Tips for Selling Recreational Land in Colorado

Let's face it – Colorado is a dream destination for outdoor enthusiasts. From the jagged peaks of the Rockies to the sweeping plains of the eastern part of the state, there's something here for everyone who loves nature. It's no wonder that recreational land in Colorado is hot property right now.

If you're thinking about selling your piece of the Centennial State, you're in luck. The Colorado Association of Realtors reports that land prices jumped by 12.5% in 2023 compared to the previous year. And here's another interesting tidbit: the Colorado Department of Natural Resources saw a 15% uptick in outdoor recreation since 2020. That means more people are itching to get their hands on a plot where they can camp, hike, or just escape the city grind.

But here's the thing – selling land isn't like selling a house. It's a whole different ballgame, and it can be tricky if you don't know what you're doing. That's why I've put together this guide to help you navigate the ins and outs of selling recreational land in Colorado.

The Lay of the Land: Understanding Colorado's Market

Before we dive into the nitty-gritty of selling, let's take a moment to get our bearings in the Colorado land market:

1. Timing is Everything: In Colorado, land shopping tends to heat up when the snow melts. Summer is prime time for property tours, so plan accordingly.
2. Location, Location, Location: It's not just a cliché. A plot near Vail will likely fetch a different price than one out on the eastern plains. Proximity to popular spots can make or break a sale.
3. Water Rights are Golden: In the West, water is liquid gold. If your land comes with water rights, that's a big deal. Make sure you understand and can explain them clearly.
4. Know the Rules: Zoning laws can be a real headache if you're not prepared. What can be built? What activities are allowed? These questions matter to buyers.

Rolling Up Our Sleeves: Tips for a Successful Sale

1. Price It Right (But Don't Lowball Yourself)

Pricing land can feel like throwing darts blindfolded. It's not an exact science, but there are ways to get it right:

• Do your homework. Look at what similar plots are going for in your area. The Colorado MLS is a good place to start.
• Don't forget about those unique features. Got a babbling brook or a view that won't quit? That adds value.
• Consider bringing in a pro. A land appraiser who knows recreational properties can be worth their weight in gold.

Remember, the land market can be as unpredictable as Colorado weather. If an offer comes in lower than you expected, don't dismiss it outright. It might just reflect the current market reality.

2. Show Off Your Land's Best Side

You can't move mountains (literally), but you can make your land shine:

• Clear some trails. Give potential buyers a taste of what it's like to explore the property.
• If you've got road access, make sure it's in good shape. Nobody wants to buy land they can't reach.
• Think about adding a simple shelter or lookout point. It helps buyers imagine the possibilities.
• Keep a log of wildlife sightings. Knowing that elk or eagles frequent the area can be a huge selling point.

3. Paint a Picture with Your Marketing

In today's digital age, your online presence can make or break a sale:

• Invest in quality photos and videos. Show off your land in all seasons if you can.
• Create detailed maps. Buyers want to know boundaries, access points, and what's nearby.
• Tell a story with your property description. Help buyers see themselves enjoying the land.
• Consider drone footage. It gives a bird's eye view that can be really impressive.

4. Cast a Wide Net

To catch the right buyer, you need to fish in all the right ponds:

• List on popular real estate sites, but don't forget about platforms specifically for land sales.
• Connect with local real estate agents who specialize in land. They often have a list of interested buyers.
• Harness the power of social media. Share those gorgeous photos and target ads to outdoor enthusiasts.
• Think about advertising in niche publications. Hunting magazines or outdoor recreation forums can be goldmines.

5. Be Ready for the Legal Stuff

Land sales come with their own set of legal quirks. Be prepared to address:

• Easements and rights-of-way. Buyers need to know if others have the right to access the property.
• Property taxes and potential tax benefits. A conservation easement, for example, could be appealing to the right buyer.
• Any restrictions on use or development. Better to be upfront about these from the get-go.

Have all your ducks in a row with the necessary legal documents. It shows you're serious and can speed up the process.

6. Patience is a Virtue (But Having Options Helps)

Selling land often takes longer than selling a house. We're talking 1-2 years on average. But don't let that discourage you:

• Be open to different financing options. Owner financing might appeal to some buyers.
• Consider seasonal marketing pushes. Remind people about your sunny meadow when they're stuck in winter's grip.
• Be willing to negotiate. Flexibility can be the key to closing a deal.

7. Team Up with the Experts

You don't have to go it alone:

• Partner with real estate agents who know land sales inside and out.
• Consult with a land use attorney to navigate any legal complexities.
• Consider working with land buying companies. They often offer cash purchases, which can speed things up considerably.

8. Highlight the Fun Factor

Your land is more than just acreage – it's a playground:

• Map out nearby trails, fishing spots, or prime hunting areas.
• Mention how close you are to ski resorts or national forests.
• Talk about the climate and what kind of activities are possible year-round.

9. Address the "What Ifs"

Buyers will have questions. Beat them to the punch:

• What's the deal with utilities and services?
• Can you get cell service or Wi-Fi out there?
• Are there any challenges, like extreme weather or wildlife, that they should know about?

10. Think Outside the Box

If traditional methods aren't working, it might be time to get creative:

• Look into land auctions. They can create a sense of urgency and attract serious buyers.
• Consider selling to a land investment company. It might mean a quicker sale, even if at a slight discount.
• If zoning allows, think about dividing the property. Smaller parcels might be more attainable for some buyers.

Final Thoughts

Selling recreational land in Colorado is a bit like blazing a new trail – it takes preparation, patience, and a willingness to adapt. But with the right approach, you can successfully pass your slice of Colorado paradise on to its next caretaker.

Remember, while getting top dollar is great, it's not always quick or easy. That's where companies like ours at Land Boss come in handy. With five years under our belt and over 100 land deals done, we've seen it all when it comes to Colorado land sales. Sometimes, a straightforward cash offer can be the simplest path forward.

Whether you decide to tackle the market on your own or work with pros like us, stay informed, be patient, and keep an open mind. Colorado's land market is as diverse as its landscape, and there's a buyer out there for every beautiful acre. Happy selling!

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