The cost of purchasing a home in Atlanta and across Georgia continues to climb, but one thing that remains consistently affordable is the abundant Georgia clay.

If you’re in the market for some Georgia land,  you’re making a wise decision. Real estate prices in rural areas are going up, but are still affordable.

With real estate prices continuing to increase, now’s a good time to buy property. Are you uncertain about the process of buying land in Georgia? Read on….

How Do I Buy Land In Georgia?

In this article, we’ll show you step by step how to buy a plot of land in Georgia.

My family owns several plots of real estate around metro Atlanta and because I’m constantly looking for real estate, I’ve also researched the process thoroughly.

First things first, you need to get pre-approved for a loan.

1. Get Pre-Approved

Getting pre-approved for a loan to buy land is exactly like getting pre-approved for a mortgage. The reason why this initial step is so important is because Realtors will have an incentive to work with and for you.

Once you’re pre-qualified for a loan, the real estate professionals you’re dealing with will take you more seriously because they want your business.

If you apply and are not approved, take these steps to improve your credit fast.

2. Search For Land

It’s time to begin your search for affordable land for sale.

In a large metropolitan area like Atlanta, parcels of land sell at a premium. If you want several acres, you’ll have to expand your search to cities about an hour’s drive from downtown Atlanta.
How Much Does An Acre Of Land Cost In Georgia?
The price of an acre of land in Georgia depends on where it’s located and whether it is improved or unimproved.

Last year, the average price per acre in Georgia increased by 11% to $4,550 per acre. Irrigated land averaged $4,060 per acre while the value of non-irrigated land dropped 5% to $3,010 per acre.

If you’re looking for farmland or just some acreage, if you don’t know a Realtor, then you can begin your search online.

Some websites you can look for parcels of land on are:

Know The Zoning Laws

Once you’ve found a piece of land you like, familiarize yourself with the local zoning laws.
 
Some areas won’t let you build wooden structures. Other areas won’t let you build with stone. Others won’t allow livestock. Research what’s allowed where you want to live.
 
The typical zoning regulations govern such things as:
  • Building specifications of the type of buildings allowed.
  • Where utility lines must be located.
  • Restrictions on accessory buildings, building setbacks from the streets and other boundaries.
  • Size and height of buildings.
  • Number of rooms in a structure.
In addition to knowing what type of structures are allowed to be built, you’ll need to know land use rules as well.
 
Here are some common land-use zones that could apply to the area you’re interested in:
  • Agricultural Zoning
  • Commercial Zoning
  • Combination Zoning
  • Historic Zoning
  • Industrial Zoning
  • Residential Zoning
  • Rural Zoning
You may be saying to yourself, “How do I find out about zoning laws?”
 
The best place to start is with the locality’s department of city planning, or similar office. They’ll tell you all you need to know about the zoning laws in that area.

3. Compare Your Land Choices

Different types of land for sale in Georgia
Photo credit: Observer.globe.gov

Once you’ve done all your zoning research, it’s time to whittle down your list of land parcels you like and choose one.

Some things you may want to consider are:

  • Access: How far is the property from the interstate or major highway?
  • Privacy: How close are you to the neighbors and nearby noise?
  • Terrain: Are there hundreds of trees, woods or just undeveloped land, dirt or grass?
  • Irrigation: Is there a water source nearby? A lake or creek that runs through the property?

All of these things may increase or decrease the value of the land depending on your intentions for it.
In any event, once you’ve made your decision to buy the land, it’s time to put it in writing.

4. Make An Offer On The Land

To make a formal offer on a piece of land you’ll need a real estate agent’s Bid Offer form. You can find samples of a Bid Offer form online.

When making an offer, you don’t want to go too high in price. Let your offer be based not on the property’s asking price, but on the amount you’ve been pre-approved for.
Should You Offer Over The Asking Price?
If you offer over the asking price, you’ll have to go back to your lender to make sure you can get financing to cover it.
You’ll also want to know if the appraisal of the land justifies the asking price.
If you make an offer too low, it may not attract the seller because they may get higher offers from others looking to buy the property.
Bottom line: Your offer will have to be higher than the others if you want the land.
Let’s say the seller accepts your offer. What now?

5. Sign The Land Sale Contract And Purchase Agreement

Once the offer is accepted, the buyer and seller typically sign a Land Sale Contract / Purchase Agreement.
This is a legal document that solidifies the intentions of both parties to make a real estate transaction.
Here are some terms typically found in a Land Sale Contract / Purchase Agreement:

  • Price
  • Property size, boundaries and description
  • Title
  • Seller disclosures

Typically, the buyer’s agent will have the purchase agreement written up by a practicing real estate attorney.

The Land Sale and Purchase Agreement becomes binding when all signatures have been obtained.

6. Prepare For Closing

Unlike a home closing, when you’re buying land you don’t have to worry about such things as an inspection and making some demands for last-minute repairs and replacements.

As a buyer, you will typically be expected to provide for anywhere between 2% to 5% of the closing costs. However, depending on other concessions you make, it’s possible that you may not pay any money at all at closing.

One thing you don’t want to skip is a soil test. A soil test also indicates which elements are missing from your soil and how much to add them if you plan on growing fruits, vegetables and other crops.

A soil test will also tell you:

  • The pH level in the soil.
  • What nutrients and minerals are in the soil such as nitrogen and phosphorus.

You can buy a soil kit from various retailers such as Lowes and Home Depot. You can also order a soil test kit online. Here’s a comprehensive one that I like:

Buy Here for $29.99

Once you sign all the appropriate documents at closing, the land will be yours! Some real estate lawyers may break out a bottle of Champagne to celebrate, but that’s optional:)

Final Words

Buying a piece of land is a great investment and something that can stay in your family for generations. If you do it right — following all the steps from zoning laws and getting a soil test, etc. — it can be a smooth process.

Because of the many parts involved in buying land, it’s highly advisable that you use the services of a professional real estate agent. A Realtor can walk you through the land-buying process more easily. Also, many of them have the professionals you need already in their network.

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