Great points all around, especially the marshy swamp story—been there myself, unfortunately. 😂 One thing I'm curious about though: have you ever tried talking directly to local farmers or landowners? I've found that sometimes they're sitting on parcels they'd consider selling privately, but haven't bothered listing anywhere. It can feel awkward at first, but you'd be surprised how open people can be if you just ask politely.
Also, have you checked out any land near state or national forests? Sometimes there are overlooked pockets nearby that aren't too pricey and offer some pretty sweet perks like trails or natural buffers. Of course, zoning can be a bit restrictive there...but might be worth the hassle for the right spot.
Anyway, totally agree on balancing cost vs practicality. Cheap land isn't always cheap in the end—isn't it funny how that works?
Talking directly to local landowners is actually a pretty solid idea. I've had a couple of friends find decent spots that way—one even got lucky with a small plot bordering a national forest. He did mention zoning was a bit tricky, but nothing impossible. Auctions can be hit or miss from what I've heard, though tax sales might be worth a look if you're patient. Has anyone here actually gone through the tax sale route successfully?
I've been curious about tax sales myself, but haven't pulled the trigger yet. Did some digging a while back, and from what I gathered, patience is definitely key—lots of waiting periods and paperwork involved. Also heard you gotta be careful with hidden liens or title issues, so probably worth getting a professional to help double-check everything. Still, seems like it could pay off if you're thorough. Your friend's success with local landowners sounds promising though...might have to give that a shot first.
Yeah, tax sales can definitely pay off, but you're right—it's a bit of a minefield. I've heard horror stories of people snagging properties only to find environmental issues later on. Honestly, chatting directly with landowners seems way less risky...and probably more enjoyable too.
"Honestly, chatting directly with landowners seems way less risky...and probably more enjoyable too."
I get where you're coming from, and chatting directly with landowners can definitely be rewarding. But from my experience, it's not always as straightforward or enjoyable as it sounds. I've had a few conversations with landowners who were either emotionally attached to their property or had unrealistic price expectations. Sometimes negotiations dragged on forever, or worse, fell apart completely after weeks of back-and-forth.
Also, while tax sales do have their pitfalls (environmental issues being a big one), they're not impossible to navigate if you do your homework. I once picked up a small parcel through a tax sale that turned out to be a great find. The key was thorough due diligence—checking zoning, soil reports, local regulations, and even chatting with neighbors beforehand. Sure, it took extra legwork, but it paid off in the end.
Not saying direct owner deals aren't worth pursuing—they absolutely can be—but just wanted to point out they're not necessarily easier or less risky. Every approach has its pros and cons. The important thing is to go in prepared, whichever route you choose.
