Land For Sale

Rule of Thumb for Valuing Maine Land

One of the most common questions we receive at the Land Brothers regarding selling Maine land is "Do you have a rule of thumb for pricing Maine land?" Great question, but before answering we should look at factors that affect the value of land in Maine.

Factor 1: Access If the property is not on a state/county/town maintained road does it have legal deeded access? Is the access to the land title insurable? Is the access to your Maine land clearly defined on the face of the earth?

Factor 2: Waterfront Does the land have frontage on a brook, river, stream, pond or lake? Is the frontage easy to get to and does it have good building sites near the water? What are the building setbacks for your Maine property?

Factor 3: Deed Restrictions Are there deed or association covenants that restrict certain activities, building limits, Maine land divisions or other uses of the property?

Factor 4: Ownership Rights Do you own all rights to your Maine property above and below the surface? Otherwise known as the complete bundle of sticks. It is not uncommon on large tracts of land in Maine to have the mineral rights severed from ownership. There are different types of mineral easements and reservations in Maine and we will cover these in future articles.

Factor 5: Legal Description Does your deed contain a good metes and bounds property description? Do you have a survey map of your land? Are all corners marked with survey pins or posts? Are your property lines well defined with blazes? Are any of your boundary lines in dispute with your neighbor?

Factor 6: Neighborhood When you are driving to your property what condition are the neighboring properties in? Are there any environmental conditions nearby that may concern a potential buyer?

Factor 7: Soils Has the property been soil tested? What are the soil types?

Factor 8: Timber When was the last timber harvest? Is the property in tree growth tax status? What product class of Maine timberland do you have? Do you have a current timber cruise?

Factor 9: Location This is a broader factor then neighborhood and is based on what county in Maine or town in Maine your property is located.

Factor 10: Internal Roads Do you have access roads or trails throughout the property? Is it easy to take a walking tour of the property?

Factor 11: Points of Interest Does your Maine land have any unique and desirable features? The sound of a waterfall or babbling brook, cave, mountain views, and mature forest that's easy to walk through.

Factor 12: Utilities Are electricity, phone and high speed internet available at or near the property? Is there a utility line installment contract in place? Is 3 phase power available?

Factor 13: Demand Are there currently a lot of buyers in the market looking for property like yours? Does the property size, location and other features appeal to a large or small buyer pool?

Factor 14: Competition How many competing properties are for sale? A review of the asking prices of comparable competing land parcels will show you the approximate ceiling of market value.

So as you can see, there are too many variables to have an accurate Rule of Thumb for estimating land value. The factors above are not a complete list of issues to consider when valuing Maine land but are a good start. Every property is unique, so a thorough investigation of all factors is required to accurately estimate a value for your Maine property.

Coastal Timberland Investment Near Belfast Maine

 

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Downtown Belfast, Maine

 

Anyone looking for a reasonable investment in coastal Maine land should consider the Belfast area a great place to start. You can find land here for timber/recreation as well as development use. Prices will vary greatly depending on the size of the parcel, its proximity to the shore and many other factors.

One of the big attractions to many of the small Waldo County towns is the close proximity to the Coast and Penobscot Bay. Belfast is one of my favorite small cities in Maine. It is not as well known as Bar Harbor and Rockland but that is not a bad thing.

 

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Boardwalk Along Belfast Bay

 

Belfast has a great downtown area with small specialty shops. One of my favorite don't miss spots is Rollie's Pub located at 37 Main Street. The atmosphere is energetic with staff and locals who are Maine friendly. After a meal at Rollie's a short walk down to the town board walk along the bay will help burn off a few French fries. The boardwalk and public park area on Belfast Bay is a great chance to see some impressive yachts in harbor.

 

Swanville 103 +/- Acres

Swanville 103 +/- Acres

 

Peter and I listed a gorgeous 100+ acre woodlot in Swanville this week. The weather was beautiful for a snowshoe but the snow conditions were not. Anyone who snowshoes knows how much fun three feet of fresh powder can be. A little sun, wind and warmer temps should improve the conditions for this winter activity. This property located on Oak Hill Road has some nice timber, a long access driveway and a partly constructed home/cabin in need of some TLC and good carpenter skills. There is an existing well, septic and concrete pad for a garage. Power has been run onto the property. It is just 5 miles from the property to downtown Belfast!

If you own a home in town and have been looking for a place to hunt, hike, cut firewood or invest, you should look into this new listing. Call us to if you want to see this property this winter. If you need more information click the link here for more details.

Property Information Package - Oak Hill Road Swanville, Maine

 

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Unfinished building near end of driveway

 

 

 

Recreational Land Investment For Sale Somerset County

This newly listed forested lot for sale in Concord Township, Somerset County has all of the components for quality recreation and investment. When buying land many of our customers have a list of similar requirements. Here is a list of the most commonly requested features which this lot enjoys.

  1. Good Access - A parcel of land that you cannot legally get to has reduced value. The savvy buyer will be sure the acreage they are looking for has a good deeded right of way or fronts on a maintained public road. Care should be taken to certify an apparent access is a legal one.
  2. Power - Some customers will consider off grid locations, but the majority of people like the convenience of being on the grid because it is simply cheaper and easier.

     

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    136 +/- acres Concord Twp - Little Houston Brook Road frontage with electric at street.

     

  3. Dry Land - Maine buyers know that finding a large parcel of property that is completely free of wetland is probably impossible with all the streams, ponds, vernal pools and forested wetlands in our state. They look for a good percentage of dry land with soils that promote the growing of trees and other plants. The dryer the land the more options for building sites and future development there will be.
  4. Water Frontage - Almost every potential buyer either wants to be on or near some kind of water. Man is naturally drawn to wild rivers, streams, lakes and ponds for the recreation, views and resources.

     

    Frontage on Houston Brook in Winter 2015

    Lots of Frontage on Houston Brook

     

    Interior Roads - On larger tracts of land having a road or trail system is a great advantage to better use the land. The best parcels have a road through the property that makes available different building sites and a reduced cost for managing the timber on the property.

  5. Views - It is difficult to put a value on great views, but most customers hope to find them on the parcel they purchase.

     

    Nearby Kennebec River in Bingham Maine

    Nearby Kennebec River in Bingham Maine

     

  6. Nearby Recreation - When buying a property location is a big consideration. For those investing in land for recreation, things like maintained trails for snowmobile, ATV riding and hiking are a big benefit. Nearby waterways for fishing and boating appeal to the outdoor minded buyer. Another important  consideration is the culture in the area. Do the local residents also appreciate the natural environment and are there nearby businesses and services catering to the rec buyer.

     

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    Nearby Groomed and Maintained Snowmobile Trails

     

  7. Timber - Not all buyers are focused on commercial timber value, but few desire to own a recent clear cut. As an investment, timber has always been a pretty safe bet for the long run. Healthy stands of trees of various ages, quality soils for better growth and the proximity of nearby markets for the harvested timber all will be considered by the educated investor.

If you are reading this and are like many of our other customers looking for the features listed above, this new listing in Concord Township has all of these features. It contains 136 +/- acres of wooded land with frontage on a 4 season road, electric at the street, frontage on a mountain trout stream, some quality trees, interior road and just minutes from the Kennebec River and other recreation. See more details at our LISTINGS or call or email for a complete property information package.