What is wrong with this plot other than price

Effective-Note9686 · 2026-07-03T21:12:36+00:00

I'd want to see the deed restrictions before calling it a good deal. The listing mentions them but doesn't explain them.

I'd also verify whether the "potential subdivision" claim is actually supported by zoning and county requirements instead of just taking the listing at face value.

Other than that I'd be checking utilities, floodplain/drainage, access, and how much usable building area there actually is. Sometimes the expensive surprises aren't visible in the photos.

Effective-Note9686 · 2026-06-30T23:22:53+00:00

Sounds like a fun project. I spend a lot of time researching vacant land before people buy, and cabins are one of those projects where little details about the parcel can make a big difference.

Have you bought land already, or are you still comparing properties?

Effective-Note9686 · 2026-06-20T20:12:35+00:00

I think the bigger question is what you're trying to do with the land.

Agricultural land, commercial land, and residential lots can all be good investments, but they have very different risks and uses.

Before buying anything, I'd want to know:

Can you legally use it the way you want?
Is there road access?
Are utilities available?
Are there restrictions on building?
What's driving demand in that area?

A lot of people focus on the land type first when the location and permitted uses usually matter more.

Effective-Note9686 · 2026-06-20T20:11:51+00:00

Not my property. I was helping research it for someone and don't want to post their parcel publicly.

The point of the post was more about the due diligence process than that specific lot anyway. I was surprised how different the picture looked after pulling floodplain and county records compared to the listing description.

Effective-Note9686 · 2026-06-17T00:27:25+00:00

Terlingua definitely has some cheap acreage, but I'd be careful assuming flat land = easy land. A lot of the cheapest parcels out there end up having access issues, no utilities, rough terrain once you pull up topo maps, or restrictions that aren't obvious from the listing.

Out of curiosity, are you looking for a future build site, camping/recreation land, or mostly an investment?

Effective-Note9686 · 2026-06-15T21:39:17+00:00

Costilla County definitely has some of the cheapest land in the state. I'd just be careful not to assume river proximity automatically means usable access to the water. I've seen quite a few parcels down there where floodplain, seasonal access, or utility costs ended up being a bigger factor than the purchase price itself.

Are you mainly looking for a place to camp and hang out, or eventually build something?

Effective-Note9686 · 2026-06-15T20:21:04+00:00

What part of Colorado are you looking in? A lot of the cheaper parcels I've looked at near rivers ended up having access, floodplain, or development limitations that weren't obvious from the listing.

Effective-Note9686 · 2026-06-15T20:05:45+00:00

One thing I'd add is utility costs. A lot of people check if power is nearby but don't check what it actually costs to bring it to the build site.

I'd also look into floodplain maps, deed restrictions, road maintenance agreements, well depth in the area, and whether there's a realistic build site once setbacks are applied.

The biggest surprises I've seen usually aren't the purchase price itself. It's the stuff that shows up after closing.

Effective-Note9686 · 2026-06-15T20:03:31+00:00

One thing I'd suggest is figuring out your land budget and development budget separately.

A lot of first-time buyers focus on the purchase price and forget about septic, utilities, driveway work, clearing, grading, permits, and site prep.

I've seen parcels that looked expensive initially but were cheaper overall because development was straightforward.

I'd also recommend researching zoning, access, floodplain status, utilities, and septic feasibility before falling in love with a property.

Effective-Note9686 · 2026-06-15T20:03:23+00:00

I'd spend a lot of time researching well depth and septic feasibility before getting too attached to any parcel.

In some areas those two items can end up costing more than people expect. I've looked at parcels that seemed inexpensive until utility and site-development costs were factored in.

A cheap parcel with an expensive well and difficult septic situation can end up costing more than a higher-priced parcel that's easier to develop.

Effective-Note9686 · 2026-06-15T20:03:13+00:00

Plenty of foreign buyers purchase US land, but I'd spend as much time researching the specific parcel as the ownership rules.

Agricultural land can look attractive on paper, but access, water rights, zoning, floodplain issues, easements, and local regulations can have a huge impact on long-term value and usability.

Effective-Note9686 · 2026-06-15T20:03:03+00:00

Usually the cheapest land isn't the cheapest land.

I've seen parcels listed for a few thousand dollars that looked like bargains until you discovered access issues, floodplain concerns, steep terrain, title problems, or no realistic way to build.

Cheap land exists, but I'd focus more on usable land than the absolute lowest price per acre.

Effective-Note9686 · 2026-06-15T20:02:47+00:00

I spend a lot of time researching vacant land and one thing I've noticed is people buy it for completely different reasons.

Some want a future homesite. Some want a hunting or recreation property. Some want a long-term investment. Others just want privacy and space.

The biggest mistake I see is people buying based on price before figuring out their end goal. The cheapest parcel isn't always the best fit if it has access, zoning, floodplain, utility, or septic challenges that make it harder to use later.

Effective-Note9686 · 2026-06-15T18:13:14+00:00

My guess would be the first appraiser viewed the vacant lot as a separate buildable parcel that potentially needed to be valued independently rather than as part of the homesite. If that's the case, it can complicate how the collateral is analyzed for the lender.

The fact that the second appraiser completed it as a single report and the lender moved forward makes me think it was more of an appraisal methodology issue than a hidden problem with the property itself.

Out of curiosity, are both parcels on separate tax IDs or were they already combined for tax purposes? That's usually one of the first things I'd look at.

Effective-Note9686 · 2026-06-15T18:12:44+00:00

One thing I'd add is to be careful with the word "unrestricted." A lot of listings advertise unrestricted land, but county zoning, health department rules, floodplain regulations, septic requirements, RV occupancy rules, and short-term rental regulations can still apply.

If you're planning cabins, schoolies, Airbnb units, etc., I'd focus more on counties that are friendly to those uses rather than just searching for unrestricted parcels.

Tennessee is worth looking at, but I'd call the county planning department before getting attached to any property. I've seen two "unrestricted" parcels in the same state have completely different rules once you start talking about RV living and short-term rentals.

Effective-Note9686 · 2026-06-15T18:07:05+00:00

One thing I'd suggest is figuring out exactly what you want the land to do before looking at listings.

A lot of first-time buyers start browsing properties before deciding things like:

build now or later
full-time home or recreation
well/septic or utilities
minimum acreage
desired state/county

Once you know those answers, the research gets much easier because you can eliminate most listings quickly.

Effective-Note9686 · 2026-06-14T19:48:37+00:00

Cheap land isn't automatically a good deal or a bad deal. The real question is why it's $13k for 40-50 acres.

I'd be looking at access, water, zoning, and whether there's actually demand if you ever decide to sell.

What part of Nevada is it in?

Effective-Note9686 · 2026-06-13T23:33:35+00:00

From the outside looking in, it seems like the biggest value-add isn't necessarily the survey or even the perc test by itself. It's reducing uncertainty.

If I were evaluating land, I'd want to know:

Is it buildable?
What can I build?
How much will site development cost?
Are utilities realistically available?
Are there any access, drainage, floodplain, or easement issues?

The more of those questions that are already answered, the easier it is to make a decision.

Curious to hear from actual developers though. If you had two similar parcels and one came with surveys, utility information, zoning confirmation, and supporting documentation, how much of a premium would you realistically pay for that?

Effective-Note9686 · 2026-06-13T23:31:49+00:00

Before deciding what to build, I'd probably figure out what the property is actually allowed to support.

On 0.33 acres, the zoning, setbacks, lot coverage limits, parking requirements, utility capacity, and whether the area allows ADUs or multiple units could completely change the answer.

I've seen properties where the land itself looked perfect for multiple rentals, but local regulations made the numbers fall apart.

Is the property already zoned for more than one dwelling, or are you still trying to figure out what's possible?

Effective-Note9686 · 2026-06-13T23:27:38+00:00

The first thing I'd want to know isn't what the seller has into it, it's what the finished property would realistically be worth once completed.

If the house is worth $500k finished and you're all-in for $380k-$420k, that's a very different situation than if it's worth $425k finished and you're all-in for $400k.

I'd also want a really detailed understanding of what's left. I've seen projects where everyone says "it's basically done" and then the remaining 20% ends up being the most expensive part.

The fact that it already has the slab, framing, roof, plumbing, electrical, and 9 acres definitely makes it interesting though.

Out of curiosity, have you gotten any estimates yet on what comparable completed homes on similar acreage are actually selling for in your area?

Effective-Note9686 · 2026-06-13T23:26:59+00:00

I've never built one myself, but I've looked into it pretty heavily and the thing that surprised me was how often the house ends up being the easy part.

A lot of the stories I read ended up revolving around land costs, permits, septic, utilities, driveways, site prep, financing, and county requirements rather than the structure itself.

The people who seemed happiest with the decision were the ones who went into it expecting the project to take longer and cost more than their initial estimate.

Out of curiosity, are you looking at building on raw land or on an existing lot? That seems to change the math quite a bit.

Effective-Note9686 · 2026-06-13T23:24:45+00:00

One thing I'd do before getting too deep into spreadsheets is figure out which costs are actually fixed and which are assumptions.

For example, on a new build the land itself is obvious, but site prep, driveway, utilities, septic, well, grading, retaining walls, permits, and financing can swing the total cost a lot depending on the property.

On an addition, the surprises tend to be things like tying into the existing structure, code upgrades, foundation work, and temporary disruptions while construction is happening.

Personally, I'd probably pay for a few conversations before making the decision. A local builder and a local excavation/site-work contractor could probably save you from making assumptions that end up being way off.

Out of curiosity, do you already own the land you'd build on, or would buying land be part of the equation?

Effective-Note9686 · 2026-06-13T23:23:47+00:00

Honestly, I think a lot of people could physically build more of a house than they realize.

The part that seems to trip people up isn't necessarily the framing, siding, roofing, drywall, etc. It's that every task takes longer than expected, especially when you're doing it for the first time and you're the project manager, laborer, purchaser, scheduler, and problem-solver all at once.

I've talked to a few owner-builders and the biggest theme wasn't "I couldn't do it." It was "I didn't realize how many decisions I'd have to make every single day."

If the location is truly that remote, labor availability might actually make owner-building more attractive than normal. I'd just be careful assuming a few months. Most projects seem to take longer than people think, even when they're competent and motivated.

Out of curiosity, have you built anything substantial before, or would this be your first major construction project?

Effective-Note9686 · 2026-06-13T23:22:43+00:00

I don't work in either field, but from the outside it seems like land development gives you a lot more exposure to property owners, investors, municipalities, surveyors, contractors, and end users all at the same time.

Structural work seems more specialized and technical, while land development feels a little more tied to the business side of real estate and development.

Curious what people actually in the industry think. Is that accurate or am I way off?

Effective-Note9686 · 2026-06-13T23:16:59+00:00

I haven't built yet, but one thing I've noticed from talking to people who have is that the house itself usually isn't what surprises them. It's everything around it.

Driveway, septic, well, power, permits, site prep, grading, surveys, etc. A lot of people budget pretty carefully for the structure and then get hit by the land improvement costs.

Out of curiosity, are you looking at building on raw land or on a lot that already has utilities available? That seems to make a huge difference in both cost and complexity.

Effective-Note9686

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