Archive for the ‘Preparing to Buy’ Category

Wyoming Land for Sale Offers Exceptional Opportunities.

Wyoming is called the “Cowboy State” and is the epitome of the Old West. As late as 1919, just after World War I, Cheyenne still had more horses than cars. The state is the 10th largest in geographic size, with 98,000 square miles, yet it has a population of only 540,000 people, the least of all 50 states. With so much land and so few people, it is easy to understand why Wyoming land for sale can offer exceptional opportunities.

Wyoming is also known as the “Equality State” because Wyoming women were the first in the nation to have the right to vote, to serve on juries, and to hold public office. In 1894, Estelle Reel became one of the first women in the United States elected to a state office, that of Wyoming State Superintendent of Public Schools. In 1924, Mrs. Nellie Tayloe Ross was the first elected woman governor to take office in the United States.

The state is very conservative politically, and the last Democrat to win a presidential election was Lyndon B. Johnson in 1964. Since then, Wyoming has voted Republican in every presidential election.

Regarding rural land investments, some of the lowest-priced land in the United States of America can be acquired in the southern part of Wyoming, along the I-80 corridor. If a person knows where to look, land can still be found in that region for under $300 per acre, or even cheaper. Not only are land prices very appealing, but property taxes can be as low as 10 cents to 20 cents per acre annually. Finally, subdivision regulations are among the most lenient in the nation. As long as land is divided into parcels that are larger than 140 acres in size, there are very few bureaucratic restrictions or controls.

If a person can find Wyoming land for sale under $300 per acre that can be purchased under beneficial terms, then future profits are simply a matter of holding the land for a long enough period of time.

To view Wyoming land for sale, please click here.

Wyoming Land for Sale at a Cheap Price

Most Wyoming real estate investors take the traditional approach of acquiring land near population centers, like Casper or Cheyenne, and then rely on future development to increase property values. Simply buying a large tract of Wyoming land for sale cheap, located in a sparsely populated area of the state, and allowing time and inflation to create higher values, probably would be boring for them.

The latter approach might be boring to some, but it is an infinitely safer and more reliable method of making money, over the long term. Consider that nothing has to happen, and the owner doesn’t have to improve or develop anything, in order for a tract of cheap acreage to increase in value in future years. It has been proven time and time again that through the years, paper currency always becomes worth less and less, and finite assets such as land always become worth more and more. Therefore, time becomes the ally when buying and holding cheap land.

Conversely, there are countless cases where real estate investors have acquired expensive land near major cities, only to go bankrupt when the economy took a nose dive, politics prevented a needed zone change, building plans weren’t approved, or the financing suddenly became unavailable. While it is certainly possible for urban developers to make substantial sums of money over a short span of time, there usually is a lot more risk and turmoil involved.

Buying a large tract of Wyoming land for sale cheap, even in the middle of the remote Red Desert, and hanging on to it for many years, is almost a “no-brainer” to create greater future values. As history has proven, it is virtually impossible to lose money owning cheap land, if it is purchased cheaply enough and held long enough!

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Wyoming Land a Unique Investment

What makes Wyoming land so unique for investment and speculation opportunities is the abundance of “checkerboard” land created by the Pacific Railroad Act of 1862. Approved by the United States Congress and signed into law by President Abraham Lincoln, this bill gave 10 miles on either side of the tracks—later increased to 20 miles—to the railroad companies to help offset the cost of constructing a railroad to the Pacific Ocean. The United States Government retained half of every township given to the railroads by keeping alternate sections. This resulted in the ownership of these townships resembling a checkerboard with every even-numbered section retained by the government and every odd-numbered section owned by the railroads. Through the years, the railroads resold most of their holdings to private buyers.

For private owners in the checkerboard area, there is a disadvantage offset by a huge benefit. The disadvantage is that it is almost impossible to secure “insurable access” through Bureau of Land Management property; therefore, power and utilities seldom are available, and banks won’t loan for construction where there isn’t insurable access. “Physical access,” however, is a different matter, as access to private property has never been blocked since the Pacific Railroad Act of 1862 was passed. Furthermore, title companies will insure ownership of private land in the checkerboard.

The huge benefit for private owners in the checkerboard is that the public can’t cross private land to get to public land, but private owners can cross public land to get to private land.” This amazing policy results in private owners being able to access millions of acres of public land that the general public can’t get to, enjoy or even visit (because to do so would constitute trespassing on private property)!

This unique ownership feature, coupled with a low purchase price, makes Wyoming land in the checkerboard area an asset that can offer substantial future potential. Where else in the entire United States of America can one find more land for less money?

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Is Cheap Land a Good Investment?

The answer to that question—“Is cheap land a good investment?”—would depend on your definition of a “good investment.” If your definition is an investment that will double or triple in two or three years, then the answer would be “No.” On the other hand, if your definition is an investment that predictably and safely always increases in future years, then the answer would be a resounding “Yes.”

Let’s summarize four different assets that many people invest in.

  1. Stocks and bonds can go up, can go down, and sometimes can go bankrupt, wiping out all values.
  2. Income real estate (apartment buildings, offices, industrial parks, etc.) can be subject to vacancy factors and ongoing maintenance expenses.
  3. Bank CDs are insured by the federal government, and therefore are safe as to the face value of the asset—however, due to inflation, cash always depreciates in “buying power” through the years.
  4. Land can go up, it can go down, but it remains forever, and historically, it’s always worth more money in future years.

History has proven time and time again that cheap land is not only a good investment, but if it is purchased cheaply enough and held long enough—it can become a fantastic investment!

To view cheap land investment opportunities, please click here.

The Best Way to Invest in Land?

How does a person invest in land? There are quite a few approaches available. One approach would be to hire an expensive real estate land planning and research firm for the purpose of trying to identify properties that can be rezoned and developed. Another method might be to find a tract of land 10 or 15 miles from a city and hope that the path of growth will be in that direction. Still another way would be to have a knowledgeable real estate broker notify you of good deals when they become available.

Unfortunately, the above methods can be quite complex and usually will be subject to conditions beyond your control—such as the state of the economy, the politics of rezoning, the direction of growth, availability of capital for development, and so on.

Isn’t there an easier, surer method? Yes, there is—a method so easy that even the most sophisticated real estate investors (in fact, especially the most sophisticated) fail to recognize it.

This method involves simply purchasing some of the cheapest per-acre priced land available for sale anywhere in the United States—and then forgetting about it for the next decade or two. While this might appear quite boring, in the end it would be almost impossible not to achieve a substantial profit. And isn’t that what the goal is?

A lot of self-anointed “experts” try to sell books and study courses on how to invest in land, yet most of these folks don’t have a clue themselves. If they did, wouldn’t it make more sense for them to follow their own advice and make a lot of money just doing it, instead of trying to sell you a book?

To view opportunities to invest in land, please click here.

Acquiring Cheap Land in the USA

Cheap land can be found in countries like Mexico, Brazil, Argentina or Indonesia for around $25 per acre, while you won’t find cheap land USA for much under $200 per acre. So if a person were interested in acquiring a large tract of cheap land for future speculation, which country in the world would offer the best potential?

Without a doubt, cheap land USA would offer the best potential for the following reasons.

  • Property rights in the United States are guaranteed by the U. S. Constitution, while property rights in other countries could disappear with a new regime.
  • Insurance companies in the United States will insure a buyer’s ownership of real estate, while in many foreign countries, dependable title insurance simply isn’t available.
  • In most Latin American countries, “squatter rights” are recognized – which means title to the land can be compromised because someone is living on the land without ever having established legal ownership or occupancy. The U. S. courts do not recognize property rights for “squatters.”
  • When a person buys cheap land USA, they use the U. S. dollar; therefore, the problem and risks associated with converting profits realized in a foreign currency are eliminated.
  • It is fast, easy and inexpensive to transfer ownership of cheap land USA to another buyer. In some countries, Argentina for example, there can be delays of a year or more while the government investigates and approves (or denies) the transfer of ownership for properties near coastlines or national borders.
  • The United States has the strongest economy in the world, and the government is stable. Historically, there has always been a strong demand for cheap land USA, and worldwide investors have purchased with safety and confidence.

Acquiring cheap land USA today, with inevitable inflation and ongoing population expansion, might be one of the safest and surest methods of increasing assets in future years.

To view cheap land USA for sale, CLICK HERE

The Best Way to Buy Land Cheap

Many Internet land sales companies offer to sell you land that they bought cheap, but very little advice is ever given on how to buy land cheap yourself. It is common for land companies to acquire 160 aces, and then subdivide the land into 32 five-acre lots for resale. But seldom do these land companies offer to tell the five-acre lot buyers how they, themselves, can acquire 160 acres.

In reality there aren’t many “secrets” of how to buy land cheap; instead it just requires detailed “execution.” First, determine where you want to acquire cheap land, and then take the following steps.

  • Place “land wanted” advertisements in small local newspapers.
  • Subscribe to small local newspapers and monitor “land for sale” advertisements.
  • Contact the local farm bureau and cattlemen’s association and place ads in their monthly publications.
  • Contact local real estate brokers and tell them what you are looking for.
  • Notify the local banks and farm credit bureaus that you would be interested in acquiring any cheap land that might be in default.
  • Get a list of property owners from the county assessor and mail out post cards offering to purchase their land.
  • Contact the county tax collector and see how to buy land cheap through tax defaults.
  • Surf the Internet looking for companies that specialize in wholesaling large tracts of cheap acreage.

Anyone who takes the time and makes the required effort to learn how to buy land cheap can expect to make substantial sums of money throughout the years!

To view opportunities on how to buy land cheap, CLICK HERE

Buying Land from Private Owners Offers Substantial Benefits

Land for sale by owner can offer substantial benefits for buyers, such as lower prices, smaller down payments, elimination of real estate commissions, shorter documentation, guaranteed financing, and no credit checks. When real estate is sold by a commercial brokerage firm and the financing arranged by large financial institutions, the transaction is usually more costly, time- consuming and complicated. On the other hand, private transactions between sellers and buyers can often result in a simple contract, with the transaction closing in a few days with little cost.

Both seller and buyer stand to benefit in private transactions. The seller benefits because the real estate commission is eliminated, and further, the seller can collect the substantial interest paid through the years instead of the lending institution. The buyer can benefit because the seller is providing financing, resulting in a much smaller down payment and the elimination of credit checks. Often this type of sale will utilize a contract for deed, also commonly referred to as a land sales agreement.

When using contracts for deed the following precautions should be considered for the protection of both seller and buyer.

  1. The seller should provide a copy of the deed as evidence of ownership, and/or the buyer should check county records to verify that the seller does in fact own the land and has the right to sell it.
  2. The buyer might want to request that the land sales agreement is recorded. In this case, however, sellers almost universally require a quitclaim deed to be signed by the buyer and held in escrow, to be used only in the event of a default on the part of the buyer.
  3. Both seller and buyer might want to order and review a short form of title search disclosing all matters currently of record affecting the property.

It is more common to see land for sale by owner in rural areas of the United States than it is in the big cities. Regardless, some tremendous land investment opportunities can materialize when the seller carries the note and provides the financing.

To view land for sale by owner CLICK HERE

Disclaimer: The information regarding land sales agreements is not intended as legal advice and readers should consult with their own attorney regarding any such transactions.

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Why it is Better to Buy Cheap Land Instead of the Investing in Stock Market

The stock market can be very risky. Income properties can become vacant. Homes can decrease in value. Inflation chips away at the buying power of cash. Commodities can be outright treacherous, and gold can be confiscated by the government (as happened under President Franklin D. Roosevelt). Since the founding of the United States in 1776, however, buying cheap land and holding it long enough has always proven to be profitable.

There are many approaches to the land investment business—ranging from large-scale commercial developments with many moving parts to simple long-term investments—based solely on price.

An example of the first would be the Newport Beach, California, developer who acquired 23.5 acres just off the Las Vegas Beltway in 2007 for a price of $30.2 million. A large commercial development was planned, but instead the property went into foreclosure and was repossessed by the bank. The bank resold the 23.5 acres in 2011 to a group based in New York for only $4.4 million. Sadly, the California developer lost over $25 million in just four short years.

Conversely, for the same $30 million in 2007, he could have acquired 120,000 acres ($250/acre) in the middle of “nowhere” in some Western state like Wyoming, South Dakota, or Texas. Today, in 2011, even considering the economic recession, the 120,000 acres would probably be worth between $36 million ($300/acre) and $40 million ($333/acre). And 20 years from now, it could be worth $90 million to $120 million ($750/acre to $1,000/acre)—all with no effort or expensive development plans at all, just sitting and waiting!

When an investor acquires expensive urban land, success usually relies on many moving parts such as zoning, entitlements, financing, the state of the economy, and so on. In other words, there are many “land mines” that have to be side stepped before a payday is realized, and this type of land investment is violating one of the oldest rules—namely; never place your money where others can vote on it.

Buying cheap land, with the main consideration simply being price, is an entirely different matter. Why? Because an investment like this doesn’t rely on population growth, zoning, or development. The future value of a large tract of low-priced acreage is determined chiefly by the passage of time and inflation—both of which are inevitable!

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How to be a Successful Rural Land Owner

When knowledgeable real estate dealers recommend that you should buy cheap land as an investment, they are not referring to per-parcel prices, rather they are talking about per-acre prices. A cheap per-parcel price would be a one-acre tax sale lot for “only” $2,000 – however that equates to a per-acre price of $2,000. An example of a cheap per-acre price would be an 80 acre tract for $23,920. While the per-parcel price is higher, the per-acre price is only $299. Successful rural land investors always concentrate of per-acre prices and ignore the illusion of per-parcel prices. Since the Pilgrims landed in 1620 and Americans began migrating west, astute land investors have made fortunes buying land by the acre and selling lots by the parcel!

People who buy cheap land are engaged in a special niche of the real estate business that is mostly overlooked, yet can be extremely exciting and financially rewarding. There is a vast difference in the philosophical approach of buying an apartment building in a major city or acquiring barren prairie land in the middle of nowhere. There are many complex issues, financial details and management concerns involved in buying apartments while the purchase of unimproved rural land is a relatively simple transaction. The interesting thing, however, is that cheap land in rural areas will often increase in value more rapidly than will an apartment building in the city.

If you buy cheap land there are certain inherent advantages.

  • Financing can be readily available if the seller carries the purchase note.
  • Property taxes are usually quit low.
  • Risk of ownership is almost negligible because raw land can’t be stolen, outdated by technology, mismanaged or destroyed by fire.
  • Nothing has to happen for cheap land to increase in value other than ongoing and inevitable inflation.

An example of the effect of inflation would be 10,000 acres of rural land purchased 15 years ago for $100 per acre (total price $1 million). Today the 10,000 acres would look exactly the same as it did 15 years ago; the use of the land would still be cattle grazing; zoning would be the same; there would be very little population growth in the area; no oil would have been discovered; no roads were built and no development of any kind took place – yet the same 10,000 acres might now be valued closer to $500 per acre (total value $5 million). Thus the initial price of $1 million would have increased to $5 million in 15 years, resulting basically from inflation.

If you buy cheap land you have an asset that is certain to still be here in 50 years from now, and certain to be worth more money than it is today!

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