TERMS & RATES
Most financing based on current local terms:
30% down payment, 5 year loan or 10 year loan, 11.99 FMR, Well Quailified Buyer (WQB)
LOWER APR RATES AVAILABLE for NY LAND FOR SALE:
CALL NOW 1-888-683-2626
Lower local interest rates maybe available starting at 8.99% +/-. Terms will also include closing costs, title fees and pro-rata real estate taxes; all due at closing. Example Loan Calculations for monthly payments may be at higher past FMR % rates or lower APR rates. Call for a closer monthly payment estimates on any NY land loan. All prices, terms and availabilities subject to change at any time without notice. Any and all listings here and elsewhere are subject to omissions, errors, availability, seller withdrawals, market changes and other conditions, etc. Additional Disclaimer: These materials, features and amenities described and depicted herein are based upon current development plans, which are subject to change without notice. No guarantee is made that the features, amenities and facilities described and/or depicted by artists' renderings or otherwise described herein will be provided, or if provided will be of the same type, size or nature as depicted or described. Photographs, pictures, maps, sketches, depictions and/or other descriptions are not necessarily representative of features, amenities or activities that may be available. Obtain the property report if required by Federal law and read it before signing anything. No Federal agency has judged the merits or value, if any, of this property (and/or these properties). This is not intended to be an offer to sell nor a solicitation of offers to buy real estate to any residents in states where registration is required prior to offer being made or in any other jurisdiction where prohibited by law. Equal housing opportunity.
Most financing based on current local terms:
30% down payment, 5 year loan or 10 year loan, 11.99 FMR, Well Quailified Buyer (WQB)
LOWER APR RATES AVAILABLE for NY LAND FOR SALE:
CALL NOW 1-888-683-2626
Lower local interest rates maybe available starting at 8.99% +/-. Terms will also include closing costs, title fees and pro-rata real estate taxes; all due at closing. Example Loan Calculations for monthly payments may be at higher past FMR % rates or lower APR rates. Call for a closer monthly payment estimates on any NY land loan. All prices, terms and availabilities subject to change at any time without notice. Any and all listings here and elsewhere are subject to omissions, errors, availability, seller withdrawals, market changes and other conditions, etc. Additional Disclaimer: These materials, features and amenities described and depicted herein are based upon current development plans, which are subject to change without notice. No guarantee is made that the features, amenities and facilities described and/or depicted by artists' renderings or otherwise described herein will be provided, or if provided will be of the same type, size or nature as depicted or described. Photographs, pictures, maps, sketches, depictions and/or other descriptions are not necessarily representative of features, amenities or activities that may be available. Obtain the property report if required by Federal law and read it before signing anything. No Federal agency has judged the merits or value, if any, of this property (and/or these properties). This is not intended to be an offer to sell nor a solicitation of offers to buy real estate to any residents in states where registration is required prior to offer being made or in any other jurisdiction where prohibited by law. Equal housing opportunity.
Contact:
Land First
2168 County Route 48
Lacona, NY 13083 PH - 315-387-2600
Toll Free - 1-888-683-2626
Fax - 315-387-2603
E-mail - cellis@landfirstny.com
Land First
2168 County Route 48
Lacona, NY 13083 PH - 315-387-2600
Toll Free - 1-888-683-2626
Fax - 315-387-2603
E-mail - cellis@landfirstny.com
BUYERS CHECKLIST
BUYERS CHECKLIST FOR NY LAND FOR SALE :
PROPER ASSURANCES:
Does the property & seller include the availability of
proper assurances?
Warranty Deed...
Title Insurance availability...
Recent Field Survey of the land with Survey Map stamped by a fully licensed real estate surveyor...
Wetland Maps availability...
Aerial Photos availability...
Topographical Maps availability...
Legal & Physical Access...
Plans for potential Utilities Access...
Full Disclosure Forms & Property Reports including all Full Disclosure Forms REQUIRED BY U.S. FEDERAL regulators like Interstate Disclosure Forms monitored by U.S. HUD...
Lists of Local Professionals: (Attorneys, Engineers, Builders, Local Town Officers, And Utility Providers)... references for a Licensed PERC Test Exam (or actual PERC results) for septic system needs...
Does the Seller claim the “Land is 100% Buildable”? Ask Build What, Build When & Build Where? Ask more …
Does the seller offer the Natural Resources Options like Timber, Gas & Mineral Rights?
Does the Seller offer (if you desire) valuable Natural Resource “CO-OP” Programs Options?
Do they prepare Closing Papers that when financed includes a
Truth in Lending Statement?
REALTOR WITH ETHICS TRAINING:
Is the Seller held accountable to any LOCAL BOARD OF REALTORS? Is the seller a member of the NEW YORK STATE REALTORS? Is the seller a NATIONAL REALTOR? Has the Seller received CERTIFIED REAL ESTATE ETHICS TRAINING? Is this ETHICS TRAINING sanctioned by the BOARD OF NATIONAL REALTORS?
HUD FILINGS:
If the Seller is a Company, Vendor, Repeat Auctioneer or a High Volume Individual Land Seller, then ASK if they are in compliance with HUD regulations and disclosures? Do they use the proper forms and filings with HUD (U.S. Department of Housing & Urban Development Interstate Land Sales Division)?
DO I LIKE THE LAND & AREA?
Have you discovered all the public resources around your property by visiting the nearest: NY State lands, boat launches, trails, public forests, beaches, parks, lakes, rivers and other important public amenities?
Does the land and real estate match your needs?
Do I understand the land and will I be able to use it the way I want to?
Do I understand protective deed covenants and how they can help my property values?
Have I learned enough about the land, area, seller and closing procedures?
FINANCING :
Does the Seller have financing? Does the seller have various financing options? Does the Seller’s financing charge you with points, appraisals and application fees? Can I pay off my land loan at any time without penalty?
WILL THE PROPERTY ACTUALLY CLOSE?
How soon can I close on my land?
Is the company a simple DBA or are they registered with the NY Department of State or NYS AG office? Has the seller had any issues with the AG office, NY Department of State (or other State’s AG offices) or any federal agencies? Have you inspected the site and are you comfortable with the final paperwork? Is the property priced fair according to the local market? Does the property fit my needs? Do I feel good about the seller and the land? Do I know enough about the seller, the land and their services? Does the area have any special use zones or other local and regional use concerns?
What can I (or my neighbors) do with my property? What can I (or my neighbors) not do with my property?
Does the seller honestly care, understand & respect you as a customer? Does the seller acknowledge and accept your dreams as a real estate buyer? Do you feel comfortable with the Seller? Do you feel good about their unique products and services? Does the seller use fear to attempt to rush your plans? Does the seller “bad mouth” other sellers in any way?
Does the Seller have the resources to get the land to closing? Has the seller cleared up any title issues, liens or judgments upon the property?
AUCTIONS:
If the Seller is auctioning the property - Who is responsible for any clouds or liens on the title? An auctioned property might be a good buy, but how do you know? Auctioneers who have sold a certain amount of lots maybe required to be file with federal agencies. Make sure they have all the proper real estate filings with Washington, DC or you may have no recourse if you should buy a lemon. At the auction WHO is responsible for the proper survey, encroachments, potential environmental issues, garbage dumps, or right-of-way problems that may exist on the property? Auctioneers may charge a commission rate above the final price; do you understand the true final price with the added Auction Fees? If you are buying from an auctioneer be sure you have walked the property and inspected the surrounding area and community. If it is being auctioned at an extreme low price often times you get exactly what you paid for...or worse. It maybe a good idea to hired a local attorney to do all back checks of the prior land owners history, liens, property taxes, judgments, federal income tax liens and any other debts YOU could be left to pay for. Remember if it sounds too good to be true...You know the rest. Without complete research by the proper professionals and a personal ON SIGHT inspection, (you should to walk the land, photos are seldom enough) buying through an auction service could be a risk. Additionally the fever atmosphere of an auction often causes people to over pay the true retail price because of the pressure to win the bid.
FORECLOSURES:
Foreclosures can also come with high risk. A property that is a fire sale on bank books could be an opportunity. However foreclosures do not always extinguish every lien, debt or judgment on the real estate. The bank or note holder may wave their costs and perhaps pay up the back real estate taxes. However sometimes mechanical liens, income tax judgments, child support payments and or other clouds in the title cannot be completely retired prior to the sale. Extensive researches by a professional attorney (and perhaps an accountant) that are skilled in foreclosures will need to be paid up front to investigate for ghosts. The problems that the attorney might dig up maybe very large, highly complicated and too expensive to close on the contract. You are safe by not closing, but you still owe the lawyers their fees for the negative findings through legal research.
DEED QUALITY:
Does the AUCTIONEER, FORECLOSURE or ANY OTHER INDIVIDUAL SELLER deliver to you a WARRANTY DEED? It is a good idea not to be pushed into an inferior bargain and sale deed or a quick claim deed without knowing the possible risks and potential disasters. A Land Buyer should have a real estate attorney (and potentially other real estate professionals) look at the deed before moving completely ahead.
LOGGING OUTFITS:
Has the property been recently Logged (Timber Harvest)? How Hard was the forest cut? Has the Seller striped the property of timber? Has the Seller left countless tree tops, numerous slash piles and ugly muddy ruts? Is the logged property now surrounded by thorns brushes and impassable briers? Will the land ever produce timber again in the next 30 years? A proper timber harvest will yield numerous harvests as soon as 5-20 years...(not 25-50+ years due to over cutting)...Does the land your buying have protective rules to restrict neighbors within the subdivision from over cutting and clear cutting the property next to yours? Is the seller a land seller or a Logging Outfit peddling the useless "Left Over” scrub land?...Has the seller taken the time to put in trails through the property so you can easily navigate the land or do they leave the bushwhacking up to you? Is the property truly valuable based on Your criteria?
SALES EVENTS:
Does the seller force you to view a subdivision on a certain day or on a certain weekend ONLY? Why is this? Are they perhaps attempting to pile up dozens of appointments for a few properties? This could be sales technique used on you the customer to create fear and urgency. They are maybe attempting to manufacture a circus environment where a small amount of properties, are shown a very large supply of customers. This orchestrated high demand versus small supply may cause every one to run around in circles attempting to understand what is happening. The salesperson may be even fueling the flames of this pressure cooker by telling you to buy now because all the lands will be sold to other 20 buyers that are due to show up around lunch time. If the seller has set up a special weekend sales event make sure it is because you are going to get a VIP tour and a VIP treatment. It may be a good idea to have a sales event because it could benefit you by providing goods, services and opportunities not available at spot times. Having good discussions and getting to meet key people who may only be available at that event may be a good thing. You may want to check your SALES EVENT that is a VIP situation and NOT a premeditated sales ambush.
TOO SMALL?
Is the company or seller having the financial ability to get the property to closing? Sometimes an individual seller may not be skilled with the proper knowledge or armed with the needed finances to do the needed improvements like abstracts, titles, surveys, driveways, permits or other related expenses to get the property to closing. Is the seller attempting to control situations by using fear of loss on his small holdings? Could you be wasting your time, deposit and efforts on a property that may never be ready to close? Sometimes an individual seller may be a good fit but it is a good idea to do your homework.
TOO BIG?
Is the seller an oversized corporation wasting money on a massive staff and overspending on expansive unneeded operations? Is the seller attempting to control situations by using fear of loss by saying they have tons of buyers and big sales machine? IF the company is super sized they may pass their big expenses down to YOU by overpricing their land. Sometimes a big outfit may deliver a good deal just be should you research all details with the purchase.
A more balanced sized company (not too big not too small) could be your best option at reaching maximum value.
AFTER THE SALE:
Can the Seller help me save valuable time and resources by showing me outlets for properly improving my land with clearing, excavation, driveways, approved buildings and construction? Are any and all of these improvements going to be correct and responsible? Do they provide you with an available list of experts and professionals that can assist you in obtaining your dream?
Can the seller assist me in reselling the property in the future if necessary?
LONGEVITY & CONSISTANCY:
How long has the company been doing business? Do they move around over the years, opening and closing offices? How many times have they changed their company name? Why? Does the Seller have a LOCAL OFFICE, or are they several counties away? How long has that particular Company and Office been in their CURRENT OFFICE location? The Land First name and company has been in our current LAND OFFICE location happily servicing our land community for 10 years.
EXTRA CARE:
Has the seller taken the extra care to sit down with you to explain the many important items of purchasing property?
When possible does the seller introduce you to other local land buyers, local building codes officer and neighbors?
Does the seller honestly care, understand & respect you as a real estate buyer?
Does the seller acknowledge and accept your dreams as a real estate owner?
Can the seller take you to past land locations and parceled communities to show you how your future may look?
Good luck on YOUR dream and solid actions towards proper land ownership. May you enjoy, learn and grow through this special process.
All prices, terms and availabilities subject to change at any time without notice. Any and All listings here and elsewhere are subject to omissions, errors, availability, market withdrawals, and other conditions, etc. Land First is a licensed real estate broker and may act as a broker for some of these properties. Other terms, conditions, offers, warranties and availability paperwork may apply with broker properties. As always with any real estate transaction please seek independent third party professional real estate aid and legal assistance before entering into any and all agreements.
Select Services Needed
PROPER ASSURANCES:
Does the property & seller include the availability of
proper assurances?
Warranty Deed...
Title Insurance availability...
Recent Field Survey of the land with Survey Map stamped by a fully licensed real estate surveyor...
Wetland Maps availability...
Aerial Photos availability...
Topographical Maps availability...
Legal & Physical Access...
Plans for potential Utilities Access...
Full Disclosure Forms & Property Reports including all Full Disclosure Forms REQUIRED BY U.S. FEDERAL regulators like Interstate Disclosure Forms monitored by U.S. HUD...
Lists of Local Professionals: (Attorneys, Engineers, Builders, Local Town Officers, And Utility Providers)... references for a Licensed PERC Test Exam (or actual PERC results) for septic system needs...
Does the Seller claim the “Land is 100% Buildable”? Ask Build What, Build When & Build Where? Ask more …
Does the seller offer the Natural Resources Options like Timber, Gas & Mineral Rights?
Does the Seller offer (if you desire) valuable Natural Resource “CO-OP” Programs Options?
Do they prepare Closing Papers that when financed includes a
Truth in Lending Statement?
REALTOR WITH ETHICS TRAINING:
Is the Seller held accountable to any LOCAL BOARD OF REALTORS? Is the seller a member of the NEW YORK STATE REALTORS? Is the seller a NATIONAL REALTOR? Has the Seller received CERTIFIED REAL ESTATE ETHICS TRAINING? Is this ETHICS TRAINING sanctioned by the BOARD OF NATIONAL REALTORS?
HUD FILINGS:
If the Seller is a Company, Vendor, Repeat Auctioneer or a High Volume Individual Land Seller, then ASK if they are in compliance with HUD regulations and disclosures? Do they use the proper forms and filings with HUD (U.S. Department of Housing & Urban Development Interstate Land Sales Division)?
DO I LIKE THE LAND & AREA?
Have you discovered all the public resources around your property by visiting the nearest: NY State lands, boat launches, trails, public forests, beaches, parks, lakes, rivers and other important public amenities?
Does the land and real estate match your needs?
Do I understand the land and will I be able to use it the way I want to?
Do I understand protective deed covenants and how they can help my property values?
Have I learned enough about the land, area, seller and closing procedures?
FINANCING :
Does the Seller have financing? Does the seller have various financing options? Does the Seller’s financing charge you with points, appraisals and application fees? Can I pay off my land loan at any time without penalty?
WILL THE PROPERTY ACTUALLY CLOSE?
How soon can I close on my land?
Is the company a simple DBA or are they registered with the NY Department of State or NYS AG office? Has the seller had any issues with the AG office, NY Department of State (or other State’s AG offices) or any federal agencies? Have you inspected the site and are you comfortable with the final paperwork? Is the property priced fair according to the local market? Does the property fit my needs? Do I feel good about the seller and the land? Do I know enough about the seller, the land and their services? Does the area have any special use zones or other local and regional use concerns?
What can I (or my neighbors) do with my property? What can I (or my neighbors) not do with my property?
Does the seller honestly care, understand & respect you as a customer? Does the seller acknowledge and accept your dreams as a real estate buyer? Do you feel comfortable with the Seller? Do you feel good about their unique products and services? Does the seller use fear to attempt to rush your plans? Does the seller “bad mouth” other sellers in any way?
Does the Seller have the resources to get the land to closing? Has the seller cleared up any title issues, liens or judgments upon the property?
AUCTIONS:
If the Seller is auctioning the property - Who is responsible for any clouds or liens on the title? An auctioned property might be a good buy, but how do you know? Auctioneers who have sold a certain amount of lots maybe required to be file with federal agencies. Make sure they have all the proper real estate filings with Washington, DC or you may have no recourse if you should buy a lemon. At the auction WHO is responsible for the proper survey, encroachments, potential environmental issues, garbage dumps, or right-of-way problems that may exist on the property? Auctioneers may charge a commission rate above the final price; do you understand the true final price with the added Auction Fees? If you are buying from an auctioneer be sure you have walked the property and inspected the surrounding area and community. If it is being auctioned at an extreme low price often times you get exactly what you paid for...or worse. It maybe a good idea to hired a local attorney to do all back checks of the prior land owners history, liens, property taxes, judgments, federal income tax liens and any other debts YOU could be left to pay for. Remember if it sounds too good to be true...You know the rest. Without complete research by the proper professionals and a personal ON SIGHT inspection, (you should to walk the land, photos are seldom enough) buying through an auction service could be a risk. Additionally the fever atmosphere of an auction often causes people to over pay the true retail price because of the pressure to win the bid.
FORECLOSURES:
Foreclosures can also come with high risk. A property that is a fire sale on bank books could be an opportunity. However foreclosures do not always extinguish every lien, debt or judgment on the real estate. The bank or note holder may wave their costs and perhaps pay up the back real estate taxes. However sometimes mechanical liens, income tax judgments, child support payments and or other clouds in the title cannot be completely retired prior to the sale. Extensive researches by a professional attorney (and perhaps an accountant) that are skilled in foreclosures will need to be paid up front to investigate for ghosts. The problems that the attorney might dig up maybe very large, highly complicated and too expensive to close on the contract. You are safe by not closing, but you still owe the lawyers their fees for the negative findings through legal research.
DEED QUALITY:
Does the AUCTIONEER, FORECLOSURE or ANY OTHER INDIVIDUAL SELLER deliver to you a WARRANTY DEED? It is a good idea not to be pushed into an inferior bargain and sale deed or a quick claim deed without knowing the possible risks and potential disasters. A Land Buyer should have a real estate attorney (and potentially other real estate professionals) look at the deed before moving completely ahead.
LOGGING OUTFITS:
Has the property been recently Logged (Timber Harvest)? How Hard was the forest cut? Has the Seller striped the property of timber? Has the Seller left countless tree tops, numerous slash piles and ugly muddy ruts? Is the logged property now surrounded by thorns brushes and impassable briers? Will the land ever produce timber again in the next 30 years? A proper timber harvest will yield numerous harvests as soon as 5-20 years...(not 25-50+ years due to over cutting)...Does the land your buying have protective rules to restrict neighbors within the subdivision from over cutting and clear cutting the property next to yours? Is the seller a land seller or a Logging Outfit peddling the useless "Left Over” scrub land?...Has the seller taken the time to put in trails through the property so you can easily navigate the land or do they leave the bushwhacking up to you? Is the property truly valuable based on Your criteria?
SALES EVENTS:
Does the seller force you to view a subdivision on a certain day or on a certain weekend ONLY? Why is this? Are they perhaps attempting to pile up dozens of appointments for a few properties? This could be sales technique used on you the customer to create fear and urgency. They are maybe attempting to manufacture a circus environment where a small amount of properties, are shown a very large supply of customers. This orchestrated high demand versus small supply may cause every one to run around in circles attempting to understand what is happening. The salesperson may be even fueling the flames of this pressure cooker by telling you to buy now because all the lands will be sold to other 20 buyers that are due to show up around lunch time. If the seller has set up a special weekend sales event make sure it is because you are going to get a VIP tour and a VIP treatment. It may be a good idea to have a sales event because it could benefit you by providing goods, services and opportunities not available at spot times. Having good discussions and getting to meet key people who may only be available at that event may be a good thing. You may want to check your SALES EVENT that is a VIP situation and NOT a premeditated sales ambush.
TOO SMALL?
Is the company or seller having the financial ability to get the property to closing? Sometimes an individual seller may not be skilled with the proper knowledge or armed with the needed finances to do the needed improvements like abstracts, titles, surveys, driveways, permits or other related expenses to get the property to closing. Is the seller attempting to control situations by using fear of loss on his small holdings? Could you be wasting your time, deposit and efforts on a property that may never be ready to close? Sometimes an individual seller may be a good fit but it is a good idea to do your homework.
TOO BIG?
Is the seller an oversized corporation wasting money on a massive staff and overspending on expansive unneeded operations? Is the seller attempting to control situations by using fear of loss by saying they have tons of buyers and big sales machine? IF the company is super sized they may pass their big expenses down to YOU by overpricing their land. Sometimes a big outfit may deliver a good deal just be should you research all details with the purchase.
A more balanced sized company (not too big not too small) could be your best option at reaching maximum value.
AFTER THE SALE:
Can the Seller help me save valuable time and resources by showing me outlets for properly improving my land with clearing, excavation, driveways, approved buildings and construction? Are any and all of these improvements going to be correct and responsible? Do they provide you with an available list of experts and professionals that can assist you in obtaining your dream?
Can the seller assist me in reselling the property in the future if necessary?
LONGEVITY & CONSISTANCY:
How long has the company been doing business? Do they move around over the years, opening and closing offices? How many times have they changed their company name? Why? Does the Seller have a LOCAL OFFICE, or are they several counties away? How long has that particular Company and Office been in their CURRENT OFFICE location? The Land First name and company has been in our current LAND OFFICE location happily servicing our land community for 10 years.
EXTRA CARE:
Has the seller taken the extra care to sit down with you to explain the many important items of purchasing property?
When possible does the seller introduce you to other local land buyers, local building codes officer and neighbors?
Does the seller honestly care, understand & respect you as a real estate buyer?
Does the seller acknowledge and accept your dreams as a real estate owner?
Can the seller take you to past land locations and parceled communities to show you how your future may look?
Good luck on YOUR dream and solid actions towards proper land ownership. May you enjoy, learn and grow through this special process.
All prices, terms and availabilities subject to change at any time without notice. Any and All listings here and elsewhere are subject to omissions, errors, availability, market withdrawals, and other conditions, etc. Land First is a licensed real estate broker and may act as a broker for some of these properties. Other terms, conditions, offers, warranties and availability paperwork may apply with broker properties. As always with any real estate transaction please seek independent third party professional real estate aid and legal assistance before entering into any and all agreements.
