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Buying & Selling Land in Idaho: Tips for Investors & Brokers

Published: 09-17-21 Category: Investing

Specializes in providing actionable insights into the commercial real estate space for investors, brokers, lessors, and lessees. He covers quarterly market data reports, investment strategies, how-to guides, and top-down perspectives on market movements.

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This article was updated on 8/15/2023.

The rural communities of the Gem State make up a large part of the land for sale in Idaho. Many of its residents enjoy its sloping plains and wide-open spaces to store recreational or camping equipment, insulate themselves from civilization, and make a living working or transacting the land. Over 25,000 Ranches and farms litter the landscape and contribute greatly to Idaho's agriculturally centered economy.

The good news is that there's plenty of land for sale in Idaho to go around for commercial real estate investors to buy and brokers to sell. For an investor, working with a broker can spell the difference between a profitable land grab and bad contract; for a broker, deploying the right tactics to really make your listing stand out among the competition will go a long way.

Let's look at some tips for selling and buying land for sale in Idaho.

Tips for Investors

Whether you want to buy land for sale in Idaho to have your own private piece of recreational heaven or to build upon, buying land in Idaho is no different than buying land elsewhere. The same verifications, research, and legalities are involved.

#1 – Why Do You Want to Buy Land in Idaho?

You should establish your "why" for purchasing land for sale in Idaho first before jumping on a listing. This is self-explanatory, but really take some time to sit down and establish your motives. You may need to remind yourself of these later on if the process becomes difficult.

You should also establish your reasoning early because your reasons for purchasing land will dictate the research and verifications you need to undergo. If you plan to live on the land, you'll need to ensure legal access to public services and amenities; if you plan to lease the land or leverage it for commercial use, you'll need to establish a target audience and line up the right financing.

#2 – Will You Work with a Commercial Real Estate Broker?

Working with a commercial real estate broker may make your shopping for land for sale in Idaho a lot less painful, more efficient, and more cost-effective. A commercial real estate broker differs from a real estate agent in that the broker possesses more hours of training as well as a state brokerage license.

Commercial brokers are well-versed in local markets and have access to market intelligence that only they can access. They often work with landlords by helping them create a listing that grabs the right attention and helps them sell to other investors; they work with commercial tenants to help them locate the right piece of real estate for their needs.

A commercial broker will help you scout out parcels by looking at...

Accessibility to amenities and roads;
The property's utilities;
The overall condition of the land;
Zoning laws;
And more.

...when searching for land for sale in Idaho.

#3 – Conduct an Environmental Site Assessment

You'll especially want to make sure you do this if you plan to build on the land that you purchase. Conducting the right environmental tests on vacant land will help you discern the feasibility of building on that land, either commercially or residentially. You'll also want to make sure the boundaries of the land are correctly marked. You can do this by getting a land survey, which will also help you confirm the acreage.

There are a few businesses in Idaho who can offer phased environmental site testing. Listing brokers should clarify in each listing whether the land they're selling has passed an environmental site assessment or if one has yet to be conducted.

#4 – Line Up the Right Financing

Because of the riskier nature of the investment, it's harder to get a land loan than it is to obtain other types of loans. There are three major types of land loans: Raw land loans, unimproved land loans, and improved land loans. Improved land loans are the least risky to lenders and therefore easier to obtain. Raw land loans are the most risky to lenders and are the most difficult to obtain.

Sometimes, you may be better off buying the land in cash.

Tips for Brokers

Commercial real estate brokers helping clients sell their land for sale in Idaho can benefit from a few tips and tricks as well.

#1 – Take Stunning Property Photos

Just like any other commercial real estate listing, the photos that you take of the land for sale in Idaho you're selling may make or break your listing. You'll want to strategically plan the right day and time of day in which to take the photos. Take advantage of drone photography and work as many angles as you can.

Remember to keep the listing in mind as your end goal and not get too carried away taking photos that you'll ultimately discard.

#2 – Stage the Land

This goes hand in hand with taking stunning property photos. Staging has its uses for other types of commercial real estate, but it also has a use for land. Staging a plot of land is generally easier and less involved than staging other property types, but it does involve some work.

You'll want to clear the area of as much dead vegetation, overgrown brush, and weeds as you can. Clean up any trash and plant fresh flora. Keep the grass cut and the edges of the property trimmed. Create a nice, attractive piece of land that potential buyers will want to peruse.

#3 – Test Asking Prices with Market Data

Brokers should take advantage of their unique access to market intelligence and trends to test the landlord's asking price and set an appropriate one. It's not uncommon for landowners with land for sale in Idaho to ask for unrealistically high prices. As the broker, be a consultant for your client and help them use statistics and research to appropriately price their parcels.