do i buy more condos/houses or vacant land?

[SleazyDream]

what to do. what to do....


just bought 1/2 mile of lakefront property 45 mins from winnipeg.

i'm thinking i should be buyng more of it rather than buying condos or houses. sure the condos and houses can have renters that will pay the mortage - but thens i gots to deal with renters.

i think i'm moving into the land development business. no people till i'm ready to sell the land - and that's 10 years from now. much more profit potential. less headaches with renters. sure there's it's own problems but its with higher income people rather than broke fucked up renters..


yep - fuck rentals - i'm buying more land. all the real estate courses say get renters. I NEVER made any money doing what others told me to do - so i'm going my own way. i'll pay the fucking loan on the land - it's not too hard to do. i like controll and i fucking hate renters

i wana have 2 miles of lakefront property in the next 2-3 years. got me a 1/2 mile now - slowly will add more. once i got that i move out of accusation phase and into subdivide and development phaze. this is my new hobby outside of my business online

[BoyAlley]

Land development's a tricky, tricky thing!

Best of luck to you though!

[Webby]

Totally agree Sleazy - land is hassle-free and with an annual capital gain.

I'm sure you "know" your land region already - kinda crucial, but otherwise it's a solid profit center without work.

[JFK]

best of luck Sleazy

[WiredGuy]

I think you made up your mind
WG

[wdforty]

I've never had renters, so I could be wrong, but doesn't the real estate agent deal with them for you?

[Thurbs]

working with subdivisions on land such as lakefront property is a great idea. depending on the surrounding house sizes nearby and construction costs, you could always build a small 1000 - 1400 sqft bungalow type house on a small "lot" of land on one side, sell it, and then you can market ur land as an upcoming, very private neighborhood

[ffmihai]

buy more land.. its the best investment for the future

[SleazyDream]

everyone tells me to buy condos and houses.

fuck that.

i hate doing what everyone else does. never made any money doing what everyone else does

[pocketkangaroo]

People always say buy houses and condos because it's easier. Land is a little tricker, takes much more patience, but in the end can be much more profitible.

[flip365dotcom]

Yea, I would do land too

[webgurl]

Originally Posted by SleazyDream

everyone tells me to buy condos and houses.

fuck that.

i hate doing what everyone else does. never made any money doing what everyone else does

u should have bought some condos downtown van ,
when you were interested you would have made tons by now ...
At this moment its too late the prices have sky rocketed
Unless u are cool with buying a 350k condo about 700sqfeet

[webgurl]

I think I am going to be a Real Estate Agent ...

[spunkmaster]

The rule is OPM !

Other peoples money....

[will76]

Originally Posted by SleazyDream

what to do. what to do....


just bought 1/2 mile of lakefront property 45 mins from winnipeg.

i'm thinking i should be buyng more of it rather than buying condos or houses. sure the condos and houses can have renters that will pay the mortage - but thens i gots to deal with renters.

i think i'm moving into the land development business. no people till i'm ready to sell the land - and that's 10 years from now. much more profit potential. less headaches with renters. sure there's it's own problems but its with higher income people rather than broke fucked up renters..


yep - fuck rentals - i'm buying more land. all the real estate courses say get renters. I NEVER made any money doing what others told me to do - so i'm going my own way. i'll pay the fucking loan on the land - it's not too hard to do. i like controll and i fucking hate renters

i wana have 2 miles of lakefront property in the next 2-3 years. got me a 1/2 mile now - slowly will add more. once i got that i move out of accusation phase and into subdivide and development phaze. this is my new hobby outside of my business online

ARE you asking a question or making a statement. Or trying to brag ?

[webgurl]

Originally Posted by will76

ARE you asking a question or making a statement. Or trying to brag ?

All of the Above ! Boooooooyah
R-E-S-P-E-C-T

[will76]

Originally Posted by wdforty

I've never had renters, so I could be wrong, but doesn't the real estate agent deal with them for you?

yes its called a property manager and if you want you will not be bothered with anything. I've used them before. No need to let renters bothering you inpact your decission.


Land, if it has value, will carry a nice property tax ( not familar with your area). So if it is non income producing be prepaid to pay some money. If you were really smart you would utilize the land with out coming out of pocket. A good example of this (likely not applicable to your situation) is a car lot. Buy commercial land with intention of leting it appreciate but still make money from it without having to build on it. Smater then just letting the shit sit, maybe you can put a camp ground on it on something like that, Upscale RV park.

Bad thing about banking on appreciation, if the housing market tanks, so does the land. Land is only as good as what can be built on it and made from it. No gurantee it will go up in value. 1 good thing is that it is water front property, limited souce.

There is some answers to the questions you DIDNT ask lol.

[Webby]

Originally Posted by SleazyDream

everyone tells me to buy condos and houses.

fuck that.

i hate doing what everyone else does. never made any money doing what everyone else does

That's fine if you don't mind dealing with people, rental repairs and bullshit. Also OK if you want an immediate return on your investment.

It's only my , but land is getting shorter in supply and increasing annually and prefer grabbing as much of it right now and leaving "development" till later. Little doubts in 10 years time that will be worth far more than you even think of now.

When it comes to development time - if you can't be bothered with the hassle of construction etc, - there are plenty opportunities to partner up a deal with folks with construction experience. One option is to form a corp as partners - dump your land in (or some of it), they stuff in the construction funds and do the work and apportion shares pro rata - and take dividends on the sale of the properties.

If you don't mind the hassle of construction - build in phases of 2 - 5 homes or whatever suits and sell them off before the next phase. Whatever is spent on constuction plus land cost is obviously a fraction of a finished home sale price.

Bottom line - I've seen people and got friends who simply had the land and then deal with whoever for construction of malls, hotels, airstrips, homes, casinos blah - and let them do the work. The strength is in the land

[Webby]

Originally Posted by spunkmaster

The rule is OPM !

Other peoples money....

Mmmm... fine to a degree - not a thing I'd be bothered with.

If ya got a good deal and folks want in - they can dump their money where their mouth is in a corp - and then get their jackets off and start working

[will76]

Originally Posted by Webby

That's fine if you don't mind dealing with people, rental repairs and bullshit. Also OK if you want an immediate return on your investment.

It's only my , but land is getting shorter in supply and increasing annually and prefer grabbing as much of it right now and leaving "development" till later. Little doubts in 10 years time that will be worth far more than you even think of now.

Yes but it depends on how you plan on developing it. He was mentioning rentals. If he was to buy rentals or build them, you not only make money from it but that land also appreciates too. You need to figure in your profit+ apreciation of rental property vs what you hope raw land will appreciate, minus interest lost of the money you spent on it, property tax, upkeep, etc.
You can always tear the rentals down, 10 - 20 years from now and build on your land if you want to, at least it was income producing instead of sitting there costing you money.
I

[Webby]

Originally Posted by will76

Yes but it depends on how you plan on developing it. He was mentioning rentals. If he was to buy rentals or build them, you not only make money from it but that land also appreciates too. You need to figure in your profit+ apreciation of rental property vs what you hope raw land will appreciate, minus interest lost of the money you spent on it, property tax, upkeep, etc.
You can always tear the rentals down, 10 - 20 years from now and build on your land if you want to, at least it was income producing instead of sitting there costing you money.
I

Definately Will - nothing wrong with that, especially if you dump the rental management on to a manager.

A lot of that stuff really depends on the specific property - that often "speaks" for itself as to the possible best avenue - depending on location, local facilities, roads blah - plus, as you say, whatever local property taxes are applicable.

Got to say - I'm no "expert" on property or land and have not one clue about average capital appreciation in what could be described as the "conventional market", tho got a couple of patches of land in "exotic locations" which is probably more of a niche market than anything. One is *very* unique in that it has some features which would justify high-value, low density homes and already has planning permission for 200 homes. All of this stuff is appreciating at an average of 50%/year - tho that's not unusual for the area which seems to be averaging 40-60% annually. I can't say, but suspect that is kinda on the high side for land capital appreciation - but, again, even assuming Sleazy squeezed out an extra 25% on appreciation - that is kinda OK to cover costs. If his proposed project area is on a lakeside - sounds even better.

[will76]

thats very uncommon appreciation. VERY. Sure in some locations it happens, and if it does happen its not like it is going to do that every year either.

40 - 60% ??? so you saying it doubles in value each year ?

If you could appreciate at a rate that you cleared more then like 10% consistantly, you would be doing great. Even that is not a given, sure in the last couple years, overall things have been booming in real-estate, but if you talking land and appreciation you have to average it out over how many years you plan on keeping it, which is sounds like you guys want to hold on for a while.

[kaktuz]

why is a house a bad idea? as u said yourself u buy it and the renters pay for it. and in span of 10 years if u do buy it in a good area and not some shithole u can sell it almost for sure with a high profit.

i know where i live when u buy a land u MUST build on it within 3 years , u cant just leave it like a LAND for a span more then 3 years...


condos imo is SHIT unless u buy them in a trully kick ass area that u can expect them to go way higher.

[Webby]

Originally Posted by will76

thats very uncommon appreciation. VERY. Sure in some locations it happens, and if it does happen its not like it is going to do that every year either.

40 - 60% ??? so you saying it doubles in value each year ?

If you could appreciate at a rate that you cleared more then like 10% consistantly, you would be doing great. Even that is not a given, sure in the last couple years, overall things have been booming in real-estate, but if you talking land and appreciation you have to average it out over how many years you plan on keeping it, which is sounds like you guys want to hold on for a while.

That's exactly who I can't say from Sleazy's info - suppose it all depends what price he's thinking of buying at and how competitive the market is in that area - which is going to put a demand on the pricing level of the land. Hence the reason for mentioning the possible propostion for a specific plot - if it's on a lakeside 45 mins from Winnipeg - that may suggest homes and possible reasonably high values homes with a degree of exclusivity. If there could be a deal for a bulk purchase at a pressed down price - may sound not a bad deal.

Yes.. at the moment - ie last govt stats (and there are identical to realtor market prices) for the last 12 months is averaging 40-60% for that area. Never worked it out on an annual basis, but overall the appreciation has been far more than 50% since purchasing. Just had the official stats out for new construction in that region and.. can't remember exactly, but think they are up 73% on the previous year. So, it's a kinda "boom" area - tho little chance that will decrease in the next.. say ten years. One factor not included or really showing yet (this will take four years to complete) is a new international airport nearby, so that will prob bounce all land values up even more.

Exactly - it's a matter of sitting on it for the moment and letting it increase to whatever level. Most of the landowners are doing the same and properties which may have been on the market a few years ago, have since been withdrawn. Kinda makes sense.

[Webby]

Originally Posted by kaktuz

why is a house a bad idea? as u said yourself u buy it and the renters pay for it. and in span of 10 years if u do buy it in a good area and not some shithole u can sell it almost for sure with a high profit.

i know where i live when u buy a land u MUST build on it within 3 years , u cant just leave it like a LAND for a span more then 3 years...

condos imo is SHIT unless u buy them in a trully kick ass area that u can expect them to go way higher.

Nothing really wrong with homes kaktuz - it's more what choices there may be in where to stuff your money. Will is 100% correct in that if you do buy homes - you have the appreciating land/home value, plus a income/cashflow.

Other option is grab land on it's own which will also increase, but prob have less annual costs, but lack annual income. All depends how much capital gain can be achieved.

Mmmm.. you don't need problems with local laws demanding you build tho

Really need a spreadsheet and a specific project area/proposition to be able to work out the best avenue.

[Garywell]

Originally Posted by SleazyDream

i wana have 2 miles of lakefront property in the next 2-3 years. got me a 1/2 mile now - slowly will add more. once i got that i move out of accusation phase and into subdivide and development phaze. this is my new hobby outside of my business online

Buying the land may bring more profit. You are the owner and may build anything you want on it. Plus if the place is famous or just interesting to visitors or could be nice for the rest you can put some money in ads and make additional money.

[Tdog]

Land maybe a better deal now. Houses and condos are in a very slow period for sales.

[JFK]

Sleazy , make sure that you can actually build on the land and that there is no freeze in effect because its lakefront.

[crockett]

Originally Posted by SleazyDream

everyone tells me to buy condos and houses.

fuck that.

i hate doing what everyone else does. never made any money doing what everyone else does

You can't go wrong with land as they can't make any more of it, so if you know your location and know how it's growing then land can be a nice bet.

However have you ever thought of buying the houses and condos and just letting a real estate company take care of managing the proprieties?

I'm looking to buy some duplexes in Texas because the areas I've researched have a very good house price to rental income percentage. I'm looking to just pay a real estate company to take care of dealing with the renters and I'll just be around to take care of any major issues just so I don't get hosed by someone trying to rip me off.

[will76]

Originally Posted by Webby

That's exactly who I can't say from Sleazy's info - suppose it all depends what price he's thinking of buying at and how competitive the market is in that area - which is going to put a demand on the pricing level of the land. Hence the reason for mentioning the possible propostion for a specific plot - if it's on a lakeside 45 mins from Winnipeg - that may suggest homes and possible reasonably high values homes with a degree of exclusivity. If there could be a deal for a bulk purchase at a pressed down price - may sound not a bad deal.

Yes.. at the moment - ie last govt stats (and there are identical to realtor market prices) for the last 12 months is averaging 40-60% for that area. Never worked it out on an annual basis, but overall the appreciation has been far more than 50% since purchasing. Just had the official stats out for new construction in that region and.. can't remember exactly, but think they are up 73% on the previous year. So, it's a kinda "boom" area - tho little chance that will decrease in the next.. say ten years. One factor not included or really showing yet (this will take four years to complete) is a new international airport nearby, so that will prob bounce all land values up even more.

Exactly - it's a matter of sitting on it for the moment and letting it increase to whatever level. Most of the landowners are doing the same and properties which may have been on the market a few years ago, have since been withdrawn. Kinda makes sense.

Actually with the information you just provided I wouldn't buy in that area. They just had a boom, you would be buying on the high end. If you bought a year - 2 years ago you would have done well, but things will level off, they always do, and after that much of an explosion I would say they are due to level off very soon.

The key is trying to find the location before it explodes not buying after it does.

[SleazyDream]

Originally Posted by will76

ARE you asking a question or making a statement. Or trying to brag ?

more like thinking outloud hoping for comments/critizem. i like to mull things over even after I sign papers

[SleazyDream]

Originally Posted by will76

yes its called a property manager and if you want you will not be bothered with anything. I've used them before. No need to let renters bothering you inpact your decission.


Land, if it has value, will carry a nice property tax ( not familar with your area). So if it is non income producing be prepaid to pay some money. If you were really smart you would utilize the land with out coming out of pocket. A good example of this (likely not applicable to your situation) is a car lot. Buy commercial land with intention of leting it appreciate but still make money from it without having to build on it. Smater then just letting the shit sit, maybe you can put a camp ground on it on something like that, Upscale RV park.

Bad thing about banking on appreciation, if the housing market tanks, so does the land. Land is only as good as what can be built on it and made from it. No gurantee it will go up in value. 1 good thing is that it is water front property, limited souce.

There is some answers to the questions you DIDNT ask lol.

cottage property will tank - it's booming now cause baby boobers want cottages. my plan for this is long term - i'm aimimg to sell it to the boomers kids on the second wave of the baby boom. i could flip it fast but this is a retirement investment

[Webby]

Originally Posted by will76

Actually with the information you just provided I wouldn't buy in that area. They just had a boom, you would be buying on the high end. If you bought a year - 2 years ago you would have done well, but things will level off, they always do, and after that much of an explosion I would say they are due to level off very soon.

The key is trying to find the location before it explodes not buying after it does.

Agree Will - to enter that market/region now at the current price levels (assuming you could get property for sale), would most likely be a relatively "not so profitable" gain - tho prob still good for a doubling of investment over 3 years.

Still buying almost anything in the region as long at the pricing is rational, but obviously getting harder to do. The purpose is more than just "investment" - tho it does currently churn over around $3 mill capital gain annually - and is more a longer-term project involving international orgs as well as the investment side.

Tho - there is plenty more regions like that, tho you do have to "know" the area inside out. A friend just laid out .. think almost $6 mill (including some promo campaign) on some really basic land, plotted this and sold all plots for..around $47 million in 11 months - not bad - but that is pure hardcore development. So the opps are still there.

[Webby]

Originally Posted by SleazyDream

cottage property will tank - it's booming now cause baby boobers want cottages. my plan for this is long term - i'm aimimg to sell it to the boomers kids on the second wave of the baby boom. i could flip it fast but this is a retirement investment

Something Sleazy - if as Will said above - ie that there is generally only 10% gain to be made in land, (ya can almost get that from a bank and not bother with the hassle) - and you elected to go that route, - it's well-worth doing some research and looking outside the "conventional marketplace" and towards "exotic locations" somewhere on the planet. These are most likely able to generate more than double/triple that 10%.

This almost wipes the waves of "baby boomers" and several other factors - since the appeal from a buyer side is more universal. There are a lot of homes/second homes being purchased internationally.

[Peaches]

I've been doing VERY well with land where I am now. Owning something that needs to be "fixed" just worries me. Tax sale liens are great to buy too

[RawAlex]

Sleazy, there are a few things you have to look at with land:

Desirability and accessiblity combined: Lakefront is nice, but do people actually go to this lake (and are there other properties developed around the lake)?

Zoning and restrictions: There may be restrictions requiring very large lot sizes, which would make developing it almost useless. There may also be restictions on water access, on setback from the water, and year round / seasonal only restrictions... this can include the roads and acccess ways not being cleared in the winter.

Electric / water / sewage / septic: Some places will not permit septic tanks within X feet of a lake, some areas will not have power or water at all, etc.

Taking all of those things into account, and considering the potential to change any negatives (such as getting the county / area to maintain the roads or to to have S&W extended into the area, example) versus what you could potentially turn the area into. If you can guy 20 acres and build 20 lake front houses on 1 acre lots with full s&w, then you might have something great... otherwise you might have a very marginalized project that only works if you can tune the variables.

Good luck!

[Webby]

Originally Posted by RawAlex

Sleazy, there are a few things you have to look at with land:

Desirability and accessiblity combined: Lakefront is nice, but do people actually go to this lake (and are there other properties developed around the lake)?

Zoning and restrictions: There may be restrictions requiring very large lot sizes, which would make developing it almost useless. There may also be restictions on water access, on setback from the water, and year round / seasonal only restrictions... this can include the roads and acccess ways not being cleared in the winter.

Electric / water / sewage / septic: Some places will not permit septic tanks within X feet of a lake, some areas will not have power or water at all, etc.

Taking all of those things into account, and considering the potential to change any negatives (such as getting the county / area to maintain the roads or to to have S&W extended into the area, example) versus what you could potentially turn the area into. If you can guy 20 acres and build 20 lake front houses on 1 acre lots with full s&w, then you might have something great... otherwise you might have a very marginalized project that only works if you can tune the variables.

Good luck!

You covered a lot there RA - and all relevant!

On the zoning side - based on that - a deal can be a runner or for the trash bin. Power is relatively easy, but stuff like disposal of sewage can cost serious money to avoid environmental contamination to that lakeside - the feature prob most considered when buying. Dunno what Sleazy's lakeside is like - but if it's a matter of "the richness is in the land" - environmental protection is probably crucial. Even by applying local zoning laws - this can still be screwing up the property big time. I would not even rely on local zoning laws to cover a reasonable standard of preservation.

It's a phase - and an initial one, where an overall masterplan is needed to establish the overall feasibility - and look 20 years ahead at least - preferably 50..

We got a project which is *very* sensitive to the environment and that's where it's appeal lies. If that is destroyed - the whole place is no better than a trailer park. It's stuff like real rainforest with elements of rare wildlife, ocean views, beaches, the highest density of sea life on the whole of the Pacific rim - you can see 40 feet down into the sea, the water is clear and clean - destroy that with sewage and it's something that can rarely be replaced.

[Mike AI]

Originally Posted by SleazyDream

what to do. what to do....


just bought 1/2 mile of lakefront property 45 mins from winnipeg.

i'm thinking i should be buyng more of it rather than buying condos or houses. sure the condos and houses can have renters that will pay the mortage - but thens i gots to deal with renters.

i think i'm moving into the land development business. no people till i'm ready to sell the land - and that's 10 years from now. much more profit potential. less headaches with renters. sure there's it's own problems but its with higher income people rather than broke fucked up renters..


yep - fuck rentals - i'm buying more land. all the real estate courses say get renters. I NEVER made any money doing what others told me to do - so i'm going my own way. i'll pay the fucking loan on the land - it's not too hard to do. i like controll and i fucking hate renters

i wana have 2 miles of lakefront property in the next 2-3 years. got me a 1/2 mile now - slowly will add more. once i got that i move out of accusation phase and into subdivide and development phaze. this is my new hobby outside of my business online

Is English you native tongue?

I am sure upon following the advice of people on GFY you will be a success in the real estate business for years to come!

[Doctor Dre]

Land developement can be real lucrative but it can also be VERY tricky. Make sure you got deals with the municipality on PAPER before you sign any papers ;)

And the profits can be just awesome too.

[Kimmykim]

Look into buying some land in Costa Rica, Nicaragua, St Kitts, Belize even. the appreciation value in underdeveloped countries is about what it has been in major growth areas of the US/Can over the last few years. The investment amount is pennies on the dollar to buying in North America and if you string enough property together on a single waterfront over time, you're pretty well guaranteed that you'd have the option of either selling it for a handsome profit to a developer or potentially developing it yourself, either into condos/houses or some sort of a resort, especially if you're seriously looking at a ten year plan.

[BT]

Carlton sheets

[Mr. Romance]

Sleazy as we know overall property is always a great investment if you know your market...I know you will make the right move.


Mr. Romance

[Webby]

Originally Posted by Kimmykim

Look into buying some land in Costa Rica, Nicaragua, St Kitts, Belize even. the appreciation value in underdeveloped countries is about what it has been in major growth areas of the US/Can over the last few years. The investment amount is pennies on the dollar to buying in North America and if you string enough property together on a single waterfront over time, you're pretty well guaranteed that you'd have the option of either selling it for a handsome profit to a developer or potentially developing it yourself, either into condos/houses or some sort of a resort, especially if you're seriously looking at a ten year plan.

You just hit that nail on the head KK - tho there may be pro's and con's to both markets - overall there is much more latitude outside the "conventional marketplace" and far more prospect of a better return on investment.

At the same time, depending on location, it's a matter of wearing two hats - one is the "investment hat" and playing Mr MoneyGetting, - the other is something which is prob harder for most folks (mainly because it's a massive subject and very complex) - wearing a Mr Conservation hat. Many of these locations are where folks buy/invest simply because there is an appeal in the local environment - and they pay more for being able to live in "paradise".

Part "compensation" for bothering about the environment and planning a sustainable project around it, is that there is a wealth of highly experienced practical help available plus funding sources to help on this side - plus an increased profit level form property sales within a project area.

All countries you mentioned have good elements for prospective investment (not sure about St. Kitt's tho - kinda limited), - but add Panama to your list

[SleazyDream]

Originally Posted by kaktuz

why is a house a bad idea? as u said yourself u buy it and the renters pay for it. and in span of 10 years if u do buy it in a good area and not some shithole u can sell it almost for sure with a high profit.

i know where i live when u buy a land u MUST build on it within 3 years , u cant just leave it like a LAND for a span more then 3 years...


condos imo is SHIT unless u buy them in a trully kick ass area that u can expect them to go way higher.

this is farmland that needs to be rezoned. once it's rezoned the value goes though the roof. apprciateion beyound what anyone has mentioned above.

[Purple Haze]

I'm for renters in a condo.

Purple Haze

[Dagwolf]

Buy land, they aren't making it anymore.

[SleazyDream]

Originally Posted by Webby

You covered a lot there RA - and all relevant!

On the zoning side - based on that - a deal can be a runner or for the trash bin. Power is relatively easy, but stuff like disposal of sewage can cost serious money to avoid environmental contamination to that lakeside - the feature prob most considered when buying. Dunno what Sleazy's lakeside is like - but if it's a matter of "the richness is in the land" - environmental protection is probably crucial. Even by applying local zoning laws - this can still be screwing up the property big time. I would not even rely on local zoning laws to cover a reasonable standard of preservation.

It's a phase - and an initial one, where an overall masterplan is needed to establish the overall feasibility - and look 20 years ahead at least - preferably 50..

We got a project which is *very* sensitive to the environment and that's where it's appeal lies. If that is destroyed - the whole place is no better than a trailer park. It's stuff like real rainforest with elements of rare wildlife, ocean views, beaches, the highest density of sea life on the whole of the Pacific rim - you can see 40 feet down into the sea, the water is clear and clean - destroy that with sewage and it's something that can rarely be replaced.

all cottage lots in the province near the lake cannot have a septic tank any more - for like 10-15 years now. it's all holding tanks. but that's even playing field for all lakefront lots in manitoba cept for those in town. no big deal. all lots will have their own well. power nearby -and cleared roads nearby - not a concern.

[Webby]

Originally Posted by SleazyDream

this is farmland that needs to be rezoned. once it's rezoned the value goes though the roof. apprciateion beyound what anyone has mentioned above.

Zoning conversion is another story Sleazy and totally agree

That can be very easy or can be a battle and where you need friends in the right places if possible and a budget for legals, but can be very profitable!

[Webby]

Originally Posted by SleazyDream

all cottage lots in the province near the lake cannot have a septic tank any more - for like 10-15 years now. it's all holding tanks. but that's even playing field for all lakefront lots in manitoba cept for those in town. no big deal. all lots will have their own well. power nearby -and cleared roads nearby - not a concern.

Sounds like you done a lot of the basics already - and excellent stuff!

[SleazyDream]

Originally Posted by Webby

Zoning conversion is another story Sleazy and totally agree

That can be very easy or can be a battle and where you need friends in the right places if possible and a budget for legals, but can be very profitable!

zoning will take 5-10 years.

saw every development on lake winnipeg where i grew up happen - almost EVERY one was DENIED when they went to the municiplaity to get approval. then they all just said fuck it I can do what i want on my land and developed it and once it was developed went to the municiplity and the municipality said- no money cost to us and increased revenue - umm ok.

when you have nothing and goto any municiplaity they think it'll cost them money and they say no. you have to do it first. seen it 100X where i grew up and the zoning of the land says i can do all that as it's zonded general purpose agricultural so i can put in roads and raise land and such without going to the municipality for permission