with development challenges.Here are... 09/25/2026

Ask the Land Guy: The 7 Things I Check Before Putting Putnam County Land on the Market 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 is the current zoning classification? What is the minimum lot size? What are the frontage, setback and dimensional requirements? And most importantly:What can potentially be built on the property?Two parcels with the s... 09/24/2026

Ask the Land Guy: Putnam County Land—Acreage Doesn't Tell the Whole StoryWhen 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 are permitted? What are the minimum lot-size requirements? Could the property potentially be subdivided?Buildability is another major factor. Does the property have adequate road fronta... 09/23/2026

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 Does the Property Need?A typical residential development may require: A suitable septic system location Adequate soil and drainage Sufficient usable acreage A suitable area for a septic fiel... 09/23/2026

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 septic system.Factors that can affect septic feasibility include: Soil conditions Seasonal high groundwater Depth to bedrock Wetlands Slope and topography Property size Required setba... 09/22/2026

Ask the Land Guy: Why Town Water and Sewer Can Add Major Value to Your Land—Especially in Orange CountyIf 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 Matter?With a typical vacant residential parcel, a buyer may need to determine whether the property can support a well and septic system. Soil conditions, wetlands, groundwater, lot size, setbacks, topography, and other s... 09/21/2026

Ask the Land Guy: How Zoning Determines the Value of Orange County LandIf 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, land may be designated for residential, commercial, industrial, agricultural, or other uses.But the zoning designation is only the beginning.A parcel may technically be z... 09/21/2026

Ask the Land Guy: Is Your Orange County Property Really Buildable?You own a piece of property in Orange County, NY. The tax records say you have 2 acres, 5 acres, or maybe 20 acres.So you assume you can build a house on it.But can you really?One of the biggest mistakes landowners make is assuming that because a property is large enough, it is automatically buildable. The reality is that many factors determine whether a parcel can actually support a home or other development.Zoning Is Only the First StepThe zoning designation tells you what uses may be permitted and what dimensional requirements may apply. But zoning alone does not guarantee that you can build.You also need to look at: Road frontage and legal access Driveway location Setbacks Topography and steep slopes Wetlands and stre... 09/18/2026

Ask the Land Guy: What Is Your Orange County Land Worth?If you own vacant land in Orange County, NY, you may have a number in your head that you think your property is worth. But vacant land is different from a house. You can't simply look at what the neighbor paid or what another parcel is listed for and assume your property has the same value.So, what is your Orange County land really worth?The answer starts with determining what can actually be done with the property.Size Is Only the BeginningA 10-acre parcel isn't necessarily worth more than a 5-acre parcel. What matters is how much of the property is usable and what the zoning and approvals allow.Some of the questions I look at include: What is the zoning? Is the property legally buildable? How much road frontage does it have? Is t... 09/18/2026