Articles
What we find out, written down.
Each article answers one question a landowner actually asks, and names every source it drew on.
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ALTA Survey vs. Boundary Survey: Cost & Scope
A basic boundary survey marks corners and lines; a full ALTA/NSPS Land Title Survey adds title, easement, and access detail lenders may require.
7 sources -
Assessed Value vs. Market Value, Explained
Assessment ratios and multi-year reappraisal cycles are two separate reasons your county's assessed value and your land's real market value drift apart, especially when prices are rising.
6 sources -
Selling Land With a Clouded Title
A clouded title stops a sale until the defect is cleared or a court rules on it. This guide walks through Florida's quiet title process step by step, including cost and timeline.
6 sources -
Wetland Buffers: What They Cost a Waterfront Lot
A wetland delineation finds the legal edge of a wetland. The buffer required beyond that edge is what actually shrinks a waterfront lot's buildable area, and how wide it runs depends on the wetland's classification.
5 sources -
Auction vs. FSBO vs. Agent vs. Cash Buyer
A neutral, side-by-side comparison of selling land at auction, FSBO, through an agent, or to a cash buyer, on timeline, net proceeds, and effort.
6 sources -
Mineral Rights Search Before Buying Land
A step-by-step guide to tracing whether a parcel's mineral estate has been severed from the surface, using county deed records, state oil and gas commission databases, and an ALTA 35 endorsement.
5 sources -
Washington's 7-Year Adverse Possession Rule
Under RCW 7.28.080, someone with a defective deed to vacant Washington land can become its legal owner after seven straight years of paying the property taxes, without ever setting foot on it.
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How to Find Land Comps With No MLS Data
Vacant land, especially rural and agricultural parcels, often has too few MLS-listed sales to build a defensible comparable-sales analysis. Here's where else to find real, verifiable transactions.
7 sources -
Does Your State Have the Heirs Property Act?
As of October 2024, 23 states and Washington, D.C. have adopted the Uniform Partition of Heirs Property Act. Here is the full list with enactment years, and what changes for heirs in states that haven't adopted it.
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Texas's Dual Water-Rights System, Explained
Texas runs two water-rights doctrines side by side — narrow riparian rights for landowners on a stream, and a permit-based prior-appropriation system for almost everything else. Waterfront buyers who assume the water comes with the land are often wrong.
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Does a Land Buyer Need a Real Estate License?
A person or company buying land for its own account generally doesn't need a real estate license, which is how most states draw the line. Illinois is the clearest exception. But the wording varies by state, and the exemption doesn't erase every other rule that still applies.
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Texas's Water Level Notice Law for Land Buyers
Texas doesn't have one general water rights disclosure law. It has a narrow, specific notice that applies only when land adjoins a large reservoir — plus a patchwork of other rules a buyer has to chase down separately.
4 sources
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