What Determines Land Value in Pennsylvania?

What Determines Land Value in Pennsylvania?

Two parcels in the same township can sell very differently. The acreage is only the start. What a buyer can actually do with the land is what sets the price.

I sell land as an agent, and I also build homes, build or place manufactured homes, and develop and subdivide land. So I look at a parcel the way a builder does. Here’s what I look at first.

1. Road frontage and access

Land on a paved road with room for a driveway is easier to build on, finance and sell. A new driveway onto a state road needs a PennDOT Highway Occupancy Permit. Landlocked land, with no legal access, narrows the pool of buyers.

2. Perc and septic

If there’s no public sewer, the land needs to pass a perc test for a septic system. In PA, your township’s Sewage Enforcement Officer handles the testing (PA DEP). A passing test can be the difference between a building lot and open ground.

3. Zoning

Zoning sets what can be built and how many lots are allowed. Agricultural, residential and commercial zoning attract different buyers. Check with the township before you assume anything.

4. Utilities

Public water and sewer, electric at the road, natural gas, and internet all matter. Bringing utilities in can be a big cost for a buyer.

5. Topography

Flat, dry, usable ground is easier to build on than steep slopes, wetlands or flood zones. Check the FEMA flood map.

6. Subdivision potential

Land that can be split into more than one lot often draws more interest. But a subdivision approval doesn’t guarantee every lot will qualify for a sewage permit (PA DEP), so test before you count lots.

7. Location

Commute, school district, nearby growth and what’s around the parcel all play in. So does whether it’s tillable farm ground, woods or a lot in an established area.

Restrictions travel with the land too: Clean & Green enrollment, preservation easements and deed restrictions.

How to find your number

Look at recent sales of similar land near yours. Same type, same size range, close by. That’s what I pull for land owners, along with what your township allows and whether developing or building on it is an option. Call or text Collin at 717-991-5085.

FAQ

What makes land more valuable in Pennsylvania?

Road frontage and legal access, a passing perc test or public sewer, zoning that allows building, utilities at the road, usable topography, subdivision potential and a strong location.

Does a failed perc test hurt land value?

It can, because it limits building. Options may include alternative septic systems or other uses. Talk to the township’s Sewage Enforcement Officer.

Can subdividing land increase its value?

Often, if zoning, access and perc allow more than one lot. Test each lot first, because subdivision approval doesn’t guarantee a sewage permit.

Sources:
- PA DEP guide
- PennDOT HOP
- FEMA flood map

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.