Define Your Land Requirements

Are you planning to build a home, use the land for farming, hunting, recreational purposes, or as an investment? The type of land you need will greatly influence your search criteria.

Consider the proximity to cities, schools, highways, or other amenities. Georgia is a large state, so narrowing down the region or specific county can help.

You’ll also need to determine how many acres of land you want. This will depend on your intended use. It will also help you set a budget. Land can vary widely in price depending on location, features (like waterfront or timber), and other factors.

Search for Land Listings

Online platforms like Zillow, LandWatch, Realtor.com, or Land And Farm are great for finding listings of available land, but it’s important to remember that these websites don’t paint a full picture.

It’s important to check local real estate offices or newspapers for land sales, since some properties are sold privately or through county auctions.

The best way to find land for sale in Georgia though is by working with a local real estate agent who specializes in land. They can guide you through the process, provide advice, and help negotiate the sale.

Perform Due Diligence

Once you find a property you’re interested in, you need to conduct a thorough investigation:

• Land Survey: It’s always a good idea to get a land survey to verify the boundaries and ensure there are no encroachments or disputes.
• Zoning Laws: Check the land’s zoning to make sure it can be used for your intended purpose (e.g., residential, agricultural, commercial). Contact the local zoning office or use the county’s online zoning maps.
• Property Taxes: Research the land’s tax history. Unpaid property taxes or liens can be a dealbreaker.
• Access and Utilities: Verify whether the land has proper road access and available utilities (e.g., water, electricity, sewer). Land without access can be difficult or impossible to develop.
• Environmental Factors: Ensure the land is not in a flood zone or on land that is environmentally protected. You may need to check if the property has wetlands or other restrictions that might limit its use.
• Title Search: Hire a title company to check if there are any legal issues, such as outstanding liens or ownership disputes.

Understand Financing Options

Buying land often requires different financing than purchasing a home, and you’ll need to consider your financing options. Many land buyers pay cash for land since it’s often easier and less costly than getting financing.

If you don’t have the funds to pay in full, you can apply for a land loan. Some lenders offer loans specifically for land, but these loans may require a larger down payment (often 20%-50%) and have higher interest rates than home loans. Similarly, there are some government programs that may be able to provide you with financial assistance. Finally, in some cases, the seller may be willing to finance the purchase themselves. This can be a good option if you don’t qualify for a traditional loan.

Make an Offer

Once you’ve settled on a piece of land, make an offer. If you’re working with a real estate agent, they will help negotiate on your behalf. If you’re buying directly from the seller, you can negotiate the price and terms.

Be prepared to put down earnest money as a sign of your seriousness. This is typically 1-3% of the purchase price.

Review the Contract

Before signing anything, make sure you thoroughly read the sales agreement or contract. You may want a real estate attorney to review it to ensure there are no unfavorable clauses.

• Contingencies: The contract may include contingencies such as title verification, the outcome of a land survey, or approval for financing.
• Closing Costs: Understand what closing costs will be involved. These may include title search fees, transfer taxes, and attorney fees.

Closing the Deal

During closing, a title company will help facilitate the process. They will ensure that the title is clear and that all documents are filed properly.

If you’re financing, you’ll make your down payment at closing and then start making regular payments. If you’re paying in cash, the full amount will be due at closing.

At this point, you’ll sign the deed, finalizing the transfer of ownership. Once the deed is filed with the county, you are the official owner of the land!

Post-Purchase Considerations

• Recording the Deed: The deed should be recorded with the county where the property is located. This is often handled by the title company, but it’s a good idea to confirm that the deed has been properly recorded.
• Property Taxes: Begin paying property taxes once the sale is complete. These taxes are typically due annually, and failure to pay can result in the loss of your property.
• Land Use: If you plan to build or develop the land, make sure to get the necessary permits and follow local zoning regulations. If the land is agricultural, there may be agricultural exemptions or tax benefits.

Buying land in Georgia can be a smart investment and a rewarding journey—whether you’re planning to build a home, start a farm, enjoy recreational use, or simply hold land as an asset. By taking the time to define your goals, work with trusted professionals, and conduct thorough due diligence, you can ensure a smooth and successful transaction.

If you’ve got questions about buying land in Georgia, get in touch with me at Csmith@NationalLand.com or reach out to another local Land Professional!

Also, be sure to look at some of the resources listed below.

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Helpful Resources:

• Georgia Department of Revenue (for property taxes and assessment info)
• Georgia Department of Natural Resources (for environmental guidelines and permits)
• Local County Clerk’s Office (for title searches and recording deeds)