Building Lot
Sales.
Monica Franks helps owners price and market residential lots, acreage, and homesites in Merced County. I highlight zoning, utilities, wells, road access, building potential, and the features most likely to attract qualified land buyers.
Service at a Glance.
Pricing Land
Correctly.
Pricing a building lot or homesite is different from pricing a house. The value depends on comparable lot sales, zoning classification, lot size, location, and available utilities. I research recent sales of similar parcels in the same area to establish a realistic price range.
I also consider factors that affect a lot's desirability: whether it sits in a subdivision with established infrastructure or is a standalone parcel, whether utilities are available at the street or need to be brought in, and how the lot compares to others currently on the market.
My goal is to set a price that reflects the lot's true market value while attracting serious buyers who are ready to build or invest.
Zoning Verification
and What Buyers Need to Know.
Zoning determines what can be built on a lot, the minimum square footage, setbacks, height restrictions, and permitted uses. I help sellers understand their property's zoning designation and communicate that clearly to potential buyers.
I pull zoning information from the applicable county or city planning department and include it in the listing. Buyers receive this information upfront so they can evaluate whether the lot meets their needs before making an offer.
Buyers should independently verify development possibilities with the appropriate planning and building agencies before purchasing. Zoning regulations can change, and I recommend confirming current requirements directly with the jurisdiction.
Utilities, Wells,
and Water Access.
Utility availability is one of the most important factors in a lot's value. I verify whether the lot has access to electricity, natural gas, municipal water, and sewer, or whether those services need to be brought in. For rural parcels, well water and septic systems may apply.
I document the existence and location of well permits, water rights, and septic approvals when available. These details are critical to buyers who plan to build and need to budget for infrastructure costs.
I encourage buyers to contact utility providers and the county health department directly to confirm availability and connection costs before proceeding with a purchase.
Road Access and
Infrastructure.
Road access can make or break a lot's development potential. I confirm whether the lot has legal access via a public road or a recorded easement, and whether the road is maintained by the county or a private road association.
I also consider proximity to major routes, commute access, and whether the lot is in a flood zone or subject to environmental restrictions. These factors influence buyer interest and the timeline for development.
I present this information clearly in the marketing materials so buyers can evaluate the lot's accessibility and any associated costs or restrictions.
CC&Rs and
Restrictions.
Lots in subdivisions or planned communities often have Covenants, Conditions, and Restrictions that govern what can be built. These may cover minimum square footage, architectural style, setback requirements, and permitted uses.
I obtain and review the CC&Rs for lots in governed communities and include the relevant details in the listing. Buyers can then make an informed decision about whether the restrictions align with their building plans.
For lots without CC&Rs, buyers should verify that county or city zoning codes allow their intended use. I help connect buyers with the appropriate resources for this research.
Surveys and
Boundary Clarity.
A current survey provides clarity on property boundaries, easements, and encroachments. When a seller has a recent survey, I include it in the listing documentation. When one is not available, I discuss with the seller whether obtaining one would benefit the sale.
Boundary disputes or unclear property lines can delay or derail a transaction. I work to identify and resolve these issues early so the sale proceeds smoothly.
I recommend that buyers order a new survey during the due diligence period to confirm the lot dimensions and verify that no unrecorded easements or encroachments exist.
Building Potential
and Buyer Targeting.
I market building lots to the right audience: builders, developers, investors, and individuals looking to build their own home. Each buyer type has different priorities, and I tailor the marketing message accordingly.
For builders and developers, I highlight subdivision potential, lot count, infrastructure readiness, and zoning entitlements. For individual buyers, I focus on the lot's setting, views, proximity to schools and amenities, and the freedom to build a custom home.
I use the MLS, targeted digital advertising, and my network of builders and real estate professionals to reach qualified buyers who are actively looking for land.
Disclosures and
Transaction Coordination.
Land transactions require specific disclosures that differ from improved property sales. I help sellers compile the necessary documentation, including any known environmental conditions, flood zone designations, well and septic records, and CC&R documents.
I coordinate with the title company, escrow officer, and any involved agencies to ensure the transaction closes on time. My goal is to make the process as straightforward as possible for both the seller and the buyer.
I recommend that all parties consult with legal and tax professionals as needed for their specific situation.
Frequently Asked
Questions.
How do you determine the value of a building lot?
I research recent sales of comparable lots in the area, considering lot size, zoning, location, utility availability, and road access. I also factor in current market conditions and buyer demand for lots in that specific area. The result is a data-driven price range that reflects what buyers are actually paying.
What information do buyers need before purchasing a lot?
Buyers need to verify zoning, utility availability, road access, setbacks, and any CC&Rs or restrictions. I provide the available documentation, but I recommend that buyers independently confirm development possibilities with the county or city planning department before purchasing.
Do I need a survey to sell my lot?
A current survey is not always required, but it can help the sale by clarifying boundaries and avoiding disputes. If you have a recent survey, I include it in the listing. If not, I discuss whether obtaining one would benefit the transaction based on the lot's characteristics and buyer expectations.
How long does it take to sell a building lot?
The timeline varies based on the lot's location, price, zoning, and infrastructure readiness. Lots in desirable areas with utilities in place tend to sell faster than rural parcels requiring significant development. I give you a realistic timeline estimate during our initial consultation.
What are the common disclosures required for a land sale?
Common disclosures include environmental conditions, flood zone status, well and septic records, CC&R documents, and any known easements or encroachments. I help sellers compile the necessary documentation and coordinate with the title company and escrow to ensure the transaction proceeds smoothly.
Discuss Your
Property.
Ready to talk about selling your building lot or homesite? Schedule a free, no-obligation consultation with Monica. She will review your property, discuss your goals, and outline a marketing strategy tailored to your situation.
Discuss Your PropertyRelated Services.
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New Construction Real Estate
Representation for new construction homes and building projects.
Monica Franks · REALTOR® · DRE 01269788 · CA
HomeSmart PV and Associates
(209) 345-3836 ·
Monica@MonicaFranks.com