When it comes to buying or selling land, there's one crucial factor that can significantly impact your property's value: road frontage. Understanding road frontage and Its impact on land value is widely misunderstood. As a professional land buyer and seller in Virginia and surrounding states, I've witnessed firsthand how road frontage can make or break a land investment. In this blog post, we'll dive deep into the importance of road frontage and explore how it drives land value.
Road frontage refers to the portion of your property that directly borders a public road. There are degrees for paved roads (County/State maintained road, private roads, dirt roads, two-tracks, easements, and no access or road frontage at all) It's the gateway to your land so make sure you understand the difference before buying. Let's break down some reasons to pay attention to road frontage:
1. Accessibility: Properties with ample road frontage offer convenient access (obviously), making it easier for potential buyers to visualize their dream home or develop the land for various purposes. Good accessibility enhances the overall appeal and practicality of the land. This is smart for sellers, but as buyers it is important too!
2. Subdividing Potential: Road frontage plays a vital role in the potential for subdividing land. If you own a large parcel with substantial road frontage, you may have the option to subdivide it into smaller lots, increasing the overall value of your investment. If you're buying land, keep an eye out for ample road frontage, if you're a buyer or seller make sure you know the subdivision regulations BEFORE starting the process. Some areas have made subdividing a costly and onerous process.
3. Utilities and Services: Properties with road frontage often have easier access to essential utilities like electricity, water, and sewage lines. This can save buyers significant costs and headaches in the long run. This is very important if you are planning to build. Sometimes utility companies will not run services down easements or private roads.
4. Visibility and Exposure: Land with road frontage enjoys better visibility, attracting potential buyers who may stumble upon your property while driving by. This exposure can lead to increased interest and a faster sale. On the flip side, sometimes exposure is not what people are looking for. Minimal road frontage might be a benefit in that situtation.
Real-Life Examples:
At My Simple Land, we've encountered numerous instances where road frontage has significantly impacted land value. For example, we recently worked with a client who owned a 15+ acre parcel with no road frontage at all. By strategically creating an easement the property the property legally gained access. This is a huge win, however the property still had no public road frontage. Even though we added value by creating an easement, the overall value of the parcel was still lower than comparable properties WITH road frontage. This is an important reminder that unless roads are being built (costly, time-consuming and a regulatory nightmare sometimes) the property will likely still be worth less because of the lack of frontage.
Another client approached us with a 100-acre property boasting extensive road frontage. The easy accessibility and potential for future development attracted us immediately. This property will sell well over the comparable 100+ acre tracts in the area because of the ability to easily subdivide the land into smaller sections. Buyers will pay for the future development value in addition to the land.
Understanding the power of road frontage is essential for anyone looking to buy or sell land in Virginia and surrounding states. By recognizing the value-driving factors such as accessibility, subdividing potential, utilities, and visibility, you can make well-informed decisions that maximize your land investment.
At My Simple Land, we specialize in helping landowners safely and quickly buy or sell rural land. With our expertise and deep understanding of the local market, we provide offers to anyone looking to sell. If you have questions about road frontage or any other aspect of land valuation, don't hesitate to reach out to us at Sales@MySimpleLand.com or give us a call at (540) 551-7655. We're here to help you unlock the full potential of your land investment.
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