Selling and Purchasing Land: Is Bigger Always Better?

Most people believe bigger is always better, but when it comes to land, that’s not always the case. Lot size is only one of the many factors taken into consideration when selling and purchasing land.

Usable Land vs. Unusable Land

For as long as I’ve been selling vacant land in Tucson, this discussion comes up again and again. My thoughts about this have always tended towards the distinction between the amount of usable land and unusable land in a parcel rather than the difference in the gross size of two parcels. Let’s explore this a little deeper.

Analyzing Land Lots

Assume that we have two parcels of land with many comparable characteristics such as: views, location, topography, legal and physical access, vegetation, utility availability, and school district.  The main difference of these vacant parcels appears to be that one is 4.5 acres and the other is only 2 acres. Common sense would indicate that the larger of the two is significantly more valuable than the smaller and should be listed higher and sell for more money. Right? Not so fast. Let’s look a little deeper.
A host of factors could be present on the larger parcel that make it impractical or impossible for a buyer to actually build on. Thus, although the 4.5-acre parcel is more than twice the size of the other, the usable portion is actually smaller than the 2-acre parcel.

What Conditions Cause Unusable Land?

Consider a parcel that has a large vein of rock outcrops running through it. Boulders and surface granite across the property make building a foundation extremely difficult. Some parcels have a driveway easement to a neighboring parcel, which creates an “island area” of the lot that can no longer be used. Other parcels have overhead power, telephone, or cable lines traversing a portion of the land, which makes for undesirable building.
Small arroyos or drainage areas (not serious enough to be regulated washes) can make land lots semi-unusable, requiring additional engineering and re-routing to make a significant portion of the lot impractical to use. A private deed restriction on a lot by a previous owner who wants to keep the land in its natural condition creates a substantial “no build” area. Another lot may have a designated building envelope that requires all improvements to be within that specific area.
These are just a few examples of real life conditions that may limit the usability of a parcel, making it less desirable and valuable than a similar, smaller parcel that is not encumbered with unusable land conditions.
In comparing vacant land parcels of varying size that appear to be similar, be sure to take a deeper look and determine which one has the most usable area. That’s the one I would choose. I’m Rick Sack, and I can help you with your land lots needs. Contact me today!

Land & Lot Reports

Tags

1926 Circle of Excellence for 2020 2017 2019 land report 2020 economic projections 2020 economy 3 Benefits of Planting Native Vegetation aerial allure of land Apache Junction architect area Arizona arizona activities arizona eating Arizona economy arizona events Arizona home owners arizona land report Arizona living arizona real estate arizona realty arizona restaurants arizona summer activities arizona summer events backyard benefits of planting native vegetation best golf courses best golf courses in Arizona best golf courses in Tucson best hikes in tucson best hiking best hiking trail of Tucson best hiking trails best home decor best home details best housing markets best lights best night lights best night time lights best of Tucson best real estate best real estate market best takeout in Tucson Bisbee blueprint blueprints breweries breweries in Tucson Arizona buildable builder building building a home building house built-in desks built-in details built-in shelves burger buying homes buying land buying land in Tucson buying real estate buying real estate in tucson buying Tucson lots carpet change order cinema room classic car construction construction loan construction permit construction plan construction plans cooling coronado forest cost country custom home building custom homes deed restrictions desert garden desert gardening design design guidelines design guidelines for a Subdivision Development diy home improvement dream home dream kitchen easements eatery eating eating in tuscon economic outlook economic projections economics elevation energy efficient events film festivals film festivals in Tucson fireplace flood flood insurance floodplain Flooring food food tours foreclosure geologic language golf courses golf courses in Arizona golf courses in Tucson gps habitat health heated floors heating hidden room hikes hiking historical hobby room holiday events home home blueprint home blueprints home builder Home building home decor home decorations home details home improvement home owners home plan home size house house blueprints house details houseplants housing markets how to buy how to buy land how to make your neighborhood safer hvac industrial style interior design internet internet in Tucson internet providers in Tucson laminate land land parcel land report land use land use in Tucson land zoning living in Tucson loan program lot lots man cave march land report measurement mexican minimalist modern mortgage movie bluff movie room moving mudroom national park native vegetation neighborhood new home new year night lights non-invasive plants Old West organization packing permit permit needed permits preventing erosion property property in Arizona property in Tucson property listings property report purchasing residential land real estate real estate in Arizona real estate market real estate report realtor tucson recessed light remote work remote work in Arizona remote work in Tucson remote working residential land resolution restaurant riperian riperian habitat rooms run rural Tucson safe neighborhood salad sales salt lamp Scottsdale selling real estate slope spa spa room specialty rooms steak stone style subdivisions Summer summer activities summer events sun exposure takeout Technology theatre things to do in arizona things to do in tucson things to do in tuscon topography travel traveling Tucson Tucson 2020 economy tucson activities Tucson Arizona tucson christmas Tucson economy tucson events Tucson home owners Tucson housing market tucson land tucson land for sale tucson land loans tucson land report Tucson lifestyle Tucson living tucson lot loans tucson lots tucson mountains Tucson national parks tucson real estate Tucson real estate market tucson realty tucson summer tucson summer events Tucson vegetation tuscon land report unusable land Upgrades upgrading your home upgrading your interior useable land vacant land vacant land design guidelines vacant land guidelines vacant land tucson vacant Tucson lots vacation vegetation views vintage walk warranty Wash what to do in Tucson where to eat where to eat in Arizona working in Tucson working remote in Tucson working remotely zip codes zones zoning

Sign Up for News

Sign Up

Featured Listing