Why can’t I sell my own property?
Unlike selling a house or a commercial space – where the seller and buyer agree on a price, sign a contract, and settle on the property 60 days later – selling land is a substantially longer, more complicated process. While it may be possible to find a buyer who will purchase your land with a quick study period and an immediate settlement, the quick-settlement scenario is the exception, rather than the rule. In order to protect the value of your property, and obtain the best price and terms, you should hire experienced professionals.

Why should I use KLNB Land?
In short, you should use KLNB Land because we understand how to market your property to obtain the best price and terms with the least amount of risk of you.

Land developers, home builders, and end users don’t buy land; they buy zoning and entitlements. Your property has its greatest value after it is entitled with record plat or development approval from the local government authority. This process is typically undertaken by the buyer of your property at the buyer’s expense, prior to settlement with you. Once your property has undergone a multi-year pre-development entitling process, your property is worth many times more than the original raw un-entitled land. See the timeline below.

By delaying settlement, you allow the potential purchaser to trade the risk and uncertainty of obtaining these entitlements, which is measured in time, for a substantially higher purchaser price. Our job is to insert ourselves as your representative into the process to insure you are always protected and informed during the time-consuming and complicated process known as obtaining record plat approval.

On your behalf, we attend public and private meetings with government officials, community groups, and the various planners and consultants required to process your property. We will provide you regular progress reports. Knowledge is power, and with KLNB as your representative, you’ll never be left wondering what the buyer is doing with your property and how much longer until settlement.

How long will it take to sell my land?
From the time you award us a listing until the time we present the offers of purchase on your property is typically six weeks. Once we present the offers to you, we then schedule meetings with the potential purchasers whose offers are of interest to you. After meeting with the candidates, we advise you on the pros and cons of each offer, and stand by to advise you as you make your choice for the successful bidder.

Once you decide which offer to accept, we then notify the buyer, who presents a purchase contract, which we will negotiate on your behalf, prior to submitting it to your legal counsel for review and comments. Once the contract is executed by all parties, the buyer typically has a feasibility study period of 60 to 120 days prior to releasing a deposit to you. If the buyer is pleased with the results of the feasibility study, and continues the purchase process, then your property will undergo the subdivision process under the regulations specific to the county where the property is located. The subdivision process may take 12 to 36 months, depending upon the county. Once the property receives record plat approval (wherein your land is legally subdivided into multiple building lots), settlement is scheduled and the process is complete. In summary, from marketing until settlement, expect the process to last between 15 to 40 months.

It is always possible to sell your property without undertaking the subdivision process if a quick settlement is th e goal. We have sold properties in as brief a period of 45 days from marketing until settlement.

How do we protect your interest?
With the sale of a property for residential development, contracts can be complex, requiring meticulous review, negotiation, and the insertion or deletion of the appropriate language and clauses. We carefully review each sales contract with you and or your legal counsel to insure that you are protected during the entitlement process.

In a sales agreement, we can identify and amend language that is “overreaching” on the part of the buyer and might put you at risk. Additionally, by acting as your representative during the entitlement process, we are able to immediately alert you to any issue that could jeopardize the value of your contract.

How do you determine the highest and best use for my property?
By physically walking your property, we are able to tell much about its potential value. However, prior to disclosing our findings, we research those issues which may affect value:

• The property’s zoning,
• Access to public utilities,
• Road and school capacity,
• Availability of permits,
• Expenses such as impact fees, off site improvements, and public work upgrades.

Once we understand the issues affecting value, we then undertake a market analysis to determine the highest and best use for your property. By researching sales “comps,” housing values, rental rates, and other factors effecting value, we are able to determine the value of the property under various sales scenarios.

I have more questions. Where can I find additional information?

• For details on our fees, click here. Feel free to email or call us with any questions.
• Contact us for a free valuation of your property.
• To see details of the marketing campaign we undertake to sell your property, click here.
• To view Stephen Ferrandi’s credentials, click here. To learn more about KLNB Land, click here.
• To peruse our current listings, click here.
• To see our completed land deals, click here. Select a county you know, and you will recognize many of our projects.
• To contact us, click here.