Your Guide to Rural Land Investment

Get answers to the most common questions about purchasing and owning rural land.

Land Investment Basics

Why is land a good investment in today's economic climate?

Strategic land investment offers several advantages in the current economic environment:

Inflation Protection: Unlike cash holdings that lose purchasing power to inflation, land historically appreciates alongside or exceeding inflation rates.
Limited Supply: Land is a finite resource that cannot be manufactured or replicated, creating natural scarcity value.
Tangible Asset: Unlike stocks or cryptocurrency, land is a physical asset you can see, touch, and use while it appreciates.
Portfolio Diversification: Land performance often moves independently from traditional markets, providing true diversification.
Minimal Carrying Costs: Rural land typically has low annual expenses compared to other real estate investments.

With current demographic shifts toward remote work and migration to rural areas, strategic rural land is particularly well-positioned for appreciation.

How do you determine fair market value?

We determine fair market value through a multi-faceted approach:

Comprehensive comparable sales analysis of similar properties in the area
Evaluation of unique features and amenities that affect value
Assessment of development potential based on zoning and physical characteristics
Analysis of local market trends and growth projections
Consultation with local real estate professionals familiar with the specific market

Our goal is to identify properties where the current offering price represents a significant discount to true market value, creating instant equity for our buyers.

What are the risks of remote land ownership?

Remote land ownership carries some unique considerations:

Property Monitoring: Without regular physical presence, it can be challenging to detect issues like trespassing, dumping, or natural damage.
Market Changes: Local economic or regulatory changes may affect property value or development potential.
Management Requirements: Some properties require maintenance like brush clearing or fence repair.
Development Timeline Risk: Anticipated infrastructure improvements may be delayed or canceled.

We mitigate these risks by selecting properties in stable jurisdictions with strong property rights protections, establishing relationships with local property management resources, and focusing on properties with minimal maintenance requirements.

Can the land be used while it appreciates?

Absolutely! Many of our investors enjoy their land in multiple ways while it appreciates in value:

Recreational uses such as camping, hunting, fishing, or ATV riding
Agricultural uses including grazing, hay production, or timber management
Placement of temporary structures or RVs (where permitted by zoning)
Conservation projects or wildlife habitat enhancement

The specific permitted uses depend on local zoning regulations and property characteristics, which we clearly outline in each property listing.

Land Ownership & Costs

What are some of the ongoing costs of land ownership?

Rural land typically has minimal carrying costs compared to developed real estate, but owners should budget for:

Property Taxes: Usually modest for rural land, taxes depend on location and size
Insurance: Optional but recommended liability insurance
Maintenance: Varies widely based on property characteristics and owner preferences
Association Fees: If applicable, though we generally offer properties without HOAs
Property Management: Optional service if you want someone to regularly check on your property

We provide detailed information about expected carrying costs for each specific property in our listings.

How do property taxes work for out-of-state landowners?

Property tax procedures are similar whether you live in-state or out-of-state:

Tax bills are typically mailed annually to your address of record
Most counties offer online payment options
You can update your mailing address with the county assessor's office
Some jurisdictions offer automatic payment or electronic billing options

Non-resident owners face no additional tax penalties in most jurisdictions. Upon purchase, we provide detailed instructions for property tax payment procedures specific to your property's location.

What if the development plans for an area change?

Development plans can occasionally change due to economic shifts, policy changes, or other factors. We mitigate this risk in several ways:

Focusing on properties with multiple value drivers rather than depending on a single planned development
Selecting areas with strong historical growth trajectories
Targeting properties with intrinsic value regardless of future development
Analyzing the credibility and funding status of planned improvements

Our SCOUT Protocol specifically evaluates development momentum and the likelihood of continued progress, helping to minimize the impact of potential changes to specific development plans.

What documentation do I receive when I purchase land?

When you purchase land through Land on the Horizon, you'll receive comprehensive documentation including:

Warranty Deed: The legal document transferring ownership, recorded with the county
Title Insurance Policy: Protection against undiscovered title defects
Closing Statement: Detailed breakdown of all transaction costs
Property Survey: When available or newly commissioned
Property Tax Information: Current assessment and payment instructions

About Land on the Horizon

Is Land on the Horizon a real estate brokerage or real estate agent?

Land on the Horizon operates as a specialized land investment firm, distinct from traditional real estate brokerages. Our focus is precise: acquiring strategically positioned, undervalued properties in high-growth corridors and making these opportunities available to our network.Through partnerships with select local real estate agents in target markets we ensure seamless transactions while maintaining our core focus on market analysis and opportunity identification. This specialized approach allows us to offer properties with built-in equity and strong appreciation potential. Read more about us here.

How do you source your properties?

Our properties come from a variety of sources, including direct owner relationships, specialized land networks, auction platforms, and local market connections. Each property we consider undergoes rigorous evaluation using our proprietary SCOUT Protocol.

We specifically look for properties with strategic location advantages, growth corridor positioning, and market inefficiencies that create instant equity opportunities.

What makes your properties better investments than ones I could find myself?

Our competitive advantage stems from three key factors:

Market Knowledge: Our deep understanding of growth corridors, infrastructure development patterns, and local market dynamics allows us to identify opportunities in emerging areas before they become widely recognized.
Environmental Expertise: Our founder's background in environmental consulting provides unique insight into property evaluation that most investors lack, allowing us to accurately assess development potential and environmental constraints.
Proprietary Analysis: Our SCOUT Protocol goes beyond basic due diligence, incorporating layers of analysis that reveal a property's true long-term appreciation potential.

Additionally, our acquisition process creates instant equity positions by acquiring properties below market value through identifying and resolving issues that deter other buyers. View current listings here.

Buying Land with Us

What is the typical purchasing process?

Our streamlined acquisition process includes these steps:

Property Selection: Browse our listings of premium rural listings or discuss your specific buying criteria with our team
Due Diligence Review: Examine our comprehensive property analysis, including the complete SCOUT evaluation
Purchase Agreement: Sign a standard real estate purchase contract with clear terms
Title Review: A professional title company conducts thorough title examination
Closing: We have in-person and remote options available through a title company or attorney
Recording: The deed is recorded with the county, officially transferring ownership

The entire process generally takes 30-45 days, though we can accommodate faster closings when needed.

I currently own land I'd like to sell - can Land on the Horizon help?

Yes! We're always looking to acquire quality rural properties that meet our investment criteria. We offer:

Fair market value offers based on comprehensive property analysis
Quick closing timeline without contingencies
Simplified transaction process
Cash purchase options

If your property doesn't meet our direct acquisition criteria, we can often connect you with our network of land buyers. Visit our Sell Your Land page to submit your property information for review.