If you buy land rather than an existing house because you want to build from scratch, you'll probably need a land loan. And that raises more problems than getting a standard mortgage. For one thing, there's no home to act as collateral for the land loan, and you can't (usually) buy land with no money down.
Obtaining land financing creates a different set of hurdles for potential buyers. Here are three things to consider before buying land.
- Getting a land loan creates a different set of challenges than applying for a mortgage on a house.
- For example, because lenders require surveyed boundaries, you'll need to check zoning and land-use restrictions on the property, as well as access to utilities and public roads.
- A build-ready lot will lower your borrowing cost as compared to one that is not.
- The best loan sources include seller financing, local lenders, or a home equity loan.
- Rural land may qualify for a USDA subsidized loan.
1. Land Fundamentals: Boundaries, Zoning, Access
First off, it is essential to be clear on what the potential purchase entails. This is why it is vital to get the boundaries marked by surveyors and have everything on paper ready to be presented to the lender. Another important detail is to double-check zoning and land-use restrictions.
It is also wise to check with the local planning department to determine what the future holds for the immediate neighborhood. A new park down the street can raise property values in the coming years, while a new highway or sewage treatment plant is less likely to do so.
For residential lots, having access to utilities is a significant factor. Having water, sewer, electricity, and cable hook-ups ready to go save a lot of time, money, and hassle. Similarly, public road access can be a vital issue since the buyer will have to secure a permanent easement to access a public road if such is not already available.
Because buying land is different than purchasing a home, it’s a good idea to work with a real estate agent who specializes in this type of transaction or construction loans.
2. Planned Use of Land: Build Immediately, Improvements Needed, Speculative Investment
The terms of the loans—such as down payment and interest rate—typically hinge on the intended use of the land since this is directly linked to the bank's risk exposure. In this way, getting land loans is always trickier than buying an existing house since a current house gives the bank immediate, tangible collateral. In contrast, new construction has more moving parts that can go awry.
From existing homes, the next step down on the bank's confidence ladder is buying a build-ready lot with the intention to start construction of a primary dwelling right away. The required down payment will typically be 15% to 25% down, depending on the sale price. There are things that could go wrong, cause delays, or increase costs along the way, but the timetable is still manageable in the bank's eyes.
Finally, there is raw land with no specific plans to build anything, which is basically a speculative investment. For example, a project in this vein could involve buying land in anticipation of the completion of a new freeway nearby. The hope would be that, when the freeway is completed, the land would be attractive for a developer to build a new subdivision with a convenient commute into the city. The land could then be sold to the developer for a tidy profit. These loans may require a down payment of up to 50%.
Unimproved lots are ones that do not yet have the basic required services. It is common to run into unforeseen problems and cost overruns, which can add months to the purchase timeline.
3. Land Loan Options: Finding Financing
Given the above problems, you may need to search further to finance your land purchase on acceptable terms, and there are a few sources you can try.
This can be a good option for getting favorable terms, especially if the seller is eager to unload the land and the market is cool. Since this is an agreement between two private citizens, everything is negotiable, from the down payment to the interest rate. It is important to have the papers reviewed by an attorney before signing anything to avoid loopholes and unpleasant surprises for either party.
Local Banks and Credit Unions
Local banks and credit unions typically look more favorably on land loans than the big behemoths. They also may offer better terms due to their local knowledge of the property. All the same, a potential borrower will need to present a loan package with specs and plans for the land and personal financial information to prove creditworthiness.
Land Loans Pros vs. Cons
Land loans can be useful to small businesses connected to land.
Government programs like USDA loans may provide land buyers with affordable interest rates and very little or no money down.
Ready-to-build lots may be less expensive in some area codes than purchasing a new home.
Not all lenders offer land loans.
You have to get a survey and review the zoning rules to present to a loan officer for a land loan.
Some land loans have shorter repayment periods.
If you use your primary residence as equity on a land loan and default you could lose your home.
How can buyers purchase land if the banks and credit unions do not offer to finance it? If the property is rural and agricultural, the buyer may receive federal aid. The United States Department of Agriculture (USDA) offers an assortment of subsidized loans with minimal requirements and advantageous terms.
Home Equity Loan
A buyer with existing property and little debt may want to consider a home equity loan. This type of loan taps the equity of the existing property, granting much better terms than any regular construction or land loan.
Is It Difficult to Get a Land Loan?
Getting a land loan is more difficult than obtaining a traditional mortgage because buying land isn't as straightforward as buying a home. Many banks and credit unions do not easily offer land loans, so you have to be very specific about the land you are going to purchase, and be prepared to provide surveys and zoning information about the land you wish to build on.
Is Owning Land a Good Investment?
Owning land can be a good investment depending on the land and its location, and how you plan to use the land. For example, purchasing a plot of ready-to-build land as a primary or secondary home has a different degree of risk than purchasing a piece of raw land intended for farming.
What Is the First Step to Applying for a Land Loan?
The first step to applying for a land loan may be locating the right lender for your purchase. Not all lenders offer land loans, but there are plenty out there. A local credit union might be a good fit if you are going to work to develop land in your community. You will need to gather all the paperwork, including a land survey, and information on how you plan to use the land.
The Bottom Line
Financing a property on which to build your dream home is much more complex than applying for a mortgage. Lenders required surveyed boundaries, and you'll need to check the zoning and land-use restrictions, as well as access to utilities and public roads. The more improved the land, the lower your required down payment, and borrowing costs will be.
The best options to finance a land purchase include seller financing, local lenders, or a home equity loan. If you are buying a rural property be sure to research if you qualify for a USDA subsidized loan.