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.

Yes. We do not sell land with structures on it such as houses, trailers, barns or locked outbuildings. As one example, we do not sell ranches with animals, homes and other farm buildings. We do not sell land in gated communities or behind private locked gates. We do not sell land with serious hazardous waste problems.

No. We sell land.

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

Tammy is a “land broker”.

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

Doctor of Science, similar to a Ph.D.

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

Yes

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.

Yes

Approximately 19 years

Ths story is not terribly exciting and there is no deep meaning to the name! We wanted our company name to be the same as the name of the website and we wanted a short URL. The goal was to find something easy to say on the phone and simple for buyers and sellers to remember. The first choice for a URL was www.land.com but that was already taken. So then we tried www.land1.com, land2.com, land3.com etc. and all were taken. Roaming around the Internet, we stumbled upon the website www.orange22.com. We thought land22 would be an easy URL for clients to remember so we settled on Land22 Real Estate as the company name and www.land22.com as the URL.

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.

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

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.

Six months

No

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%.

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.

Yes

No, not unless you have legal power of attorney

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

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.

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. Escrow can also arrange a mobile notary who will come to you and assist you with signing so you don't have to drive anywhere.

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.

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

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.

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.

The seller pays our commission.

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.

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

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

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

Land22 pays for it.

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.

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.

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.

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, 5% interest, 5 years, or whatever. Put this in an e-mail to us, then we can ask the seller. Here is a blog post that offers strategies for requesting seller financing.

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.

No. This blog post explains why.

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

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.

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.

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.

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.

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.