Why land is different
A house comes with answers. Land comes with questions.
With a house, most of what you need to know is visible or already documented. With land, nearly everything that determines value is invisible from the road: whether there's water, whether you can legally build, whether you actually have a right to drive in.
I've handled acreage, farm and ranch, and rural residential transactions across Yuba, Sutter, Butte and Colusa counties. The value I add here isn't showing you the parcel — it's the checklist of things to confirm before your money is committed.
Due diligence
The six things that decide whether a parcel is worth it.
We work through each of these during your inspection period, in writing, before you're committed.
Financing
Raw land rarely uses a normal mortgage.
For bare ground, lenders typically want a larger down payment and offer a shorter term than a home mortgage. Terms vary a lot between lenders, so it's worth shopping.
If the parcel already has a qualifying home and sits in an eligible area, USDA rural financing may apply — and a lot of this region is eligible.
Agricultural lenders and construction loans are separate paths with their own requirements. We identify which one fits before we write an offer, not after.
Financing terms are set by lenders and vary by borrower, parcel and program. Nothing here is a commitment to lend.
Land questions
What buyers ask about rural ground.
Can I get a normal mortgage on raw land?
Usually not. Bare land typically needs a land loan — larger down payment, shorter term. If the parcel already has a habitable home, standard financing including USDA rural may apply. We confirm this before making an offer.
What should I check about the well?
Whether it exists and is permitted, its depth and production rate, water quality testing, and whether the pump and pressure system actually work. A low-producing or contaminated well affects financing and buildability.
What's a Williamson Act contract?
A California agricultural conservation contract that lowers property taxes in exchange for keeping land in agricultural use. It restricts development and takes years to unwind — so it matters enormously if you plan to build or split the parcel.
Can I build a house on any parcel?
No. It depends on zoning, whether the parcel is legally created, septic feasibility, water, legal access and county rules. All of that gets verified with the county during your inspection period.
Do you help sellers of land too?
Yes. Land is priced and marketed differently from houses — the buyer pool is smaller and more specific, and the listing has to answer the water/zoning/access questions up front or it sits.
Thinking about ground?
Send me the parcel number or the listing and I'll tell you what I'd want checked. Free, no obligation.