Archives for 2017

Many people think December is the worst month for selling land real estate. There is some truth to that: families tend to want to let their kids finish the school year before moving, the holidays mean people will have less free time to tour land real estate properties, and bitter weather might keep potential clients from making the drive out to available properties. Don’t let this assumption make you think that your sales will be at an all-time low this December though. Depending on what type of land real estate you sell, this could actually be one of your best months! Let’s take a look inside the rumor of December being the worst time to sell land real estate and what it means for your business.
The idea that December is the worst month to sell land real estate originally comes from the world of residential real estate. Urban, suburban, and rural residential REALTORS® noticed a sharp drop in sales in December, especially closer to the holidays. These residential REALTORS® accredited this seasonal slowdown to a few different factors: potential clients were waiting until the New Year to make a big purchase, people didn’t want to be constantly showing their house on top of all the holiday stress, and the people that did want to buy a house in December usually had very specific needs. It’s become such a popular saying that many land agents believe it applies to their business as well.
While there are some similarities between land and residential real estate, the two fields have very different needs from their clients. Residential real estate is more focused on the client’s personal connection with the property, while land real estate tends to focus on how profitable the property can be for the client. This is a huge factor into why December can be difficult for residential real estate agents while land agents might not notice any dent in their sales. Instead of being tied to the individual needs of a client, land real estate sales are more impacted by the trends and needs of the market.
The good news for land agents is that if you have an eye on the market or have been in the business for a long time, you’ll already know what your clients want before they do. The need for timberland land rises significantly in autumn, and the sell for big game land real estate goes up as hunting season draws near.
So, is there a best and worst time to sell land real estate? While rural land real estate is less restricted by monthly ups and downs than residential real estate, there are some factors that can impact the sales. There are natural dips and rises due to what the market needs. So, while there are better and worse months for the land real estate market, the difference between them is much less severe than many people think.
If you are still conflicted about selling your land property in December, here are a few surprising benefits to consider:
Less Competition. Since many people believe that December is the worst month to sell, land real estate agents might prefer to dedicate more time to holiday festivities instead of reaching out to new clients. This means there are more potential clients and sales for you!
Making the Drive Can Make The Sale. Bad weather, snow, and ice can tempt many land agents to stay home instead of making the long, difficult drive out to properties. Being willing to drive in rough weather can lead you to a greater pool of clients. Before you hit the road, be sure your car is fitted with the proper tires for rough roads.
The Psychological Appeal of Christmas. What lowers the residential REALTOR®’s sales might actually work to your advantage. With the holidays and New Year’s Eve on their minds, people’s thoughts naturally turn towards the future and their families. People in urban areas can consider moving to the countryside to raise a family, and rural land owners might invest in more land real estate when looking at diversifying their portfolios for the New Year.
There are many factors that play into how successful a month is for selling a property. Success depends more on the needs of your clients than what month it is. If you keep up-to-date on the needs in your community and your market, December can be a great month for you.
By: Institute Post (RLI)
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Retail locations open a new world of leasing concerns for the healthcare practitioner. But a little knowledge can go a long way to easing the transition, writes Transwestern’s ‘Licia Shreves in this EXCLUSIVE commentary.

As healthcare practitioners continue to move operations to retail locations, they open themselves up to a new world of leasing concerns. But as ‘Licia Shreves , senior associate with Transwestern’s healthcare advisory services group, notes, “an understanding of both the healthcare industry and intricacies within the retail sector can ease the transition and avoid common pitfalls.” She writes about those pitfalls in this EXCLUSIVE commentary from GlobeSt.com.

The views expressed are the author’s own.
Licia Shreves
Primary care providers and other medical tenants are moving in ever-increasing numbers from medical office buildings into retail properties. Family practitioners, internists, allergists, dermatologists and other specialists often find that space in a neighborhood shopping center can be an excellent venue for performing common procedures in an office setting, closer to patient populations and with more convenient accessibility and parking.
This shift from traditional medical office space to retail poses special considerations for medical tenants, however, and that can create unpleasant surprises for tenants who are unfamiliar with retail leasing. An understanding of both the healthcare industry and intricacies within the retail sector can ease the transition and avoid common pitfalls.
Here are just a few examples of the differences medical users encounter when exploring retail real estate for the first time.
Improvement allowances often fall short. The buildout cost to create a typical retail showroom is a fraction of the sums some healthcare providers must pay to finish out their spaces, often involving the installation of heavy diagnostic equipment, surgical rooms and other specialized enclosures. Given that the landlord’s contribution will be in line with the more modest cost of building out a store, medical tenants should be prepared to pay the additional up-front cost to complete their space.
Expect fewer services. A shopping center may provide parking lot lighting and landscape maintenance, but a retail tenant is usually responsible for other services they may have grown accustomed to receiving in an office property. The tenant must make its own arrangements for regular housekeeping and cleaning up the occasional spill, for example. In most cases, the tenant is also responsible for any repairs required within its four walls, including plumbing, mechanical and electrical fixes. Expect little or no security from the landlord; that is usually left to the tenant to provide.
Consider neighboring tenants. Medical office building leases usually restrict tenancy to healthcare providers and may preclude leases to healthcare systems that would compete with existing tenants for patients. Because building occupants share a focus on patient care, most of those properties also preserve a professional atmosphere.
By contrast, the retail environment can run the gamut from sedate to chaotic, depending on the stores and clientele on the property. For example, the noise from a children’s event center, an apparel store with loud music or a lively restaurant with outdoor seating next to the healthcare provider may disturb ill or infirm patients as they navigate the parking lot and common areas. Because retail tenants have few protections or control regarding the tenant mix, it is important to select a property with an atmosphere conducive to a medical practice.
Deciphering leases may be complicated. The variety of lease structures used in retail can be confusing and difficult to compare without expertise. And while most leases include some method of conveying building operating expenses to tenants in addition to the base rent, the way those expenses are calculated and passed through can vary significantly. Seek out a tenant representative who will ask the right questions to clarify the healthcare tenant’s occupancy cost.
By: ‘Licia Shreves (GlobeSt)
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Purchasing a land property can be a wise investment. Whether you are looking to build a home on the property, cultivate farmland, or want the land developed for any other purposes, it is important to take the right steps after purchase to ensure your plans for the property can be carried out smoothly. After finalizing the purchase, you will need to carefully survey your land, get all documents in order, and get the property into a good condition to fulfill your plans for it.
1. Study the Topographic Map
Before finalizing the sale, you should obtain a topographic map of the property from the seller and check to be sure you know exactly what you are buying. After the sale is finalized, a good first step is to carefully study the map to get the lay of the land. If you are intending to build a home on the property, identify flat areas that may be good to lay a foundation, as well as areas that will need to be cleared of rocks or debris. If you are planning to raise livestock, you can also plan out where they can graze and how best to keep your animals penned in. This map will also show you the exact boundaries of the property you purchased.
2. Establish Boundaries
If the land you just purchased does not already have fencing or natural barriers running along the edges of the property, you will want to establish boundaries. There are many reasons for doing this. If you are preparing farmland, you will want to keep wild animals out, and if you intend to build a home, boundaries will prevent hunters or other trespassers from walking around the property. Be sure to create your boundaries based on the specifications of the topographic map, which will show you exactly how far the property stretches, and choose the material for your boundary wisely. Wooden fencing is the most visually attractive option, but if you are looking to keep livestock in or predators out, barbed wire is usually best.
3. Have Your Land Evaluated
If you intend to build a home, or other structures such as a barn or garage, you will want to have your land professionally evaluated after purchase. Hire a local builder to survey the land; they can take into account topographic conditions, drainage, sun direction, privacy, and other factors that will help determine where on the property you decide to build. Many companies offer free on-site evaluations for customers intending to build.
4. Pick Up Trash
You would be surprised at how much garbage can be accumulated on large plots of land, particularly if it was unowned or unused before your purchase. Whatever your intentions for the property, you will want to clear your land of trash. This will improve its visual appeal, get it ready for development, and keep livestock from coming in contact with garbage. Some trash will be obvious, but keep in mind that items like glass and rusted metal often rest just below the top layer of soil, which can cause them to blend in with the ground. Check the entire property carefully; occasionally, you may even find something interesting or useful among the waste.
5. Clear the Land
After trash has been removed, you will need to clear the land of obstructing boulders, fallen trees, or other debris that can cause problems for land development. You will likely need to hire professionals to help dig out large rocks or clear massive trees; although if you own a reliable chainsaw, you can often cut trees up yourself and then remove them or use the pieces for firewood. Do not complete this step until you have carefully surveyed your property and chosen where you will be building, as you will likely need to more thoroughly clear the site of the foundation for your home, barn, or other building.
6. Meet the Neighbors
One of the most important steps after purchasing land has nothing to do with building or finances. By introducing yourself to your neighbors, you not only gain potential friends, but if the neighbors have lived on their property for a long time, they may be able to offer advice on clearing and developing the land. In addition, being on good terms with your neighbors can be a lifesaver if you ever have a medical emergency or other crisis situation.
By carefully following these six steps, you will ensure that you are ready to work or live on the land you just purchased. The most important thing is to have a plan for what you will do with the land; while these steps will always need to be taken in some capacity, exactly how you go about it will depend on your intentions for the land. As long as you take stock of the property after purchase and hire professionals when necessary, you will have the land ready for farming, building a home, or other property development in no time.
By: Expert Guest Post (RLI)
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