Recently I had a discussion with one of the top land real estate agents in Southern Arizona. We had a heart to Heart about work and talked shop and she confided that though she has certifications in land real estate, the only thing she knew how to do with land was the paperwork to sell it. She said “I can sell you a piece of land and you can sit on it, but other than that, I have no idea how to tell if a piece of land is buildable, or what you can realistically do with it.” Top land agent with certifications which assured the public that she was competent and able to protect their investment. with all these accolades she can sell buyers a parcel of land they can sit on, but nothing else.
The fact is, in southern arizona buyers are not safe to purchase a parcel of land without a true expert to ensure eventual success. Someone who not only knows real estate but the financial implications of terrain, easements, topography and the science of residential construction. Someone who isn’t itching to close a deal and collect a commission, but knows that it is entirely possible that they may be called upon to design and build on that land themselves. Someone who understands that they also potentially have skin in the game. It stands to reason that there cannot be any surer promise of honesty and transparency than that.
This is not to say that all land agents are poor or unqualified, but truly in order to protect assets and build a financial portfolio we might consider an agent who also knows excavation, who spends time with boots on the ground during groundbreaking and has a voice during residential builds, who understands the nature of granite versus caliche versus clay versus floodplain requirements. whatever area you may be in, it is helpful to work with an agent who has either true experience in the field of excavation and municipality requirements or works closely with a team of builders and designers before placing an offer on a parcel.
In southern arizona, there are a few things your agent should know in order to protect your investment. Most agents know to look for easements in a property, and one would hope they will preview land parcels for proper utility access before even showing a prospective buyer a listing. However, in order to ensure success with a parcel one also needs to understand the nature of the dirt itself, the requirements for hillside development and floodplain, how to tell from a quick scan of the area how the rock will affect building costs – and it usually isn’t what we think – implications surrounding water drainage, and a plethora of other considerations. I have seen wonderful landowners excitedly purchase a parcel and design plans only to find they cannot build because no one informed them that the land would require an extra $100, 000 or even $450, 000 to make buildable. The costs of blueprint design and engineering could not be recovered, and good, honest landowners had to relinquish their dreams. it is worth the extra step. it is worth hiring a true land professional. your dreams and your forever home are worth the extra time to find a professional that will take your investment as seriously as you do.
*Michelle Palafox, Designated Broker of Corshelle Realty
Leave a comment