Question 1

What kind of land do you sell?

Accepted Answer

At Land22 Real Estate, we sell every kind of land.  For example we sell land that is zoned residential, multi-family, commercial, industrial, agricultural, and recreational.  We sell small city lots and large rural acreage.  We sell lots on paved streets, parcels on dirt roads, and remote acreage.  We sell land with limited value and land that is extremely valuable.  We sell all kinds of land.

Question 2

Are there any kinds of land that you don’t sell?

Accepted Answer

Yes. We do not sell land with structures such as houses, trailers, barns or locked outbuildings. We also do not sell working farms with crops or ranches with livestock, homes or other agricultural buildings. We do not handle land in gated communities. And finally, we do not sell land with serious hazardous waste or environmental contamination issues.

Question 3

Do you sell houses or condos?

Accepted Answer

No.  We sell land.

Question 4

Do you sell commercial or industrial buildings?

Accepted Answer

No.  However, we do sell land that is zoned for commercial or industrial use.

Question 5

I’ve heard of residential brokers and commercial brokers. So which are you?

Accepted Answer

Tammy is a “land broker”.

Question 6

Where are you?

Accepted Answer

Our southern California office is in Rancho Cucamonga which is inland from Los Angeles.  Our northern California office is in San Francisco.  However, Broker Tammy works a widespread geographic area selling land in all California counties.

Question 7

What does the Sc.D. after Broker Tammy’s name stand for?

Accepted Answer

Doctor of Science, similar to a Ph.D.

Question 8

Is Broker Tammy a Realtor?

Accepted Answer

Yes.  Broker Tammy is a member of the National Association of Realtors.

Question 9

Is Land22 a real estate office?

Accepted Answer

Yes

Question 10

If I want to buy a parcel listed on your website, can you represent me and prepare the offer?

Accepted Answer

Land22 represents the seller.  We can prepare your offer for your signature, and present it to our client, but we cannot represent you as buyer.  In cases like this, the seller pays our commission and the buyer pays no commission.

Question 11

Can I buy land listed by Land22 and have another Realtor represent me?

Accepted Answer

Yes

Question 12

How long has Broker Tammy been selling land?

Accepted Answer

Approximately 20 years

Question 13

What is the process of listing my land for sale with Land22 Real Estate?

Accepted Answer

Here are the four steps that most sellers follow:
 
1) Contact Land22.  The fastest and most reliable way to reach us is by e-mail.  Give us the assessors parcel number (also called the APN or tax identification number) and county where the land is located.  Tell us anything you may know about the parcel.  Also tell us about offers you have received in the past, if any.
 
2) We will do some research on your parcel.  Within the next two business days, we will get back to you to share our research and advice on price.
 
3) If you agree to list at the price that we suggest, we will send you the listing agreement for electronic signature in DocuSign.  We also need the signatures of any co-owners. 
 
4) We will prepare marketing materials and begin marketing your property.  When we receive an offer we will contact you and present the offer to you.

Question 14

As a seller, do I need to make an appointment to meet you at the land to show you the corners?"

Accepted Answer

No.  We are expert at locating land (using longitude/latitude, aerial maps, etc.) and can find it without assistance.

Question 15

Do I need to come to your office to sign the listing agreement?

Accepted Answer

No.  You can sign electronically with DocuSign.  DocuSign is easy to use and anyone can do it.  You will sign by clicking.  All you need is an e-mail address.

Question 16

How long is the listing period?

Accepted Answer

Six months

Question 17

Will Land22 accept listings for a period shorter than six months?

Accepted Answer

No

Question 18

What is the likelihood that my land will sell?

Accepted Answer

Statistically, if you list with Land22 Real Estate then the probability that your land will sell during our 6-month listing period is just over 50%.  Conversely, also based on statistics, if you list with another broker the probability that your land will sell is around 18%.

Question 19

There are several other co-owners on my land. Will Land22 help me get all signatures on the listing agreement?

Accepted Answer

Yes.  Land22 will send the same listing agreement to each co-owner in DocuSign.  Each person can sign by clicking.  Alternatively, we can send the listing agreement to one “head” co-owner who agrees to obtain the signatures of all co-owners and return the signed agreement to us.

Question 20

Do all co-owners have to sign the listing agreement?

Accepted Answer

Yes

Question 21

Can I sign for my spouse (or parent, or business partner, etc)?"

Accepted Answer

No, not unless you have legal power of attorney

Question 22

What is DocuSign?

Accepted Answer

DocuSign is an electronic signature technology that makes signing real estate listing agreements, offers and counteroffers much easier and faster for buyers and sellers.

Question 23

Will you help me search for a parcel of land that meets my needs?

Accepted Answer

At Land22 Real Estate, we represent sellers.  We are also pleased to prepare offers for buyers who want to purchase a parcel on our website.  However, we do not represent buyers and we do not assist buyers in searching for parcels offered by other agents.

Question 24

What is the process of purchasing land through Land22 Real Estate?

Accepted Answer

Here are the nine steps that most buyers take:
 
1) Contact Land22 to discuss the offer you’re considering.  The fastest and most reliable way to reach us is by e-mail.  Tell us the price you’re thinking about offering, whether you are offering all cash, and the length of escrow you’re contemplating (e.g., 21 days?).  If your offer is reasonable, and we feel the seller may respond to your offer with an acceptance or counteroffer, we will prepare your written offer for you. 
 
2) To help us prepare your offer, you will send us some information.  These items include: The name(s) of everyone who will be on title, email for each buyer, your mailing address, and your phone number.  To minimize error, please text or e-mail this information to us.
 
3) We will prepare your offer and e-mail it to you in DocuSign.  You will sign the offer electronically by clicking.  It’s easy to use DocuSign and anyone can do it with no experience or special software.  All buyers who plan to be on title must sign the offer.
 
4) We will present your offer to the seller.  When the seller replies with a decision we will contact you and let you know.
 
5) If the seller accepts your offer, we will open escrow and give you the contact information for escrow.
 
6) You will wire a small earnest money deposit directly to escrow.  Escrow will give you wire instructions.
 
7) The escrow officer will send you documents to sign.  You don't have to go in person to escrow.
 
8) A few days before closing, escrow will ask you for the additional funds.  Escrow will tell you the exact amount.  You will wire those funds to escrow.
 
9) Escrow will close, your ownership will be recorded with the county, and you will own the parcel.  Land22 will inform you when escrow officially closes.

Question 25

How will you advertise my land?

Accepted Answer

At Land22 Real Estate, our advertising is extensive.  We will advertise your land on many Internet sites.

Question 26

What else will you do to market my land?

Accepted Answer

We will send a personal letter to all neighbors inviting them to purchase your parcel.  This blog post explains the value of writing to neighbors.

Question 27

What is your commission?

Accepted Answer

Our commission varies depending on the listing price of the parcel and other factors.  For low priced parcels, our commission is a fixed fee, not a percent of the selling price.  This fixed amount is paid at escrow closing and only if your land sells.  It is not paid upfront.  For medium to high priced parcels our commission is a percent of the selling price.  We invite you to contact Broker Tammy and she will be pleased to tell you what the Land22 commission would be for your parcel.

Question 28

Does the seller pay the commission or does the buyer pay it?

Accepted Answer

The seller pays our commission.

Question 29

If Land22 represents the seller, and another broker represents the buyer, who pays the buyer’s broker commission?

Accepted Answer

The seller pays Land22 and the buyer pays their own agent.  However, a few of the parcels on our website are owned personally by Broker Tammy.  If you happen to be buying one of these, she may offer a commission to the buyer's agent.  Just ask.

Question 30

What other costs do buyers and sellers pay besides the commission?

Accepted Answer

Buyers and sellers also pay “closing costs”.  Closing costs include the escrow fee and title insurance.

Question 31

Are closing costs paid to Land22 Real Estate?

Accepted Answer

No.  Only the commission is paid to Land22.  Closing costs are paid to escrow.

Question 32

Are there any up-front costs to list my land with Land22 Real Estate?

Accepted Answer

No.  The commission and closing costs are paid at the close of escrow, through escrow.

Question 33

Who pays for all the advertising that Land22 does?

Accepted Answer

Land22 pays for it.

Question 34

Are bank loans available for vacant land?

Accepted Answer

Maybe.  Conventional financing is widely available for houses and condos but not for land.  Buyers interested in a mortgage may wish to check directly with their bank to see if they will finance their land purchase.  Another option is a "hard money loan".  Google that to see what you can find.  Occasionally, our sellers will "carry the loan".  You can ask us about that.

Question 35

What is seller-financing?

Accepted Answer

Seller financing is when the buyer makes a down payment and pays off the loan to the seller over time.  Title is transferred to the buyer at closing and the seller becomes the lender just like a bank.  The seller has a trust deed on the property, i.e., a lien, and can foreclose if the buyer doesn’t pay.  The loan is recorded with the county.

Question 36

Does Land22 know how to write seller-financing offers?

Accepted Answer

Yes.  We are experienced at writing seller-financing offers.  We will be pleased to assist buyers in submitting offers requesting seller financing.  In addition, we assist our seller clients in responding to these offers to make sure all the details are in order.  The escrow officer then handles the final paperwork and recording.

Question 37

Will the seller carry the loan on that parcel?

Accepted Answer

Maybe.  If you see a parcel on this Land22 site where the terms are "cash" you can e-mail us and we can ask the seller if they will carry the loan.  However, before we can ask the seller if they will carry the loan, you must first specify the down payment, interest rate and term that you, as buyer, are proposing.  For example, 20% down, 6% interest, 5 years, or whatever.  Put this in an e-mail to us, then we can ask the seller.  This video offers strategies for requesting seller financing.

Question 38

When sellers say they will carry the loan, what kind of terms will they generally accept?"

Accepted Answer

On seller-financed land, down payments generally range from 20-50%.  Interest rates tend to range from 4-10%.  Terms range from 2-15 years.

Question 39

Will the seller carry the loan on that parcel with $0 down or a very low down payment?

Accepted Answer

No.  This video explains why.

Question 40

Does Land22 offer financing?

Accepted Answer

No.  Land22 Real Estate is a real estate brokerage, not a lender, and does not offer financing.

Question 41

How do you research price?

Accepted Answer

We use a variety of methods.  We start by searching the Multiple Listing Service (MLS) for parcels similar in size in the same geographic area that sold in the last 1-3 years.  We might also look at the prices of similar parcels that expired in the MLS without selling and those that are currently available for sale but have not yet sold.  For select parcels we might also research price in title records and on other websites such as Zillow.  Finally, we rely on our own experience selling 1000+ parcels of land in California.

Question 42

What information do I need to provide to Land22 so that you can research price on my land?

Accepted Answer

We need the assessor's parcel number (also called the tax identification number) and county.  This is the only information we need to locate the parcel.  In addition, it would be helpful if you would fill out this simple form.

Question 43

What is my land worth?

Accepted Answer

We would be pleased to tell you the price that we would list your land for today.  Fill out this form and Broker Tammy will reply within 2 business days with a listing price.

Question 44

Are there any liens or back taxes owed on that parcel?

Accepted Answer

Maybe.  However, if there are liens or back taxes owed, the seller will pay them and the buyer will not pay them.  Escrow will automatically deduct these items from the seller's proceeds at closing.  The parcel will be delivered to the buyer “free and clear” and the buyer will receive title insurance.

Question 45

Will you help me dispute my property taxes?

Accepted Answer

No.  Land22 Real Estate is in the business of selling land so we do not perform pricing research for property tax disputes.  However, we can still help you:  many sellers find that it is far easier to sell their land through Land22 than fuss with all the paperwork necessary to try to get their property taxes lowered.  By selling your land you eliminate property taxes entirely.

Question 46

Do you accept referrals?

Accepted Answer

We appreciate referrals. However, we do not offer finder’s fees or pay referral commissions to agents.

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