How to Sell Land by Owner in PA (and Where It Goes Wrong)
You can sell land yourself in Pennsylvania. People do it. But land deals die in different places than house deals. Here’s the order of things, and where people get burned.
I’m Collin Boyer. I sell land, and I also build homes, build or place manufactured homes, and develop and subdivide land. So I look at your parcel the way a builder would, and I can show you every option: list it, sell it directly to me, or develop it.
Step 1: Know exactly what you own
Pull your deed and the county parcel map.
Are the boundaries clear? If not, a survey may be needed. Buyers and lenders often want one.
Check access. Do you have road frontage or a recorded easement? Landlocked land is a much harder sale.
Step 2: Know what can be built
Zoning: call the township. What’s allowed, and what are the minimum lot size and setbacks?
Septic: has the land ever been perc tested? In PA, the local Sewage Enforcement Officer does it (PA DEP).
Driveway: on a state road, a new driveway needs a PennDOT Highway Occupancy Permit.
Step 3: Check the tax traps
Clean & Green: if the land is enrolled and the buyer changes the use, rollback can be up to 7 years of tax savings plus 6% simple interest (7 Pa. Code §137b.89). Decide in writing who pays it.
Transfer tax: 1% state plus a local share, usually about 1% (PA Revenue).
Step 4: Price it from real sales
Look at sales of similar land near yours, not asking prices. Road frontage, perc, zoning, utilities and location all move the number.
Step 5: Market it
Land buyers look in different places than home buyers: land listing sites, neighbors, local farmers and builders. Put up a sign. Good photos, a drone shot and a clear map help a lot.
Step 6: Put it under a written agreement
Use a real agreement of sale. A real estate attorney can draft or review it. Spell out:
- price and deposit
- contingencies (perc, survey, zoning)
- who pays transfer tax and rollback
- closing date
Step 7: Close through a title company or attorney
They search title, clear any liens or back taxes, record the deed and handle the money.
Where by-owner land deals go wrong
No perc, and the buyer’s plan dies during due diligence.
Boundary or access problems show up late.
Rollback surprise: nobody said who pays Clean & Green rollback.
Priced off asking prices, not sales.
A weak agreement with loose contingencies, so the buyer ties up your land for months.
If you’d rather not do it alone
I list land all over PA and MD. I can also show you a direct offer from me, so you can compare. (When I buy, I’m the buyer, not your agent. I put that in writing.)
Call or text Collin at 717-991-5085.
We see a lot of owners try this in rural Adams, Franklin and Perry counties, where a sign on the road is the usual first move.
FAQ
Can I sell land without a realtor in Pennsylvania?
Yes. You’ll still need a solid written agreement of sale and a title company or attorney to close. Many sellers also get a survey and perc test first.
What paperwork do I need to sell land by owner in PA?
At minimum: your deed, a written agreement of sale, and the closing documents from the title company or attorney. A survey, perc results and zoning information help buyers commit.
Who pays Clean & Green rollback when land is sold?
It’s negotiable. Rollback is triggered by a change in use, not by the sale itself. Write into the agreement who pays if the buyer changes the use.
Sources:
- PA DEP guide
- PennDOT HOP
- 7 Pa. Code §137b.89
- PA Revenue
- USDA NASS
Collin Boyer is a real estate agent with Real of Pennsylvania, serving all of Pennsylvania and Maryland. Licensed in Pennsylvania (RS353567) and Maryland (5014481). Call or text 717-991-5085. Real of Pennsylvania · (717) 344-5577. Equal Housing Opportunity. This post is general information, not legal or tax advice.